HomeMy WebLinkAboutSubmittal Memo Luft 10-24-06Luft Consultini,�
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Tb: Lucia Dougherty , Greenberg Traurig
Front Jack Luft
CO David Martin, Terra Group
Date: October 24, 2006
De: Compliance of Herald Square MUSP / Parcel 3 with Sec. 1703.2 and 1305.2 of Miami Code
Section 1703.2 Consideration of Application; recommendations, findings required of the Miami Zoning
Code establishes that the City Commission shall consider certain standards before approval or denial
of a Major Use Special Permit (MUSP). These standards address impacts on the City that are
described, analyzed and responded to by special studies prepared by the applicant for a MUSP. The
MUSP application for Herald Square has provided the required studies for all five standards addressing
the economy, public transportation and roadways, housing accessible to employment, efficient use of
public facilities, and the environment and natural resources. The City administration has found these
studies and their findings to be complete and satisfactory with regard to sufficiency and positive impacts
on the public welfare. In addition, the Downtown Development of Regional Impact and Increment 2
Development Order provide for approved development credits applicable to the Herald Square Project
that further assure compliance with concurrency standards for adequacy of roadway level's of service,
utility capacity, school capacity, public facility service capacities and public open space.
Section 1703.2 also requires compliance with the standards of Section 1305 of the zoning code. After
reviewing the development proposal including site and architectural plans, in my best professional
judgment, I find that the Design review criteria of Section 1305.2 applicable to Restricted Commercial
listed below are satisfied for the following reasons:
L Site & Urban Planning
(1) Respond to the physical contextual environment taking into consideration urban form andrnatunal
features -
The project site is located in the SD-6 Zoning District (up to 500 units per acre permitted)
between Biscayne Boulevard and the Biscayne Bayfront, and abutting the Central Business
District zoning to the north. Properties to the north have been developed at high density, high
intensity urban projects including condominiums, hotels, retail and a house of worship. The
Restricted Commercial master plan category and the comprehensive plan OMNI Residential
Density Increase Area permits up to 500 units per acre as a means of encouraging the
concentration of residential populations supportive of the adjacent mass transit system and
fulfilling the goals of the Miami Urban Infill Strategy for redeveloping center city districts. The
abutting development to the south includes a low rise office and semi -industrial printing plant
uses that are deemed inconsistent with the character and intent of the CRA redevelopment
District. To the west is high intensity commercial and regional performing arts uses. The
project design responds primarily to the accessibility provided by the mass transit Metromover
Station abutting the site by providing high density residential housing within walking distance of
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public transportation services and the Central Business District employment center. The
project emphasizes linkages to the bayfront and the adjacent arts district neighborhood by
providing a widened public promenade 35 feet in width along 15th Street between the bay and
Herald Plaza. Additional pedestrian sidewalk enhancements have been added to the
streetscape of 15th Street The projects east / west linkage to the OMNI transit station is
reinforced with a pedestrian crossing at Herald Plaza. These linkages strengthen the
functional intemal relationships to the surrounding community and provide residents
opportunities for accessing new retail services, employment and cultural activities and
amenities that are much needed in the area.
(2) Siting should minimize the impact of automobile parking and driveways on the pedestrian
environment and adjacent properties.
The projects primary vehicular entrances and exits are oriented to Herald Plaza and away from
15th Street to minimize impacts on arterial traffic and pedestrians accessing the bayfront All
parking is provided on site within an enclosed parking garage screened from pedestrian areas
and faced with externally oriented active use space at grade.
(3) Buildings on comer lots should be oriented to the comer and public street fronts.
Both the comer of 15th Street and Herald Plaza and at the Bayfront are enhanced with
widened pedestrian plazas, pedestrian entrances to the building and access to the public bay
front walkway system to the south. The following diagram illustrates these concepts
IL Architecture and Landscape Architecture
(1) A project shall be designed to comply with all applicable landscape ordinances.
The project includes full landscaping of all public streets, plazas along 15th Street and at major
building entrances in accordance with City Streetscape and OMNI Redevelopment Plan
Design Standards. Resident recreational space at upper levels is landscaped to provide
shade. Recreational and passive space. All landscape code and xeriscaping requirements
have been met.
(2) Respond to the Neighborhood Context
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(3)
The adopted land development regulations (SD 6) which conform to the adopted
Comprehensive Neighborhood Development Plan Goals, Policies and Objectives of the City
state that the intent of the district is as follows:
"These districts are of special and substantial interest because of their proximity to the Central
Business District and the need to provide supporting and complementary high -density residential
and office development with major retail shopping and entertainment activities.
Concerning uses, it is intended that residential development be promoted by allowing higher floor
area ratios for residential development or for combinations of residential with office, service,
cultural, entertainment, and retail uses.
It is intended to increase desirable pedestrian activity by mandating ground level retail and
service uses with strong pedestrian orientation on frontages along major public walkways. By
encouraging uses, activities, arrangements, and amenities that generate pedestrian street life, the
pedestrian walking experience will be diversed stimulated and enhanced
Further, these districts recognize the substantial access and energy conservation advantages
afforded by the proposed downtown component of the Metrorail transit system (Metromover) and
permit greater development intensities to sites in close proximity to rapid transit stations.
Due to the increased traffic burden on public roads and sidewalks that will be caused by the
substantial increase of permitted development intensity in these districts, it is intended that public
walkway systems be increased commensurately by the creation ofplazas and promenades within
the districts' yard and setback requirements, and by through block connections. The scale and
utility of these widened walkways will complement and interconnect the high -intensity
development fostered by these districts. To promote pedestrian comfort and convenience, it is
intended to locate vehicular entrances to properties in such a manner as not to disrupt pedestrian
flow on major pedestrian walkways".
The adopted Redevelopment Plan for the so-called Miami Herald properties (including the
project site) and the bayfront characterizes the preferred built environment for this district as
including: 3900 new residential units, 200,000 sq. ft of retail and 200,000 sq. ft of office in a
mixed use, high density configuration.
The Herald Square Project conforms to the proposed context of the area as embodied by the
SD-16 District in that it consists of a water related use — residential — high density and provides
generous publicly accessible setbacks from both the Bay and 15th Street
Create a Transition in Bulk and Scale
The Project sets back 50 feet from the waterfront, more than two times the minimum required
setback of 20 feet (with a bay walk), provides a transition from 15th street with a widened public
plaza and provides an arcaded entrance at grade to provide transition to the pedestrian space
of the plaza.
(4) Use architectural styles and details such as roof lines and fenestration), colors and materials
derivative from the surrounding area.
The modemist architectural style and colors conforms to the building styles of the adjacent
high density towers of Venetia, the Grand and the Marriot developments one block to the
north, the new Performing Arts Center and the City square project immediately to the east
(5)
Articulate the building Facade vertically and horizontally in intervals that conform to existing
structures in the vicinity.
The building facades incorporate numerous scaling devices, transparent lobby spaces at
grade and color changes to break up the building mass and ad inilgsciptiD INTO T H E
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lll. Pedestrian Oriented Development
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(1) Promote Pedestrian Interaction
The designated primary pedestrian street frontage in the CRA Plan along 15th Street includes,
transparent window displays and pedestrian entrances along building frontages and utilizes
plaza and walkway space for cafes and amenity features to promote public activity, particularly
along the bayfront.
(2) Design Facades that respond primarily to human scale.
The project design utilizes recessed and arcaded entrances and the expression of building
podium forms to relate the scale of architectural elements at the lower levels to pedestrian
activity.
(3) Provide Active, not blank facades. Where blank walls are unavoidable they shall receive
design treatment
The transparency at grade of the lobby area introduces activity, movement and feature lighting
to provide interest at the pedestrian sidewalk level.
IV. Streetscape an Open Space:
(1) Provide Usable Open Space that allows for convenient and visible pedestrian access from the
public sidewalk.
The project incorporates public plaza and recessed courtyard space at grade along public
sidewalks as an extension of lineal pedestrian promenade connecting the arts district to the
Bay front.
(2) Landscaping, including plant material, trellises, special pavements, screen walls, planters and
similar features should be appropriately incorporated to enhance the project.
The use of at grade landscaped pedestrian sidewalk spaces and upper level private recreation
space incorporates the required amenities and design features called for by this standard.
IV. Vehicular Access and Parking:
(1) Design for pedestrian and vehicular safety to minimize conflict points.
The project site design segregates service entrances and loading from pedestrian districts by
confining garage and service access to the side access road of Herald Plaza focusing
pedestrian activity on the 15Th Street frontage and along the Bay walk.
(2) Minimize the number and width of driveways and curb cuts.
The above described access and circulation scheme confines primary vehicular entrances for
garage and service vehicles to the location along Herald Plaza.
(3) Parking adjacent to the street front should be minimized.
Not applicable. All parking is within intemal garages and screened from view.
SUBMITTED INTO THE
(4)Use surface ,kin areas as a district buffer. PUBLIC RECORD FO R
parking
Not applicable. All parking is within intemal garages. ITEM J's
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VI. Screening
(1) Provide landscaping that screen undesirable elements such as surface parking lots and that
enhances space and architecture.
There are no surface parking lots and all public street spaces and setbacks are landscaped
according to code.
(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.
All service and mechanical spaces are enclosed and internal to the project, screened from
public view.
(3) Screen parking garage structures with program uses.
All parking garage external facades are Tined with common space program uses or screening
walls.
VIL Signage and Lighting
(1) Design signage appropriate for the scale and character of the project and immediate
neighborhood.
Signage is confined to the first level within designated spaces over building entrances and is
scaled to serve pedestrian views.
(2) Provide lighting as a design feature to the building facade, on and around landscape areas,
special building or site features, and/or signage.
The architectural scheme includes night lighting of significant architectural features, entrances,
public street spaces and public courtyards.
(3) Orient outside lighting to minimize glare to adjacent properties.
All lighting meets code requirements performance standards to minimize external glare and
avoid adverse impacts on adjacent properties.
(4) Provide visible signage identifying building addresses at the entrance(s) as a functional and
aesthetic consideration.
See (1) above.
VIIL Preservation of Natural Features
Not applicable — the building site is currently a parking lots. Existing trees will be relocated to
comply with the City Landscape Ordinance.
IX. Modification of Non -conformities
The project complies with all code requirements and has no non -conforming structures.
The above analysis affirms the City Administration findings that all criteria and standards of Section
1305.2 have been satisfied by the project design and the project is in conformance with the MUSP
regulations to be met for consideration of project approval.
Submitted October 24, 2006
Jack Luft
AICP (19
SUBMITTED INTO THE
PUBLIC RECORD FOR
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