Loading...
HomeMy WebLinkAboutII-A Project DescriptionBRICKELL VIEW TERRACE MAJOR USE SPECIAL PERMIT Section 1304.2.1 Application Forms; Supplementary Materials. a. Statements of ownership and control of the proposed development. The Disclosure of Ownership and Ownership affidavit are provided in Article 1. b. Statement describing in detail the character and intended use of tlae development. The proposed development is located on the West side of SW 15` Court, between SW 9th and le Streets (the "Property"). The Property is designated High Density Multifamily Residential in the City of Miami Future Land Use Map which is part of the City of Miami Comprehensive Neighborhood Plan (the "Plan") and is zoned R-4, High Density Multifamily Residential, in the City of Miami Official Zoning Atlas and the City`s Zoning Ordinance No. 11000 (the "Ordinance"). The Property is located less than 200 feet from the Brickell Metrorail station. The Property consists of approximately 60,000 square feet (1.3 acres) of net lot area and 103,230 square feet (2.37 acres) of net lot area. A portion of the Property is improved with the 80 unit Casa Grande Condominium. The proposed development consists of 119 residential units. 400 square feet of accessory convenience retail and 268 parking spaces within a parking garage structure that serves the new proposed development as well as the parking needs of the existing condominium (collectively the "New Development"). Because the New Development will be constructed on the surface lot currently serving the Casa Grande Condominium, the parking garage portion will be built prior to the residential tower portion of the New Development. The drawings showing the New Development are included under Tabs 2 and 6, Article III. c. General location map, showing relation of the site for which special permit is sought to major street, schools, existing utilities, shopping areas, important physical features in and adjoining the project and the like. Location maps and aerial maps indicating the surrounding streets and properties are included in Article 1. d. A site plan containing the title of the project and the names of the project planner and developer, date, and north arrow based on an exact survey of the property drawn of sufficient size to show: • The Site Plan is located under Tab 2, Article III. i. Boundaries of the project, any existing streets, buildings, watercourses, easements, and section lines. The boundaries of the project and the location of existing streets and easements are shown on the survey located under Tab 1, Article III. ii, Exact location of all buildings and structures. The Survey located under Tab I, Article III depicts the location of the existing improvements on the Property. The location of the proposed building is shown on the plans located under Tabs 2 and 6, Article III. iii. Access and traffic flow and bow vehicular traffic will be separated from pedestrian and other types of traffic. A detailed analysis of the site access and traffic flow for the New Development is provided in the Traffic Impact Analysis located under Tab 3, Article III. Vehicular access to the site is from SW 9th Street and SW ICourt and is segregated from all pedestrian entrances. The principle pedestrian entrance for the New Development is from SW loll` Street. iv. Off-street parking and offstreet loading areas. The Development is proposing 268 parking spaces where the Ordinance requires 267 spaces to serve the New Development and the existing Casa Grande Condominium. Six (6) loading spaces are provided as shown in the plans. They are located within the site and will not be visible from the right-of-way. They are accessed via a dedicated service drive off of SW 15t Court. v. Recreation facilities locations. The recreation facilities are shown on the plans located under Tabs 2 and 6, Article III. The amenity deck on the 7th floor includes a swimming pool, recreation and fitness facilities. At ground level the New Development includes a passive courtyard spanning the entire length of the Casa Grande Condominium. SW 10th Street and I st Court features landscaped 20-foot sidewalks within the 2 • property lines and an inviting colonnade to shade pedestrians on SW 10th Street. vi. All screens and buffers. Rooftop mechanical equipment on the building will be buffered from view by distinctive architectural elements which will serve to identify the New Development. All other mechanical equipment will be located within the internal spaces of the buildings. vii. Refuse collection areas. Waste collection will be provided by the City of Miami or by a private company and will be internal to the building. There will be no curbside refuse collection. viii. Access to utilities and points of utilities hookups. All utilities will be underground. Access and connections to site utilities are discussed in the Site Utility Study located under Tab 4. Article I11. e. Tabulations of total gross acreage in the project and the percentages thereof proposed to be devoted to: i. The various permitted uses. Net acreage 60,000 sq. ft. (1.38 acres) Gross acreage 103.250 sq. ft. (2.37 acres) Maximum FAR for all uses (1.72 x 103.250) 177,590 sq. ft. Section 914.2 Bonus (10%) 17,759 sq. ft. PUD Bonus (20%) 35,518 sq. ft. Total floor area allowed 230,867sq. ft. Area of existing building 90.404 sq. ft. Total remaining floor area 140,463 sq. ft. Proposed residential area 140,037 sq. ft. (99%) Proposed non-residential floor area 400 sq. ft. (1%) ii. Ground coverage by structures. Lot coverage is limited to 40% of the gross lot area or, in this case, 41,300 sq. ft. Including the existing building, the total lot coverage is 35,972 sq. ft. Tabulation showing: i. The derivation of numbers of offstreet parking and offstreet loading spaces shown in (d) above. The New Development is proposing 268 parking spaces where the Ordinance requires 267 spaces. The existing Casa Grande Condominium was granted a Special Exception to allow a parking reduction pursuant to Zoning Board Resolution No. 118-96. The New Development also provides six loading stalls to serve residents. Their locations are interior to the residential towers as shown on the plans and are served by a dedicated service drive. ii. Total project density in dwelling units per acre. The New Development proposes 119 residential units. Including the 80 existing units, the Property's total of 199 is within the density limitation of 207 units. g. Statements as to how common facilities are to be provided and permanently maintained. All common facilities will be maintained initially by the Owner. Thereafter they will be maintained by a master association governing the Casa Grande Condominium and the New Development condominium associations. h. Storm drainage and sanitary sewerage plans. Storm drainage, water distribution, waste water and solid waste generation provisions are discussed in the Site Utility study under Tab 4, Article III. i. Architectural definitions for buildings in the development; exact number of dwelling units, sizes, and types, together with typical floor plans of each type. Detailed information and breakdown of square footage of all uses are found in the Project Data Summary located in Article I. Typical floor plans for the building are located under Article III, Tab 6. j. Signage plans. Signage for the building will be done by separate permit, if necessary. • k. Landscaping plan, including types, sizes and locations of vegetation and decorative shrubbery, and showing provisions for irrigation and future maintenance. Landscape drawings are shown on Tab 6, Article III. The New Development includes a continuous landscape buffer along its only shared property line and landscaped sidewalks along all street frontages. 1. Plans for recreation facilities, including location and general description of buildings for such use. The recreation facilities are shown on the plans located under Tabs 2 and 6, Article III. The 7th floor amenity deck includes a swimming pool, recreation and fitness facilities. At ground level the New Development includes 20-foot wide sidewalks and a courtyard for passive recreation. m. Such additional data, maps, plans, or statements as may be required for the particular use or activity involved. The drawings submitted with this Application are located under Tab 6, Article III. n. Such additional data as the applicant may believe is pertinent to the proper review for compliance and consideration of the site and development plan. Elevations depicting the architectural and aesthetic character of the New Development are included under Tab 6. Article III. 2. Section 1305.2 Design Review Criteria I. Site & Urban Planning (1) Respond to the physical contextual environment taking into consideration urban form and natural features. The physical contextual environment is clearly defined by the Property's urban location. The New Development is adjacent to the Metrorail on the east and clearly defined by two roads on the north and south (9th and 10th Street) The New Development was designed to accommodate the existing specimen tree on the southeast corner of the Property and to buffer adjacent properties to the west from impacts. Such buffering includes a 5 continuous landscape buffer, architectural treatment and desi<cn for the parking garage, and decorative rooftop trellis atop the parking structure. The New Development is pedestrian friendly in its 20-foot wide sidewalks, colonnade, and interior courtyard. The pedestrian entrance to the New Development faces south and is within 200 feet of the Brickell Metrorail Station. (2) Siting should minimize the impact of automobile parking and driveways on the pedestrian environment and adjacent properties. The New Development's parking requirements are all located internal to the structures behind screened elevations. Vehicular ingress and egress to the New Development are minimized and occur at SW 9th Street and I' Court only. The pedestrian entrance is located within 200 feet of the Brickell Metrorail Station and is segregated from the vehicular drives. (3) Buildings on corner lots should be oriented to the corner and public street fronts. The New Development is designed to have their primary focus at the corner and public street frontages. 11. Architecture and Landscape Architecture (1) A project shall be designed to comply with all applicable landscape ordinances. The New Development has been designed to exceed the City's open space requirements and incorporates landscaping and street features which are compatible and in excess of what the neighborhood currently provides. (2) Respond to the neighborhood context. The height of the building is consistent with other existing and/or approved mixed used buildings to the east. The height of the New Development has also been approved by the Miami -Dade County Aviation Department. (3) Create a transition in bulk and scale. The bulk and intensity of the New Development is comparable to other existing andlor proposed projects within walking distance of • • the Property, The bulk and scale of the New Development is in context with the SW Is` Court and Metrorail rieht of way. (4) Use architectural styles and details (such as roof lines and fenestration), colors and materials derivative from surrounding area. (5) The architectural style as depicted under Tab 6 in Article III incorporates and emphasizes varying glass elements and distinctive articulation. The pattern of continuous balconies is carried over from the existing Casa Grande Condominium. Articulate the building facade vertically and horizontally in intervals that conform to the existing structures in the vicinity. The horizontal elements such as continuous balconies and continuous glass windows continue the pattern established by the existing Casa Grande Condominium. Interspersed throughout the building. minimal vertical elements such as masonry fins provide contrast and frame the horizontal elements. All architectural elements are depicted in Tab 6 of Article III. III. Pedestrian Oriented Development (1) Promote pedestrian interaction. The New Development is designed to emphasize pedestrian interaction along SW 15t Court and SW 10th Street, which are the frontages closest to pedestrian centers such as the Brickell Metrorail Station and Mary Brickell Village. The sidewalks are 20-feet wide within the property line and an attractive colonnade is provided along SW 10`h Street. (2) Design facades that respond primarily to the human scale. Facades have been designed to respond primarily to human form in that i) it is pedestrian friendly at ground level up to 22 feet with wide sidewalks and landscaping; to the extent allowed in the R-4 zoning district, the New Development incorporates habitable liners at the ground level up to 22 feet along SW 10th Street; and iii) provides for balconies so unit occupants can enjoy the views offered by the New Development. 7 (3) Provide active not blank facades. Where blank walls are unavoidable, they should receive design treatment. There are no blank walls in the New Development. Ali parking level facades are screened by architectural treatment. The tower portion is fully articulated along all facades with balconies. IV. Streetscape and Open Space (1) Provide usable open space that allows for convenient and visible pedestrian access from the public sidewalk. The New Development is designed to maximize pedestrian interaction to the extent permitted in the R-4 zoning district, A ground level accessory convenience facility and condominium support facilities are provided along SW 9th and 10th Streets. Landscaped 20-foot sidewalks along all street frontages and the shade -providing colonnade along SW 10th Street enhance pedestrian access. Retention of the existing specimen tree on the southeast corner of the Property provides a de -facto shaded plaza area for residents and pedestrians. (2) Landscaping including plant material, trellises, special pavements, screen walls, planters and similar features should be appropriately incorporated to enhance the project. The landscape, materials, and features are depicted in Tab 6 in Article III. See also comments under Section II, (1). All street frontages are landscaped and shade trees are incorporated along SW 9th and 10`h Streets as well as along a continuous landscape buffer along the west side of the New Development. The interior courtyard is also landscaped. Finally, a vine -laden trellis tops the parking garage to hide it from view of taller buildings in the area. V Vehicular Access and Parking (1) • Design for pedestrian and vehicular safety to minimize conflict points. Pedestrian access is segregated on a different street frontage, SW 10th Street, than vehicular driveway access, which is located on SW 9th Street and SW 1st Court. Conflict between pedestrian and vehicular traffic is thereby minimized. (2) Minimize the number and width of driveways and curb cuts, The New Development requires only two curb cuts to serve both the proposed residential tower and the existing Casa Grande Condominium. (3) Parking adjacent to a street front should be minimized and where possible should be located behind the building. There is no on -street parking adjacent to the Property and the existing surface parking will be internalized within the New Development garage structure. (4) Use surface parking areas as distinct buffer. In line with the City's vision for this area there is no surface parking. All parking is contained within an enclosed parking structure. VI. Screening (1) Provide landscaping that screen undesirable elements, such as surface parking lots, and that enhances space and architecture. There is no surface parking lot. All parking is internal. The landscaping is designed to provide a pedestrian friendly atmosphere at ground level. (2) Building sites should locate service elements like trash dumpster; loading docks; and mechanical equipment away from street front where possible. When elements such as dumpsters, utility meters, mechanical units and service areas cannot be located away from the street front they should be situated and screened from view to street and adjacent properties. (3) Trash dumpsters, loading docks. mechanical equipment, and utility meters are internal to the Development. Screen parking garage structures with program uses. Where program uses are not feasible soften the garage structure with trellises, landscaping, and/or other suitable design element. Parking garage structures are screened by architectural treatment and design. A vine -laden decorative trellis blocks view of the garage from taller buildings nearby. VII. Signage & Lighting (1) Design signage appropriate to the scale and character of the project and immediate neighborhood. Signage is not included in this major use special permit and will be dealt with at a later date as the situation arises. (2) Provide lighting as a design feature to the building facade on and around landscape areas, special building or site features and/or signage. As is fitting in this residential neighborhood, lighting of the New Development will be minimized so as not to intrude upon adjacent neighbors' tranquility. (3) Orient outside lighting to minimize glare to adjacent properties. See comments in Section VII, (2) above. (4) Provide visible signage identifying building addresses at the entrance(s) as a functional and aesthetic consideration. Signage is not included in this major use special permit and will be dealt with at a later date as the situation arises. VIII. Preservation of Natural Features (1) Preserve existing vegetation and/or geological features whenever possible. The Property does not contain any significant vegetation and/or natural features except for the existing specimen size tree on the southeast corner. This tree will be preserved and will serve as a landmark and de -facto ground level plaza at the corner of the New Development. The Property is not located within an archaeological zone. IX. Modification of Non -Conformities • There are no legal non-conforrnities on the Property. The design non -conformity of surface parking will be eliminated once the parking garage is constructed. 3. Section 1305.3.1 Manner of operation (1) Review for adequacy shall be given to the manner in which the proposed use will operate given its specific location and proximity to less intense uses. Particular consideration shall be given to protecting the residential areas from excessive noise, fumes, odors, commercial vehicle intrusion, traffic conflicts, and the spillover effect of lights. All loading and vehicular access to the New Development takes place far from adjacent properties and all activities are internalized to the Property. A continuous landscaped buffer on the west edge of the Property further minimizes impact. 4. Section 1702.2.1 General Report a. Property ownership and beneficial interest within the boundaries of the area proposed for Major Use Special Permit. A Statement of Ownership and beneficial interest within the boundaries of the area proposed for the Major Use Special Peimit is provided in Article I. b. The nature of the unified interest or control. The nature of unified interest or control is indicated in Article I. c. Survey of the proposed area showing property lines and ownership; existing features, including streets, alleys, easements, utilities lines, existing land use, general topography, and other physical features. A copy of the Survey is included under Tab 1, Article III. d. Materials to demonstrate the relationship of the elements listed in (3) preceding to surrounding area characteristics. The drawings submitted with this Application are located under Tabs 2 and 6, Article III. e. Existing zoning and adopted comprehensive plan designations for the area on and around the lands proposed for Major Use Special Permit. 11 The existing zoning designation for the property pursuant to the Ordinance is High Density Multifamily Residential. Page 37 of the Official Zoning Atlas Map is located in Article I, and indicates the existing, and surrounding zoning. The Plan's future land use designation for the property is High Density Multifamily Residential and is shown on the land use rnap located in Article 1. Both the existing zoning and the comprehensive plan designations permit the proposed type of residential development and limited accessory convenience retail facilities. f. Analysis demonstrating consistency and concurrency with the adopted comprehensive neighborhood plan, The High Density Multifamily Residential land use designation for the Property permits residential development at a density of 200 units per net acre as well as supporting retail convenience uses. Including the existing Casa Grande Condominium, the total density for the Property will be 144 units per acre, which is consistent with the Plan. Section 1702.2.2 Major Use Special Permit Concept Plan, a. Relationship of concept plan to existing and proposed surrounding uses. The physical contextual environment is clearly defined by the Development's urban location. This Development is bound by the Rapid Transit on the east end and by two roads on the north and south (9'h and 10th Street). Multi -story residential uses are prevalent in the neighborhood, and on the same block. b. Existing zoning and adopted comprehensive plan principles and designations. See Section 4(e) and (f) above. S. Section 1702.2.3 Development Impact Study. a. Economy of City. The Economic Impact Study is included under Tab 5, Article III. The Development will have a favorable impact on the economy of the City during construction and after completion. b. Public Services A Traffic Impact Analysis and Site Utility Study are included under Tabs 3 and 4 of Article III, respectively. The Development will have a neutral impact on the City's public services. 12 c, Environment. The Property's sole significant vegetative feature is the existing speciment size tree on the southeast corner of the Property. It will be retained as a landmark feature of the New Development. The Property is not located within an archaeological zone. d. Housing supply. The Development will result in an increase of 119 dwelling units which will address the housing needs for those who work in the Downtown and Brickell Avenue area. The housing impact of the Development will be favorable to the City. 7, Section 1703 Findings (1) Whether the development will have a favorable impact on the economy of the city. The favorable economic impact to the economy is fully set forth under Tab 4 in Article III. In summary this development will generate 109 jobs during its construction stages and 15 peiiiianent jobs. The financial impact is $64,978,363 during construction and $2,612.508 on an annual recurring basis. This development will also result in $652,673 on impact and other fees. The ad valorem taxes are projected to be $921,228 of which $317,525 will go directly to the City. (2) Whether the development will efficiently use public transportation facilities. (3) The New Development is served by bus routes along 10th Street and SW lst Avenue, as well as nearby SW 8th Street. The Development is also within 200 feet of the Brickell Metrorail Station. More so than most projects, this New Development is positioned to take full advantage of public transportation. Whether the development will favorably affect the need for people to find adequate housing reasonably accessible to their places of employment. The New Development offers 119 new residential opportunities. The location of the development is within walking distance of South Miami Avenue and Brickell Avenue and can easily access work opportunities north and south, including Downtown. via Metrorail and Metromover. (4) Whether the development will use necessary public facilities. 13 (5) The New Development is an infill development with adequate water, sewer, telephone, and electricity available at the Development's doorstep. Whether the development will have a favorable impact on the environment and natural resources of the city. The New Development's retention of an existing specimen size tree is an example of design that is sensible to the natural environment in an urban context. (6) Whether the development will adversely affect living conditions in the neighborhood. (7) No • The New Development will not adversely affect living conditions in this area. On the contrary, it will enhance living conditions by providing for additional residential opportunities within easy walking distance of urban work centers and efficient public transportation. Whether the development will adversely affect public safety. The New Development is designed to enhance public safety. Careful attention has been given to the number, size, and location of driveways to assure pedestrian safety extra wide sidewalks further enhance pedestrian safety. 14