HomeMy WebLinkAboutSubmittal Jack Luft, Luft ConsultingLuft Consulting, Inc.
1717 Windward Way
Sanibel Island
Florida57
Ph.,39SUBMITTED INTO
Ph. 239-395-2215 Fax. 239-395-1787 T H
Memo
PUBLIC RECORD FOR
ToLucia Dougherty, Esq. I TE M ?i 3O `� ' °7 7-0rD 146 - a 0(7 1C G
Frnnx Jack Luft �
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06 - 0/060 M6(
Data March
Re: Consisfeency oWroposed Future Land Use Map change, Zoning Change and proposed
Grove Bay MUSP with Miami Comprehensive Neighborhood Development Plan
In reviewing the Grove Bay MUSP development proposal, I find that in my best professional opinion,
the Future Land Use Map change to High Density Multifamily Residential and the companion zoning
change to R-4, is consistent with the following Goals, Objectives and Policies of the Miami
Comprehensive Neighborhood Development Plan:
Future Land Use Element
Goal LU-1: Maintain a land use pattern that (1) protects and enhances the quality
of life in the city's residential neighborhoods; (2) fosters redevelopment
and revitalization of blighted or declining areas; (3) promotes and facilitates
economic development and the growth of job opportunities in the city; (4) fosters the
growth and development of downtown as a regional center of domestic and
international commerce, culture and entertainment; (5) promotes the efficient
use of land and minimizes land use conflicts; and (6) protects and conserves
the city's significant natural and coastal resources.
FINDING: The Land Use and Zoning Change provides for the redevelopment of
a parking lot that has become expendable due to the provision of multiple parking
garage structures serving the Mercy Hospital institutional uses. By developing a
residential use that generates substantially less peak hour traffic than additional
office and institutional uses, the potential traffic impacts on surrounding
neighborhoods is greatly reduced. The site, a designated urban infill area under
the adopted regional Urban Infill Strategies plan for promoting the high density
redevelopment of center city parcels, is strategically located abutting a major
regional health services center, Mercy Hospital, a private high school and a
regional center for religious worship, Ermita de la Caridad. As such the efficient
use of the site for high density residential proximate to jobs and services promotes
this goal. The improvement of the bayfront as a publicly accessible baywalk
provides for enhancement of the bayfront as a public open space amenity.
Policy LU-1.1.1: Development orders authorizing new development or redevelopment
that results in an increase in the density or intensity of land use shall be contingent upon
the availability of public facilities and services that meet or exceed the minimum LOS
standards adopted in the CIE.
FINDING: The City staff reviews and Large Scale Development Committee
review of the build -out of proposed uses affirms that all facilities, utilities and services
for the area comply with Level of Service Standards in the CIE.
Policy LU-1.1.11: The City hereby adopts designation of the City, excluding Virginia
Key, Watson Island and the uninhabited islands of Biscayne Bay that have a land use and
zoning classification of Conservation, as shown on "Attachment A," as an Urban Infill
Area pursuant to Miami -Dade County's designation of an Urban Infill Area lying
generally east of the Palmetto Expressway and including all of the City of Miami.
Within this area, the concentration and intensification of development around centers of
activity shall be emphasized with the goals of enhancing the livability of residential
neighborhoods and the viability of commercial areas. Priority will be given to infill
development on vacant parcels, adaptive reuse of underutilized land and structures, and
the redevelopment of substandard sites. Maintenance of transportation levels of service
within this designated Urban Infill Transportation Concurrency Exception Area shall be
in accordance with the adopted Transportation Corridors level of service standards set
forth in Policies TR-1.1.2 and 1.1.3 of the Transportation Element of the MCNP.
FINDING: The site is within a designated Urban Infill Area with direct service
by Metrobus to the nearby Vizcaya Metrorail Rapid Transit Station and is a
vacant parcel that benefits from adaptive reuse of underutilized land. The site's
location adjacent to a major institutional use of regional significance invites the
"concentration and intensification of development around centers of activity" that
this project provides.
Major Institutional, Public Facilities, Transportation and Utilities: Areas designated
as "Major Institutional, Public Facilities, Transportation and Utilities" allow facilities for
federal, state and local government activities, major public or private health, recreational,
cultural, religious or educational activities, and major transportation facilities and public
utilities. Residential facilities ancillary to these uses are allowed to a maximum density
equivalent to "High Density Multifamily Residential" subject to the same limiting
conditions.
FINDING: The site is adjacent to the 50+ acre regional Mercy Medical Center
complex that is designated G-I and therefore suitable for high density Multi-
family residential which is compatible with the G-I comprehensive plan district.
Policy LU-1.3.5: The City will continue to promote through land development
regulations, the creation of high intensity activity centers which may be characterized by
mixed -use and specialty center development, particularly in, but not limited to, the
Edison Center, Grove Center, Latin Quarter, Little Haiti River Corridor Design District
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and the Civic Center. The extension of commercial land uses along the entire length of
significantly traveled roadways will be discouraged.
FINDING: The existing Future Land Use designation of the surrounding area as
Major Institutional, G-I establishes a major high intensity center of activity which
the proposed project will foster a mix of residential uses in conjunction with.
Policy LU-1.4.10: The City will continue to develop modifications to existing
regulations with the intent of providing greater flexibility in the design and
implementation of mixed -use developments within the general downtown area and
particularly along the Miami River.
FINDING: The proposed land use and zoning districts promote the integration of
high density residential uses within a regional center of employment and services
to achieve a balance of land uses that are mutually supportive.
Policy LU-1.5.1: Development orders in the city will be consistent with the goals,
objectives and policies contained in the Natural Resource Conservation and Coastal
Management elements of the Miami Comprehensive Neighborhood Plan.
FINDING: The proposed land use change promotes water -related residential uses
that are appropriate for this waterfront site. The Proposed plan and zoning
changes require development consistent with the Shoreline Ordinance and public
access requirements for the Bayfront.
Goal 3: Encourage urban redevelopment in identified Urban Infill Areas and Urban
Redevelopment Areas.
FINDING: The proposed land use and zoning changes are consistent with the
Urban Infill Strategy Plan which specifically promotes redevelopment of
underutilized parcels in the center city.
Objective 3-1: Promptly review and act on petitions for land use plan amendments
and rezoning of property in Urban Infill Areas or Urban Redevelopment Areas to
facilitate redevelopment.
FINDING: This proposed land use and zoning change encourages the
replacement of an incompatible land use condition that has existed in the area for
over fifty years — a parking lot on Biscayne Bay waterfront. The changes allow
for greater infill densities and intensities to replace obsolete, incompatible,
underdeveloped uses and vacant lands.
Policy LU-3.1.2: Create Regional Activity Centers if appropriate in Urban Infill Areas
and Urban Redevelopment Areas to facilitate mixed -use development, encourage mass
transit, reduce the need for automobile travel, provide SJaMMIEEDITIVIOntH
E
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and give definition to the urban form. The permitted uses and density and intensity of
uses within a RAC shall be governed by the underlying future land use map designations
of the subject property, except as otherwise limited by the designation of the RAC in the
comprehensive plan. A designated RAC shall routinely provide service to, or be
regularly used by, a significant number of citizens of more than one county; contain
adequate existing public facilities as defined in Rule 9J-5, F.A.C., or committed public
facilities, as identified in the capital improvements element of the City's comprehensive
plan; and shall be proximate and accessible to interstate or major arterial roadways.
FINDING: By promoting residential and mixed uses of high densities and
intensities, the proposed changes promote use of mass transit and greater pedestrian
activity and linkages of jobs and services to adjacent housing that reduce the need for
automobile travel, provides incentives for quality development and gives definition to the
urban form of a vacant, underutilized parcel.
High Density Multifamily Residential: Areas designated as "High Density Multifamily
Residential" allow residential structures to a maximum density of 150 dwelling units per
acre, subject to the detailed provisions of the applicable land development regulations
and the maintenance of required levels of service for facilities and services included in
the City's adopted concurrency management requirements.
FINDING: The proposed land use and zoning categories provide residential
densities up to 150 units per acre and the site provides facilities and services consistent
with adopted concurrency management requirements.
Policy HO-1.1.9: The City's land development regulations will encourage high -density
residential development and redevelopment in close proximity to Metrorail and
Metromover stations, consistent with the Station Area Design and Development Plan for
each station. (See Land Use Policy LU-1.1.10 and Transportation Policy TR-1.5.2.)
FINDING: The site of the proposed land use and zoning change is within one
mile of Vizcaya Metrorail Station and transit shuttle to the Mercy Hospital site
and will allow for high density residential uses within walking distance of
regional mass transit service.
Policy HO-1.1.10: The City will continue to develop policies and procedures, including
the provision of zoning bonuses, which aid the private sector in assembling land for
major residential projects, and develop informational programs that promote the
awareness of redevelopment opportunities.
FINDING: The proposed land use and zoning changes provide incentives for
large scale redevelopment in the form of Major Use Special Permits that facilitate
high density redevelopment.
Goal HO-2: Achieve a livable city center with a variety of urban housing types for
persons of all income levels.
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FINDING: The proposed land use and zoning changes encourage high density
residential uses that make set -asides for affordable housing and diverse designs of
housing units throughout the city possible.
Objective HO-2.1: Achieve a livable downtown with a variety of urban housing
types for persons of all income levels.
FINDING: By allowing flexible site design and higher densities, the proposed
land use and zoning districts support wide variation in unit size, orientation and
spatial configuration.
Policy HO-2.1.1: The City will continue to protect and enhance existing viable
neighborhoods by retaining existing residential zoning.
FINDING: The subject site is bordered on the north and west by G-I high
intensity and high density mixed use institutional zoning. The existence of
transitional multifamily R-3 zoning and development to the southwest and the
1000 foot separation between this site and the low density neighborhoods abutting
Bayshore Drive to the west provide both scale and bulk separations of proposed
high density uses from surrounding low density neighborhoods that exceed by
several times the plan and code minimum standards for buffering and protecting
low density neighborhoods. The proposal will not affect or displace any current
transitional buffer zoning or land uses.
Policy HO-2.1.2: The City will continue to revise residential zoning district regulations
to provide greater flexibility for the design and development of a variety of contemporary
housing types and mixed -use development with the application of new higher density
zoning.
FINDING: The proposed R-4 High Density Multiple family zoning district is
tailored to support innovative building designs and diverse space -use
configurations of residential space.
Policy HO-2.1.3: The City will continue to assure that necessary support services,
institutions and amenities are available to existing neighborhoods.
FINDING: The proposed land use change to Multiple Family Residential allows
for limited neighborhood convenience services and essential goods vendors that
serve on -site residential uses.
Objective PW-1.1: Land development regulations will ensure that approval of
development or redevelopment will not be granted unless and until there exists
adequate potable water transmission capacity to serve that development.
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FINDING: All development orders must and will meet concurrency review.
Objective TR-1.1: All arterial and collector roadways under County and State
jurisdiction that lie within the City's boundaries will operate at levels of service
established by the respective agency. All other City streets will operate at levels
of service that are consistent with an urban center possessing an extensive urban
public transit system and characterized by compact development and moderate -to -
high residential densities and land use intensities, and within a transportation
concurrency exception area (TCEA). The City will monitor the levels of service of
all arterial and collector roadways to continue to develop and enhance
transportation strategies that promote public transit and minimize the impacts of
the TCEA.
FINDING: All development orders must and will comply with transportation
concurrency requirements at the corridor level.
Policy TR-1.1.1: The City hereby adopts designation of the City, excluding Virginia
Key, Watson Island and the uninhabited islands of Biscayne Bay that have a land use and
zoning classification of Conservation, as an Urban Infill Area pursuant to Miami -Dade
County's designation of an Urban Infill Area lying generally east of the Palmetto
Expressway and including all of the City of Miami. Within this area, the concentration
and intensification of development around centers of activity shall be emphasized with
the goals of enhancing the livability of residential neighborhoods and the viability of
commercial areas. Priority will be given to infill development on vacant parcels,
adaptive reuse of underutilized land and structures, and the redevelopment of substandard
sites. Maintenance of transportation levels of service within this designated Urban Infill
Transportation Concurrency Exception Area shall be in accordance with the adopted
Transportation Corridors level of service standards set forth in Policies TR-1.1.2 and TR-
1.1.3 of the Transportation Element of the MCNP. (See Land Use Policy LU-1.1.11.)
FINDING: This proposed land use and zoning change will encourage the
development of a vacant parcel with a water -related use — high density residential.
1.1.2.3: Where express bus transit and/or rapid rail transit service on
minimum 20- minute headways is available parallel to and within'/2 mile of
the facility, the facility shall operate at no greater than 150 percent of capacity.
FINDING: Both express bus and rail transit services exist within 600 feet of the
subject site.
Policy TR-1.4.2: The City will develop a streetscape design program that will guide
landscaping, lighting and construction of sidewalks and bicycle paths along city streets,
and such improvements will be coordinated with major repairs and renovation of city
streets.
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FINDING: The development of the site will require compliance with adopted
waterfront design standards.
Policy TR-1.5.12: The City, through its Intergovernmental Coordination Policies, will
support Miami -Dade County in its implementation of individual projects in order to
achieve the Regional objective to increase the average daily share of transit ridership by
30 percent of total person trips In addition, by the 2005 EAR submittal, the City will
coordinate with Miami -Dade Transit to develop the appropriate data collection needs of
transit ridership to ensure a baseline can be established to support the City's person -trip
capacity level of service measurements and to support Miami -Dade Transit's efforts to
improve transit services.
FINDING: The change of Land Use and Zoning will increase densities and
intensities of development that are needed to support transit services.
Objective PR-1.1: Increase public access to all identified recreation sites, facilities
and opens spaces including the Miami River and beaches and enhances the quality
of recreational and educational opportunities for all age groups and handicapped
persons within the city's neighborhoods.
FINDING: The proposed changes promote residential uses in conjunction with
expanded public shoreline improvements to enhance public access and use of the
Bay -front.
Objective PR-1.4: Ensure that future development and redevelopment pay an
equitable, proportional share of the cost of public open space and recreational
facilities required to maintain adopted LOS standards.
FINDING: All development orders will require impact fees to assure sufficient
recreation facilities for the general pubic are provided.
Policy PR-1.4.1: The City will continue to use developer contributions, including
development impact fees, to help fund the cost of public open space and recreational
facilities needed to serve new development or redevelopment.
FINDING: The proposed changes will increase the standards for on -site
recreational and open space amenities related to residential uses in addition to
impact fees.
Policy PR-1.5.6: As depicted in the Waterfront Master Plan and programmed in the CIE,
the City will provide a continuous network of public parks and major attractions along
the downtown waterfront.
FINDING: The proposed land use and zoning changes will require water
dependent and related uses that must incorporat iib1ic access to the Biscayne
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Bay waterfront and the provision of active use edges to enhance the pedestrian
environment.
Policy PR-1.5.10: The City will continue to encourage development of urban street
promenade linkages with widened sidewalks, high quality materials, landscaping,
lighting, graphics and furnishings.
FINDING: The proposed change in Land Use and Zoning will provide incentives
to replace the current vacant site and unimproved waterfront edge with substantial
public amenities that invite and support active pubic use of the waterfront.
Goal CM-2: Ensure adequate public access to Biscayne Bay and the city's shoreline.
FINDING: The redevelopment of the existing vacant site with residential
development will provide the incentives to install and maintain at private expense
a publicly accessible and usable waterfront open space amenity.
Objective CM-2.1: Prevent the net loss of, and, where feasible, increase, physical
and visual public access to Biscayne Bay and the city's shoreline.
FINDING: The proposed plan calls for the redevelopment of the subject site to
open access and expand public use of the waterfront and recommends the
proposed land use and zoning changes as the primary means of encouraging this
redevelopment.
Policy NR-3.2.2: Support those elements of the Miami -Dade County Comprehensive
Development Master Plan that encourage the use of Metrorail and Metromover by
directing high density new development or redevelopment first to areas nearest Metrorail
and Metromover stations, and those land use policies that do not foster the proliferation
of employment centers in the suburban areas of the county. (See Transportation Objective
TR-1.5 and associated policies.)
FINDING: The proposed changes in land use and zoning provide for a
development framework of regulations that reinforce the development of the area
with high densities and mixed uses.
Objective CI-1.3: Ensure that future development and redevelopment pay an
equitable, proportional share of the cost of public facilities required to maintain
adopted LOS standards.
FINDING: All development orders must comply with provision of the costs of
public facilities required to maintain adopted LOS standards.
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STEM lak; ON 3)(9-9 )09.
Luft
1717 Windward Way
Sanibel Island
Florida, 33957
Ph. 239-395-2215 Fax. 239-395-1787
Memo
Consulting, I
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM,I,ON6 o'oeaZ'
u
To: Lucia Dougherty , Greenberg.��e2
0, 0/ 060 Z
06- 0/06o nil u.
Franc Jack Luft
cc Alicia Cuervo
DateMarch 23, 2007
Re: Compliance of Grove Bay MUSP 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 Grove Bay 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. I have reviewed the studies and find their preparation, methodology, conclusions
and findings to conform to best professional practice and concur with their conclusions (see below).
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 Multi -family Residential
and the adjacent Institutional uses as listed below are satisfied for the following reasons:
L Site & Urban Planning
(1) Respond to the physical contextual environment taking into consideration urban form and natural
features -
The project site is located in the R-4 Zoning District (up to 150 units per acre permitted),
between South Bayshore Drive and the Biscayne bayfront, and abutting the G-I zoning to the
north. Properties to the north have been developed at high intensities as institutional projects
including Mercy Hospital, Mercy Professional Medical Offices, the LaSalle High School and a
house of worship. The Government Institutional master plan category and the comprehensive
plan Land Use Element allows up to 150 units per acre as a means of encouraging the
concentration of residential populations supportive of the adjacent institutional medical center
employment concentration and fulfilling the goals of the Miami Urban InfiII Strategy for
redeveloping center city districts. The abutting development to the southwest includes a low
rise multi -family residential district— R-3 that serves as a buffer and transitional use district
adjacent to the low density single family neighborhoods to the west To the west is a high
density assisted housing multi --family residential use — Carroll Manor. The project design
responds primarily to the bayfront orientation to the east and south with landscape buffers to
the north transitioning to the Mercy Hospital complex and employment center. The project
emphasizes linkages to the bayfront and the adjacent neighborhoods to the west by providing
Page 1
a widened, landscaped public promenade averaging 30 feet in width along the Biscayne bay
frontage and walkway / bikeway enhancements have been added to the streetscape along the
access road linking the project site to Bayshore Drive and the Route 1 Bikeway to provide
enhanced access for area residents and visitors to the publicly dedicated public baywaik area.
The projects north -south linkage to the Mercy Medical Center complex is reinforced with a
pedestrian baywaik that links to the existing baywaik along the Hospital property. These
linkages strengthen the functional internal relationships to the surrounding community and
provide residents opportunities for accessing medical center services, employment and
educational services and the house of worship —Ermita de la Caridad.
(2) Siting should minimize the impact of automobile parking and driveways on the pedestrian
environment and adjacent properties.
(3)
The projects primary vehicular entrances and exits are oriented to the west and away from the
Mercy Hospital site to minimize impacts on arterial traffic and pedestrians accessing the
bayfront walkway system. All parking is provided on site within an enclosed parking garage
screened from pedestrian areas by landscaped open space and faced with active use
recreational space and meeting rooms with landscaped berms providing a step-down
transition to the public waterfront
Buildings on comer lots should be oriented to the comer and public street fronts.
Both the Southwest and Northeast comers of the site abutting the access road are enhanced
with widened pedestrian plazas entrances that link to the public bayfront walkway system,
pedestrian entrances to the building and access to the public bay front walkway system to the
south. The following diagram illustrates these concepts:
Nittsisr wow
—Ae..neb
mop
Mmai
— Orb tar
IL Architecture and Landscape Architecture
Lam ---- lane own
— tit
tine own
(I) A project shall be designed to comply with all applicable landscape ordinances.
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The project includes full landscaping of all access r ys t - at major building
entrances in accordance with City Streetscape Stand)
6 THE
UBLIC RECORD FOR
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raised levels between the public baywalk and the residential towers is landscaped to provide
shade, recreational and passive space. All landscape code and xeriscaping requirements
have been met
(2) Respond to the Neighborhood Context
The adopted land development regulations (R-4) which confom► to the adopted
Comprehensive Neighborhood Development Plan Goals, Policies and Objectives of the City
state that the intent of the district is as follows:
Intent and Scale:
This residential designation allows single-family, duplex and multifamily structures up to and
including high-rise apartment structures with a maximum density of one hundred fifty (150) units
per net acre. Allowed within this district, and subject to specific limitations, are supporting
services such as places of worship, primary and secondary schools, daycare, community based
residential facilities and convenience establishments.
The Grove Bay project conforms to the proposed context of the area as embodied by the R-4
District in that it consists of a water related use — residential — high density and provides
generous publicly accessible setbacks and walkway amenities along Biscayne Bay.
(3) Create a Transition in Bulk and Scale
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The Project sets back a minimum of 50 feet and up to 150 feet from the waterfront, more than
two times the minimum required setback of 20 feet (with a bay walk), provides a transition from
the bayfront and adjacent sites with terraced landscaped yard areas that buffer surrounding
housing, institutional users and religious sites. The tower heights transition in scale from
lowest (310') on the west to highest (415') on the east to provide a further transition in height
relative to the R-3 and R-1 districts further to the west. The tower closest to the low density
neighborhoods on the west is set back 600 feet from the nearest R-1 property providing more
than 4.8 times the code Section 907.3.2 required setback in height from low density residential
neighborhoods. This is illustrated in the following diagram:
Code Required Setback Setback provided is 600' or 4.8 times code required minimum setback
for
oposed stnicture
I nearest SF Re
sidential! esidential / imum Required
/ Building Setback Line
in all districts for all
buildings Above 40'
Adjacent to R-I and R-2
125' , 475'
/
1
• 1 to 2 se
1 / lopabove40'
1/
R-1 4
Sight -Line from R-I - 25
600'
To Dearest R-1 residential property (E. Glencoe Street)
i
1
1
907.3.2. Rule concerning height ofbuildings abutting residential districts.
Where districts allowing building heights over forty (40) feet abut Single Family Residential Districts or Two
Family Residential Districts, an additional height setback shall be applied at the setback line for all yards
abutting such residential districts. The height setback shall set back one ( I ) foot in the horizontal for every two
(2) additional feet in the vertical dimension starting at an elevation of forty (40) feet above the flood level or
average sidewalk elevation, whichever is higher.
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(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 Grove Key and more recent high density multi -family development
along the mainland bayfront to the southwest.
(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, curved facades, transparent
lobby spaces at grade and breaks in balcony and roof lines to modulate the building mass and
add interest to the design.
Ill. Pedestrian Oriented Development
(1) Promote Pedestrian Interaction
The designated public baywaik area and adjacent residential open space and recreation areas
are Tined by transparent window s and pedestrian entrances along building frontages and
utilizes plaza and walkway space for seating, fountains 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, cabanas, meeting room and recreational facilities
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 the public
baywalks as an extension of the exterior project recreational space with entrances to the
project at the primary street comers entrances to the site.
(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 baywaik spaces and raised levels for private
recreation space incorporates the required, screen walls, planter, paving textures and
landscape amenities and design features called for by this standard.
IV. Vehicular Access and Parking:
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(1)
Design for pedestrian and vehicular safety to minimize conflict points.
The project site design segregates service entrances and loading from pedestrian areas by
confining garage and service access to the interior of the covered garage focusing pedestrian
activity on the exterior bay 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 side access drive on the west property line and away from
public walkways and access to the bayfront.
(3) Parking adjacent to the street front should be minimized.
Not applicable. All parking is within intemal garages and screened from view.
(4) Use surface parking areas as a district buffer.
Not applicable. All parking is within intemal garages.
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 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 intemal 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.
VII. 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.
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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.
VIII. Preservation of Natural Features
Not applicable — the building site is currently a parking lot. 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, in my best professional judgment, the City Administration findings that all
criteria and standards of Section 1305.2 have been satisfied by the project design.
Section 1703.2 requires determination be made by the City Commission that in consideration of the
above listed criteria of 1305.2 and the following standards, an approval of the project will serve the
public welfare and the project is in conformance with the MUSP regulations to be met for consideration
of project approval. I concur with the special study findings submitted by the applicant though the
MUSP application that addresses the following standards for the following noted reasons:
1) Whether the development will have a favorable impact on the economy of the City
based on an economic impact analysis provided by the applicant;
The project will contribute over $13.8 m in annual property taxes in addition to
bringing over $100 m annually in expendable income (full occupancy) to the
Coconut Grove local retail market area. The total of direct and indirect
economic impacts from construction and operational costs will total over $850 m.
The current use of the site is a surface parking lot. Because the project exceeds
all code required setbacks and scale transitions to adjacent neighborhoods there
will be no adverse economic impact on surrounding properties.
(2) Whether the development will efficiently use public transportation facilities and
roadways based on a traffic study which, when possible promotes use of public
transportation;
Page 6
The project is located at the foot of the four lane South Bayshore Drive major
arterial roadway and Metrobus routes that link to the Vizcaya Metrorail Station
and 1-95. The site is within the primary market area of the Downtown / Brickell
regional activity center and supports the regional objective of placing high
SUBMITTED INTO THE
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ITEM:tie:- ON6-041oq.
density urban infill development proximate to major regional centers of
employment and services.
(3) Whether the development will favorably affect the need for people to find adequate
housing reasonably accessible to their places of employment based on a housing impact
analysis to be provided by the applicant;
The Mercy Hospital Medical Center is recognized as a major concentration of
professional employment and services provided by skilled medical professionals.
This project will provide 300 new dwelling units within walking distance of these
professional jobs.
(4) Whether the development will efficiently use necessary public facilities based on a
site utility study to be provided by the applicant;
The site has historically been zoned for G-I Major Institutional uses with
permitted ancillary development of residential to a maximum of 150 dwelling
units per acre. All utility infrastructure to the site in the form of potable water
distribution systems, sanitary sewers and storm water drainage has been sized to
meet the maximum development build -out of the property. The proposed high
density development will effectively utilize the public capital investment in
infrastructure serving this site.
(5) Whether the development will have a favorable impact on the environment and
natural resources of the City based on an environmental impact analysis to be provided
by the applicant;
The current site has been utilized as a surface parking lot for several decades
with attendant surface storm water runoff impacting Biscayne Bay. The
proposed project will eliminate this adverse impact. The project will hove no
adverse impact on environmentally sensitive natural resources as none exist on
the site.
(6) and; Whether the development complies with the applicable criteria set forth in
Section 1305 of this ordinance.
Page 7
The preceding analysis demonstrates compliance of the proposed project with all
applicable standards of Section 1305.
SUBMITTED INTO THE
PUBLIC RECORD FOR
TEM'ION.3 ari d`7.
Luft Consulting., Inc.
JACK LUFT
Employment Experience:
Urban Planning & Design
SUBMITTED INTO roI Hi
PUBLIC RECORD FOB
IEMJJON3VO7
rs-i s dG-olo6o2 u o6-0166"71
1998 to Present o 6 - o / b 6D * C,
PRINCIPAL - LUFT CONSULTING, INC. Comprehensive Planning, Strategic Planning, Urban sign,
Expert Witness Testimony, Development Consultation.
1995 - 1998
MIAMI DEPARTMENT OF PLANNING, DEVELOPMENT & ASSET MANAGEMENT
Director
Responsible for city wide Comprehensive Master Planning, Community Planning, Joint Public/Private
Development of Public Properties, Management of City Property Assets (600 parcels) & Leases (120
commercial leases), GIS Information Systems, Historic Preservation, Zoning Administration and
servicing 5 Hearing Boards.
Managed staff of 48 professionals, para-professionals, - $2.5 M budget
1990 - 1995
CITY OF MIAMI - DEPARTMENT OF DEVELOPMENT
Assistant Director / Development Coordinator
Responsible for coordination of public/private joint development of all city owned properties.
Directed redevelopment program for SE Overtown/Park West. Project manager for Parrot Jungle,
Dinner Key Boatyard, Watson Island Aviation facility, Tower Theater Public Cinema project, Virrick
Gym redevelopment.
Staff of 14 professionals - $1 M budget
1970 - 1990
CITY OF MIAMI PLANNING DEPARTMENT
Senior Planner for Neighborhood Planning / Chief of Urban Design / Art in Public Places Coordinator /
Project Director - Metrorail Transit Station Area Planning
1967 - 1968
HOWARD NEEDLES TAMMEN & BERGENDOFF
Consulting Planners, Kansas City, Mo.
Principal Planner, Regional and Community Planning
1965 - 1967
HARE & HARE LANDSCAPE ARCHITECTS, Kansas City
Landscape Architect, Urban Designer
PROFESSIONAL ACCOMPLISHMENTS:
Principal Author (Planning Department, City of Miami, Florida):
Downtown Miami Master Plan - 1990
Watson Island Master Plan - 1989
1717 Windward Way, Sanibel Island, Fla. 33957 Ph 239-395-2215 Fax 239-395-1787 jIluft@earthlink.net
[uft Consulting, Inc.
Virginia Key Master Plan - 1986
Downtown Miami Waterfront Master Plan - 1989
Metrorail Station Area Master Plans - 10 stations - 1979-82
Dinner Key Strategic Redevelopment Plan - 1994
Coconut Grove Master Plan - 1975
Latin Quarter Specialty Center Development Plan / Tower Theater - 1991
Edison Park Housing / Renewal Plan - 1974
Drafted over 25 separate district zoning codes governing development throughout Miami
Brickell Promenade Streetscape Design Plan & Development Program
Project Manager / Senior Planner:
North Bay Village - Central District Redevelopment Strategies - 2003
Home Size Impacts on Neighborhood Scale - Surfside, FL. - 2003
Surfside Land Development Regukxtions -
Amended Residential, Commercial, Public Use Districts - 2003
Sunny Isles Beach Land Development Regulations - 2001
Sunny Isles Beach Comprehensive Master Plan - 2000
Goulds Storeporch District Strategic Plan - 2000
Coral Springs Town Center Master Plan - 1999
Dinner Key Master Plan - 1985
Planning Liaison -oute/ Phri - I PUBLIC RECORD FOR
Planning Liaison Route Stations/ - Metromover Phase I & II
Design / Development of Park West Mall
Planning / Development of Hadley Park Olympic Pool ITEM P�'3 �� a ��Design / Development of Tower Theater
Unified Development Project RFP - Parrot Jungle
Unified Development Project RFP - Virginia Key Campground
Unified Development Project RFP - Dinner Key Boatyard
Maritime Park Master Development Plan Liaison
Burle Marx Master Design Plan for Biscayne Boulevard
2
Special Projects / Affiliations / Awards:
SUBMITTED INTO THE
Member: Urban Land Institute, American Planning Association
Registered Landscape Architect - Kansas
Certified - American Institute of Planners - 1983
APA Award of Excellence - Virginia Key Master Plan; Downtown Miami Waterfront Master Plan
Florida APA Awards Judge - 3 years
Vice Chairman - Miami Beach Design Review Board, 1985-1995
Member - Governors Bicycle Council - Florida, 1982-86
Certified Official - United States Cycling Federation, 1975-85
President, Coconut Grove Bicycle Club, 1977-80
City of Miami - Employee of the Year, 1993
Urban Land Institute Advisory Services Panel Member - Akron, Ohio, 2000; Missoula, Montana, 2003
New York City Economic Development Corporation, Brooklyn Waterfront Design Charrette, 2004.
Education:
B.S. Landscape Architecture
Iowa State University, 1966
M.S. Urban & Regional Planning
Iowa State University, 1970
Luft Consulting, Inc.
Corporate Overview
SUBMITTED INTO THE
PUBLIC RECORD FOR
35 years Experience ITEM Pig ON al - 0?
Jack Luff has established a thirty-five year record as one of South Florida's highest profile u n plann
dynamic and complex growth of urban Miami over three decades, Mr. Luff has served in widely varying and
challenging roles of urban designer, master pan (author, and director of the City of Miami Development and Planning
Departmentsand for ten years as Vice Chairman of the Miami Beach Design Review Board.
Strategic Master Planning and Urban Design
He has been response for authoring and implementing numerous strategic plans for critical districts and emerging
sectors of Miami's diverse neighborhoods and red estate markets including the Downtown Master Plan, the
redevelopment of the 65 acre downtown waterfront park system, the internationally recognized tourist destinations of
Coconut Grove, Dinner Key, and Little Havana, the publicly owned 86 acre Watson Island and 1Q00 acre Virginia Key
and the station area planning for the regions Metrorail high-speed .rail transit system. Luft Consulting has recently
completed (6/00) the Comprehensive Master Plan for the City of Sunny Isles Beach and a strategic redevelopment plan
for the Goulds historic Storeporch district. He has guided the efforts of the Broward County community of Coral Springs in
Hs program develop a- dynamic new iown- center. In September of 2000, of the invitation of the Urban Lard Institute,
he was the urban designer on an intensive team planning and design charrette for the strategic redevelopment of
downtown Akron, Ohio and again in 2003 as the urban designer for the ULI study team in Missoula, Montana for the
Central Area Redevelopment District. In 2004, Mr. Luff participated as one of a four member invited panel of wcrterfront
design and development experts to prepare a strategic redevelopment plan and urban design program for the
Brooklyn, NY waterfront. He is currently preparing the Comprehensive Plan update for the Town of Surfside, Florida as the
community planner.
Community Redevelopment
For five years, Mr. Luft directed the Community Redevelopment Agency's redevelopment program for SE Overtown/Park
West and the Omni areas implementing construction of the $2m Park West Mall and assisting in the formation of three
affordable housing protects totaling 250 units. In 1986 Mr. Luff brought the world renowned Brazilian landscape
architect, Roberto Burie Max to Miami to prepare the Master Design Plan for Biscayne Boulevard through downtown
Miami. In 1999 Mr. Luff completed the redevelopment concept plan for the Town Center of Coral Springs and In 2002
vitotethestrategic redevelopment for a -acre trae-tinthecceankontresort comae ot Sunny isles .
Land Use Regulations
Over the course of several high -growth periods in the volatile and fast -paced real estate market in Miaml, Mr. Luft wrote
and implemented detailed land development and zoning district regulations to shape over $2 billion dollars in private
development in the Performing Arts/Omni District, Miami's Central Business District, the Brickell International Finance
District, the Coconut Grove entertainment District, and the Miami rail transit Impact zones for ten station areas. In 2001
Mr goat completed-draftingo complete set of development and cornmrun desi review-guicielinft
for Sunny isles Beach, Florida.
Environmental and Historic Planning
Mr, Luft wrote the first historic preservation ordinance, the first environmental preservation ordlnance and the first scenic
corridor/urban design review ordinances adopted in the City of Miami. He has been recognized by the Florida chapter
of the American Planning Association with three awards of excellence and merit for plans he has authored.
Community Planning & Service
In addition to his role with municipal government, Mr. Luft served for ten years as vice-chairman of the Miami Beach
Design Review Board, was appointed by Governor Graham to the first Florida Governor's Bicycle Advisory Bicycle
Council, co-authored as a sub -consultant the Florida Bicycle System Master Plan for the State Department of
Transportation, served as jurist for three years in A.P.A 's Florida awards program, and served as featured speaker for
national conference presentations for the American Institute of Architects, American Planning Association, the National
Trust tor Historic Resell/oboe. the- Conservancy and the-Usbart Land institute
Independent Practice
Having retired from active public service inl 998, Mr, Luff is now engaged as a private planning consultant for the Town
of Surfside, Florida and has served as development advisor to private sector developers and community groups
throughout South Florida.
4717 W inclwar (aj, .5an4he1 }sjand, Fla. 3»957 r.k z 9-”95-221 Fax 2)9-'95-1781 jlluf @earibl nkf et