HomeMy WebLinkAboutII. Project Description.•
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ONE
MAJOR USE SPECIAL PERMIT
1. 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 the
development.
The proposed development is located on the west side of SW 32 Avenue
between SW 23 Street and SW 23 Terrace, specifically 2340 SW 32 Avenue,
Miami, Florida (the "Property").
The Property is made up of nine platted lots. The easternmost four lots are
designated Restricted Commercial and the balance Duplex in the City of Miami
Future Land Use Map which is part of the City of Miami Comprehensive
Neighborhood Plan (the "Plan"). In accordance with the above Plan designation
the easternmost four lots are zoned C-1 and the balance R--2 with an SD-12,
Special Buffer Overlay District as provided for on the City of Miami Official
Zoning Atlas and Zoning Ordinance No. 11000 (the "Ordinance").
The Property has a net lot area of approximately 63,410 sq. ft. (1.46 acres) and
a gross lot area of approximately 89,354 sq. ft. (2.05 acre). The Property is the
current site of the Renaissance Ballroom and Banquet Hall (the "Facilities").
The owners of the Facilities are proposing a mixed use development which
provides for the relocation of the Facilities to the top floor of the building.
Specifically, the owners are proposing to develop the Property with
approximately 118,288 sq. ft. of office, 5,596 sq. ft. of retail, 23,430 sq. ft. of
banquet and ballroom space, 4 townhomes and 496 parking spaces all contained
within an 8 stories/112 ft. in height bui9lding (the "Development").
The Development incorporates many innovative urban design features such as
underground parking, pedestrian activation of all street frontages, internal
loading, and a private drive to avoid introducing vehicular traffic into the
residential neighborhood to the west (the "Private Drive").
In addition to the Private Drive, the Development buffers itself from the
residential neighborhood by providing 4 townhomes on the westernmost lots,
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thus creating an on site transition to the residential neighborhood. Thebuilding
occurs on the easternmost lots and sets back from SW 32 Avenue
The height of the building is in scale with other buildings along SW 32 Avenue
and Coral Way. The height of the building has been reduced by providing
underground parking.
The Development when completed will provide office/employment opportunities
and will allow the ballroom and banquet Facilities to remain on the Property.
The drawings showing the Development are included under Article III, Tab 2.
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 I.
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 1, 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 Tab 2, Article III.
iii. Access and traffic flow and how vehicular traffic will be separated
from pedestrian and other types of traffic.
The traffic sufficiency letter prepared by URS, the City's traffic
consultant, is also enclosed and a detailed analysis of the site access and
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traffic flow for the Development is provided in the Traffic Impact
Analysis located under Tab 3, Article III.
The main vehicular entrance to the building occurs along SW 32 Avenue
away from the residential streets. Given the nature of the Facilities an
internal pick off and drop off area is provided off the 32 Avenue
entrance. Sufficient stacking is provided to accommodate the vehicular
traffic. The Private Drive which occurs between the building and the
onsite town homes circulates the traffic onsite away frorn the residential
neighborhood to the west of the townhomes. Entrance to the
underground parking and the internal loading zones occur on SW 23
Terrace and SW 23 Street. The townhomes' parking occurs at the rear
and is accessed through the Private Drive, thus providing pedestrian
friendly sidewalks. All driveways along SW 32 Avenue are raised so as
to provide a continuous non -interrupted, pedestrian friendly sidewalk.
iv. Off-street parking and offstreet loading areas.
The Development proposes 525 parking spaces, 466 of these parking
spaces are below ground. Provided parking is more than sufficient given
that the banquet and ballroom Facilities demand typically occur at night
and/or weekends when customarily the offices are not in use. All off-
street loading occurs internally.
v. Recreation facilities locations.
This is a non-residential building. Accordingly your typical amenities,
such as a pool, fitness center, etc. are not required. The Development
does provide for garden terraces on the second level at both ends of the
building facing SW 23 Street and 23 Terrace. These terraces are for the
enjoyment of the office users. There is also an open roof top deck
associated with the Facilities which will provide magnificent views of the
City.
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
Development. All other mechanical equipment will be located within the
internal spaces of the buildings.
vii. Refuse collection areas.
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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 III.
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
Gross acreage
Maximum FAR for all uses
(including PUD bonuses)
Total floor area allowed
(including PUD bonuses)
Total remaining floor area
Area of proposed townhomes
Area of proposed building
Total area proposed for all uses
Total area allowed
Total remaining area
ii. Ground coverage by structures.
63,410 sq. ft. (1.46 acres)
89,354 sq. ft. (2.05 acres)
161,360 sq. ft.
175,965 sq. ft.
14,605 sq. ft.
8,918 sq. ft.
35,500 sq. ft.
44,418 sq. ft.
48,327 sq. ft.
3,909 sq. ft.
The Development proposed a building footprint of 35,500 sq. ft. where
37,756 sq. ft. is allowed and a townhome footprint of 8,918 s. ft. where
10,571 sq. ft. is allowed.
f. Tabulation showing:
i. The derivation of numbers of offstreet parking and offstreet loading
spaces shown in (d) above.
Retail
Office
Banquet
Townhomes
19 spaces
403 spaces
118 spaces
8 spaces
548 spaces
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less 10 % reduction authorized by Code 493
ii. Total project density in dwelling units per acre.
The Development proposes 4 residential units where the Code permits 8.
The density is consistent with the permitted density under the Plan and
the Ordinance.
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.
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 2.
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 Tab2, Article III. The Development includes
a dense, continuous landscape buffer along the western and eastern property
lines of the townhomes, as well as, landscaped sidewalks along all street
frontages.
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I. Plans for recreation facilities, including location and general description of
buildings for such use.
The recreation facilities are shown on the plans located under Tab 2, Article III.
This is a non-residential building. Accordingly, your typical amenities, such as
a pool, fitness center, etc. are not required. The Development does provide for
garden terraces on the second level at both ends of the building facing SW 23
Street and 23 Terrace, These terraces are for the enjoyment of the office users.
There is also an open roof to deck associated with the Facilities which will
provide magnificent views of the City.
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 and context plans depicting the architectural and aesthetic character
of the Development, as well as, the Development's contextual relationship to the
surrounding areas 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 Development is in line with
recently approved developments in this area and is properly
transitioned from the residential neighborhood to the west by
providing: i) on -site townhomes units on the western most three
lots, thus transition from residential to the building occurs within
the Property; ii) the tallest portion of the building occurs closest
to SW 32 Avenue, the furthest away from the residential
neighborhood; iii) the height of the building has been drastically
reduced by providing almost 90% of the required parking to be
underground; and iv) the Development is well within the building
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envelope requirements contained in Section 907.3.2 of the
Ordinance,
(2) Siting should minimize the impact of automobile parking and
driveways on the pedestrian environment and adjacent
properties.
The main vehicular entrance to the building occurs along SW 32
Avenue away from the residential streets. Given the nature of the
Facilities an internal pick off and drop off area is provided off the
32 Avenue entrance. Sufficient stacking is provided to
accommodate the vehicular traffic. The Private Drive which
occurs between the building and the onsite town homes circulates
the traffic onsite away from the residential neighborhood to the
west of the townhomes. Entrance to the underground parking
and the internal loading zones occur on SW 23 Terrace and SW
23 Street. The townhomes' parking occurs at the rear and is
accessed through the Private Drive, thus providing pedestrian
friendly sidewalks. All driveways along SW 32 Avenue are
raised so as to provide a continuous non -interrupted, pedestrian
friendly sidewalk.
(3) Buildings on corner lots should be oriented to the corner and
public street fronts.
The design of the building accentuates both the 23 Street and 23
Terrace corners. Public streets are activated by providing
retail/office uses.
II. Architecture and Landscape Architecture
(1) A project shall be designed to comply with all applicable
landscape ordinances.
The Development has been designed to meet 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 buildings within this neighborhood. Miami -Dade
County Aviation Department has no objections to the height of
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the Development. The provision of townhomes on the three
westernmost lots is consistent with the residential character to the
west of the Property.
(3) Create a transition in bulk and scale.
The Development is in line with recently approved developments
in this area and is properly transitioned from the residential
neighborhood to the west by providing: i) on -site townhomes
units on the western most three lots, thus transition from
residential to the building occurs within the Property; ii) the
tallest portion of the building occurs closest to SW 32 Avenue,
the furthest away from the residential neighborhood; iii) the
height of the building has been drastically reduced by providing
almost 90% of the required parking to be underground; and iv)
the Development is well within the building envelope
requirements contained in Section 907.3.2 of the Ordinance.
(4) Use architectural styles and details (such as roof lines and
fenestration), colors and materials derivative from
surrounding area.
The architectural style as depicted under Tab 2 in Article III
incorporates and emphasizes varying glass elements, distinctive
articulation, and roof balcony.
(5) Articulate the building facade vertically and horizontally in
intervals that conform to the existing structures in the
vicinity.
All architectural elements are depicted in Tab 2 of Article III.
All building facades are articulated and confoini to the recently
built and/or approved projects in the area.
III. Pedestrian Oriented Development
(1) Promote pedestrian interaction.
Pedestrian interaction is provided by maximizing retail uses along
SW 32 Avenue. Driveways along SW 32 Avenue are raised to
provide continuous sidewalk.
(2) Design facades that respond primarily to the human scale.
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Facades have been designed to respond primarily to human form
in that
i) it is pedestrian friendly at ground level with active
spaces, wide sidewalks, and landscaping;
ii) Almost 90% of the required parking is below
ground, thus reducing the height of the building
and providing active uses at all levels.
(3) Provide active not blank facades. Where blank walls are
unavoidable, they should receive design treatment.
There are no blank walls in the Development. The tower portion
is fully articulated along all facades.
TV. Streetscape and Open Space
(1) Provide usable open space that allows for convenient and visible
pedestrian access from the public sidewalk.
All pedestrian access to the building occurs along SW 32 Avenue.
The Development incorporates wide sidewalks and landscaping with
direct access to the retail and main building entrance on SW 32
Avenue. Pedestrian access to the townhomes occurs along 23 Street
and 23 Terrace with parking occurring behind the units accessible
from the Private Drive.
(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 2 in
Article III. See also comments under Section II, (1).
All street frontages are landscaped. Shade trees are incorporated
along SW 23 Street, 23 Terrace and 32 Avenue as well as along a
continuous landscape buffer along the west and east property line
of the townhomes. Additional landscaping is provided at the
garden terraces.
V. Vehicular Access and Parking
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(1) Design for pedestrian and vehicular safety to minimize
conflict points.
The main vehicular entrance to the building occurs along SW 32
Avenue away from the residential streets. Given the nature of the
Facilities an internal pick off and drop off area is provided off the
32 Avenue entrance. Sufficient stacking is provided to
accommodate the vehicular traffic. The Private Drive which
occurs between the building and the onsite town homes circulates
the traffic onsite away from the residential neighborhood to the
west of the townhomes. Entrance to the underground parking
and the internal loading zones occur on SW 23 Terrace and SW
23 Street. The townhomes' parking occurs at the rear and is
accessed through the Private Drive, thus providing pedestrian
friendly sidewalks. All driveways along SW 32 Avenue are
raised so as to provide a continuous non -interrupted, pedestrian
friendly sidewalk.
(2) Minimize the number and width of driveways and curb cuts.
Given the proposed uses the Development has minimized curb
cuts and still maintains a viable and efficient traffic circulation
system.
(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
proposed parking will be internalized within the Development.
Parking for townhomes is at the rear away from the public
streets.
(4) Use surface parking areas as distinct buffer.
In line with the City's vision for this area the only surface
parking occurs at the rear of the townhomes. All other parking is
internal to the building.
VI. Screening
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(1) Provide landscaping that screen undesirable elements, such as
surface parking lots, and that enhances space and
architecture.
There is no surface parking lot. Townhome parking which
occurs at the rear of the units is heavily landscaped to buffer its
effect from all abutting properties. 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.
Trash dumpsters, loading docks, mechanical equipment, and
utility meters are internal to the Development.
(3) Screen parking garage structures with program uses. Where
program uses are not feasible soften the garage structure with
trellises, landscaping, andlor other suitable design element.
There are no parking garage structures almost 90% of required
parking is underground.
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.
Lighting of the Development will be minimized so as not to
intrude upon adjacent neighbors' tranquility.
(3) Orient outside lighting to minimize glare to adjacent
properties.
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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.
IX. Modification of Non -Conformities
There are no legal non -conformities on the Property. The
existing building will be demolished as part of this Development
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 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 and the Private Drive 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 Permit is provided in Article 1.
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h. 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 tines 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 Tab 2, Article
III.
e. Existing zoning and adopted comprehensive plan designations for the area
on and around the lands proposed for Major Use Special Permit.
The existing zoning classification for the property pursuant to the Ordinance is
C-2 and R-2. Page 42 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 Restricted Commercial and Duplex and is shown
on the land use map located in Article I. Both the existing zoning and the
comprehensive plan designations permit the proposed mixed use development.
. Analysis demonstrating consistency and concurrency with the adopted
comprehensive neighborhood plan.
The Restricted Commercial and Duplex land use designation for the Property
permits residential development at a density of 150 and 19 units per net acre,
respectively. The total density for the Property will be 2.74 units per acre,
which is consistent with the Plan.
5. 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 Property's urban
location. The Development is in line with recently approved developments in
this area and is properly transitioned from the residential neighborhood to the
west by providing: i) on -site townhomes units on the western most three lots,
thus transition from residential to the building occurs within the Property; ii) the
tallest portion of the building occurs closest to SW 32 Avenue, the furthest away
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from the residential neighborhood; iii) the height of the building has been
drastically reduced by providing almost 90% of the required parking to be
underground; and iv) the Development is well within the building envelope
requirements contained in Section 907.3.2 of the Ordinance.
b. Existing zoning and adopted comprehensive plan principles and
designations.
See Section 4(e) and (f) above,
6. 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.
c. Environment.
The Property is not located within an archaeological zone and does not contain
any environmental or historical features.
d. Housing supply.
The Development will result in an increase of 4 dwelling units. 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 277
jobs during its construction stages and 440 permanent jobs. The
financial impact is $55.9 million during construction and $3.7 million on
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an annual recurring basis. This development will also result in $360,000
on impact and other fees to the City of Miami. The ad valorem taxes are
projected to he $1,043,913 of which $390,962 will go directly to the
City of Miami.
(2) Whether the development will efficiently use public transportation
facilities.
The Development is served by bus routes along SW 32 Avenue at the
front of the Property and SW 24 Street which is less than 2 blocks away.
(3) Whether the development will favorably affect the need for people to
find adequate housing reasonably accessible to their places of
employment.
The Development offers 4 new residential opportunities. This
Development is primarily an office development and provides
office/employment opportunities close to existing housing which will
hopefully reduce traffic trips.
(4) Whether the development will use necessary public facilities.
The Development is an infill development with adequate water, sewer,
cable T.V., telephone, and electricity available at the Development's
doorstep.
(5) Whether the development will have a favorable impact on the
environment and natural resources of the city.
There are no environmental or natural resources on the Property.
(6) Whether the development will adversely affect living conditions in
the neighborhood.
The Development will not adversely affect living conditions in this area.
On the contrary, the Development is sensitive to the neighborhood by
providing on -site townhomes buffering and a building which respond to
the bulk and scale of the neighborhood.
(7) Whether the development will adversely affect public safety.
The Development is designed to enhance public safety by placing retail
units along the SW 32 Avenue main frontage which act as "eyes on the
street". Careful attention has been given to the number, size, and
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location of driveways to assure pedestrian safety extra wide sidewalks
further enhance pedestrian safety.
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