HomeMy WebLinkAboutSubmittal-Max Miami MUSP Traffic Impact Study•
•
Wax Miami
si(i,SP Traffic Impart State!}'
4.0 FUTURE TRAFFIC CONDITIONS
4.1 Background Traffic
Consistent with other traffic studies performed in the area, a one (l) percent growth factor was
applied to existing traffic volumes. This growth rate is intended to account for future growth due
to additional developments that have not been identified at this time but occur within the study
period.
4.2 Committed Developments
A list of projects was obtained from city staff, City of Miami Planning and Zoning Department
Report on Private Development From 1996 to Present (Updated through October 2005). These
projects are approved and are either under construction or about to break ground. Other projects
are approved by City Commission but with no building permits, or in the application stage.
Federal and State projects within the study area are exempt from MUSP applications. Therefore,
no traffic data is available for these projects. The projects in the vicinity of Max Miami are
shown in .Exhibit 7. The project size and trip generations are included in Appendix D. Traffic
generated by these developments was distributed using the Cardinal Distribution from the
appropriate TAZ. For estimating trip distribution from committed projects, consideration was
given to conditions such as the roadway network, roadway available to travel in the desired
direction and attractiveness of traveling on a specific roadway. This information and a matrix
showing segment volumes from the committed developments are also included in Appendix D.
Future traffic volumes were projected for the build -out year 2011. Exhibit 8 shows the projected
turning movement volumes without the project.
4.3 Project Traffic
4.3.1 Project Trip Generation
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEMp2 zi ON 4 z7_a-i.
Project trip generation is based on the calculation of person -trips consistent with the City of
Miami Comprehensive Plan. Person -trips generated by the project were established using the
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Page 13
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NE 13 ST
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NE 30 ST
NE 27 ST
NE 26 ST
LEGEND
1 - THE 1800 CLUB
2 - BAYVIEW MARKET
3 - BISCAYNE PARK
4 - DISTRICT LOFTS
5 - ELLIPSE
6 - MIRAMAR CENTRE 11
7 - MIRAMAR CENTRE I11
8 - MONDRIAN MIAMI
9-ONYX 2
10 - ONYX ON THE BAY
11 - PARAMOUNT BAY
12 - PERFORMING ARTS CENTER
13 - PORTICO
14 - QUANTUM ON THE BAY
15 - ROSABELLA LOFTS
16-SOHO
17 - STAR LOFTS
PROJECT
SITE
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PPOJEC
MAX MIAMI
TRAFFIC IMPACT STUDY
I EXHIBIT No.
COMMITTED DEVELOPMENT
Submitted Into the public
in cone with
iteZLonj07
22..Lon
pitsdlia A. Thompson
City Clerk
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Sun
record in connection with
item PZ 21 on 9-27- 07
Priscilla A. Thompson
City Clerk
EXHIBFT No.
Page 15
PLANNING FACT SHEET
LEGISTAR FILE ID: 06-02072Iu May 2, 2007 Item #1
APPLICANT Ben Fernandez, Esq., on behalf of Prema, LLC
REQUEST/LOCATION Consideration of amending the Miami
Comprehensive Neighborhood Plan.
LEGAL DESCRIPTION Complete legal description on file with Hearing
Boards.
PETITION
Consideration of amending Ordinance No. 10544 of
the Miami Comprehensive Neighborhood Plan by
amending the Future Land Use Map for the
properties located at approximately 1603, 1611,
1615, 1621, 1631 NE Miami Place & 1604, 1622,
1630 NE 1st Avenue, Miami, Florida from "General
Commercial" to "Restricted Commercial."
[Commissioner Marc Sarnoff - District 2]
PLANNING
RECOMMENDATION Denial.
BACKGROUND AND
ANALYSIS See supporting documentation.
PLANNING ADVISORY BOARD Recommended approval to City Commission on
May 2, 2007 by a vote of 5-4.
CITY COMMISSION July 26, 2007
CITY OF MIAMI • PLANNING DEPARTMENT
444 SW 2ND AVENUE, 3RD FLOOR • MIAMI, FLORIDA, 33130 PHONE (305) 416-1400
Date Printed: 7/17/2007
Submitted Into the pa::f",St^':
recordin connection Z7ho1
Pala A. Thompson
µ _.. Clty Clerk
Page 1
Analysis for ZONING CHANGE
File JD: 06-02072
Yes No N/A.
❑ Z ❑ a) The proposed change conforms with the adopted Miami Comprehensive
Neighborhood Plan and does not require a plan amendment.
❑ /1 ❑ b) The proposed change is in harmony with the established land use pattern.
❑ Z ❑ c) The proposed change is related to adjacent and nearby districts.
❑ Z ❑ d) The change suggested is not out of scale with the needs of the neighborhood
or the city.
❑ /ZI ❑ e) The proposed change maintains the same or similar population density
pattern and thereby does not increase or overtax the load on public facilities
such as schools, utilities, streets, etc.
❑ Z ❑ f) Existing district boundaries are illogically drawn in relation to existing
conditions on the property proposed for change.
❑ ❑ /1 g) Changed or changing conditions make the passage of the proposed change
necessary.
❑ Z ❑ h) The proposed change positively influences living conditions in the
neighborhood.
❑ Z ❑ i) The proposed change has the same or similar impact on traffic and does not
affect public safety to a greater extent than the existing classification.
❑ Z ❑ j) The proposed change has the same or similar impact on drainage as the
existing classification.
❑ ® ❑ k) The proposed change has the same or similar impact on Tight and air to
adjacent areas as the existing classification.
❑ Z ❑ I) The proposed change has the same or similar impact on property values in the
adjacent area as the existing classification.
❑ Z ❑ m) The proposed change will contribute to the improvement or development of
adjacent property in accord with existing regulations.
❑ Z ❑ n) The proposed change conveys the same treatment to the individual owner as
to owners within the same classification and the immediate area and furthers the
protection of the public welfare.
❑ ►1 ❑ o) There are substantial reasons why the use of the property is unfairly limited
under existing zoning.
❑ Z ❑ p) It is difficult to find other adequate sites in the surrounding area for the
proposed use in districts already permitting such use.
Submitted Inc
reco d n connection item Vl 21 on q- Z7-01
Ptiscilla A. Thompson
• City Clerk
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4..u10..C1I ICU WRIT uIC IJdlnu ly IJUU►uu►I IC VCI' aPIU y►vur►u ►e VCI, (LI MC yIUurlU rIUU►
plan needs to be redesigned to be pedestrian friendly, create lively public spaces,
promote retail at the ground level, and better integrate the internalized loading, drop
off, and garage ramping movements; (3) The committee does not support the
abandonment of the public alley between NE Miami Place and NE 1st Avenue under
the current proposal. This alley may be utilized for loading, internal drop off or other
operations and the public spaces- pedestrian realm are inadequate. Loading should
be intemalized. Consider loading from the alley or a basement level; (4) The
06-02072mu
Page 4 of 7
proposed ground floor setback along NE 16th Street and NE 1st Avenue is
unacceptable as proposed. A greater building presence should be provided on NE
1st Avenue. An L-shape retail area wrapping these streets should relate to the public
spaces; (5) The applicant shall eliminate the proposed VIP porte-cochere vehicular
drive or move it to a basement or second level and provide dedicated pedestrian
access to the ground -floor lobby entrance and the retail galleria in order to enliven
the street; (6) Provide additional details of the plaza- ground floor space, including
pavement materials, dimensions, the water and sculpture feature, and any lighting,
plaza furniture, or pedestrian amenities Materials - (1) The committee is concerned
by predominance of architectural metal screen on the garage levels of the facades.
All garage screening methods must prevent the visual appearance of lighting,
mechanical, cars and other mechanical parking elements. Particularly the northern
facade of the building, the committee needs to be able to predict the impact of this
blank wall; (2) The metal mesh located along the primary pedestrian streets without
further articulation is unacceptable; (3) The use of LCD screens can not be used for
advertisement; (4) Clarify the materials shown in the horizontal intervals in the
curtain wall system to determine how it responds to the human scale and perception;
Parking Garage/Loading — (1) Incorporate the required loading bays so that it is
accessed from within the garage and loading vehicles do not have to reverse to or
from the public right of way.
• It is found that on June 16, 2006, the City's Traffic Consultant, URS Corp., provided
a review (W.O. #145) of the Traffic Impact Analysis submitted by the applicant and
has found the traffic analysis sufficient.
• It is found that with respect to all additional criteria as specified in Section 1305.2 of
Zoning Ordinance 11000, the proposal has been found to adhere to the following
Design Review Criteria: (1) Site and Urban Planning; (2) Architecture and
Landscape Architecture; (3) Pedestrian Oriented Development; (4) Streets and
Open Space; (5) Vehicular Access and Parking; (6) Screening; (7) Signage and
lighting; (8) Preservation of Natural Features; and (9) Modification of
Nonconformities.
Based on these findings, the Planning Department is recommending approval of
the requested Development Project with the following conditions:
1) Meet all applicable building codes, land development regulations, ordinances
and other laws and pay all applicable fees due prior to the issuance of a building permit.
2) Allow the Miami Police Department to conduct a security survey, at the option
of the Department, and to make recommendations concerning security measures and
systems; further submit a report to the Planning Department, prior to commencement of
construction, demonstrating how the Police Department recommendations, if any, have
been incorporated into the PROJECT security and construction plans, or demonstrate to
the Planning Director why such recommendations are impractical.
3) Obtain approval from, or provide a letter from the Department of Fire -Rescue
indicating APPLICANT'S coordination with members of the Fire Plan Review Section at
the Department of Fire -Rescue in the review of the scope of the PROJECT, owner
responsibility, building development process and review procedures, as well as specific
06-02072mu :�11i?m1tt� connection with
Page 5 of 7 �l'�7^ iiOn Z��- �7
Item 1,.._? Wit- on 4_�____
Prisciiia A. Thorn' u3n
Cite a
requirements for fire protection and life safety systems, exiting, vehicular access and
water supply.
4) Obtain approval from, or provide a letter of assurance from the Department of
Solid Waste that the PROJECT has addressed all concerns of the said Department prior
to the obtainment of a shell permit.
5) Comply with the Minority Participation and Employment Plan (including a
Contractor/Subcontractor Participation Plan) submitted to the City as part of the
Application for Development Approval, with the understanding that the APPLICANT
must use its best efforts to follow the provisions of the City's Minority/Women Business
Affairs and Procurement Program as a guide.
6) Record the following in the Public Records of Dade County, Florida, prior to
the issuance of a Temporary Certificate of Occupancy or Certificate of Occupancy, a
Declaration of Covenants and Restrictions providing that the ownership, operation and
maintenance of all common areas and facilities will be by the property owner or a
mandatory property owner association in perpetuity.
7) Prior to the issuance of a shell permit, provide the City with a recorded copy of
the MUSP permit resolution and development order, and further, an executed, record
able unity of title or covenant in lieu of unity of title agreement for the subject property;
said agreement shall be subject to the review and approval of the City Attorney's Office.
8) Provide the Planning Department with a temporary construction plan that
includes the following: a temporary construction parking plan, with an enforcement
policy; a construction noise management plan with an enforcement policy; and a
maintenance plan for the temporary construction site; said plan shall be subject to the
review and approval by the Planning Department prior to the issuance of any building
permits and shall be enforced during construction activity. All construction activity shall
remain in full compliance with the provisions of the submitted construction plan; failure
to comply may lead to a suspension or revocation of this Major Use Special Permit.
9) In so far as this Major Use Special Permit includes the subordinate approval of
a series of Class I Special Permits for which specific details have not yet been
developed or provided, the applicant shall provide the Planning Department with all
subordinate Class I Special Permit plans and detailed requirements for final review and
approval of each one prior to the issuance of any of the subordinate approvals required
in order to carry out any of the requested activities and/or improvements listed in this
development order or captioned in the plans approved by it.
10) If the project is to be developed in phases, the Applicant shall submit an
interim plan, including a landscape plan, which addresses design details for the land
occupying future phases of this Project in the event that the future phases are not
developed, said plan shall include a proposed timetable and shall be subject to review
and approval by the Planning Director.
11) Pursuant to design related comments received by the Planning Director, the appli-
cant shall meet the following conditions: (a) The ground floor plan shall be redesigned to
create lively public spaces that promotes retail at the ground level, and also integrates
the intemalization of the loading, drop off, and garage ramping movements; (b) The
project should keep the public alley between NE Miami Place and NE 1st
Avenue,
alley shall be utilized for loading, internal drop off or other operations; (c) The ground
floor setback along NE 16th Street and NE 1&t Avenue, as proposed, is unacceptable. A
greater building presence shall be provided on NE 1st Avenue. Also, an L-shape retail
area wrapping these streets should relate to the public spaces; (d) The applicant should
eliminate the proposed VIP porte-cochere vehicular drive. (e) Provide dedicated pedes-
trian access to the ground -floor lobby entrance and the retail galleria; (f) Provide addi-
tional details of the plaza- ground floor space, including pavement materials, dimen-
sions, the water and sculpture feature, and any lighting, plaza furniture, or pedestrian
amenities; (g) All garage screening methods must prevent the visual appearance of
lighting, mechanical, cars and other mechanical parking elements. Particularly the
northern facade of the building; (h) The metal mesh located along the primary pedes-
trian streets without further articulation is unacceptable; (i) The use of LCD screens can
not be used for advertisement; (j) Clarify the materials in the horizontal intervals as part
of the proposed curtain wall system to determine how it responds to the human scale;
(k) Conditions "a" thru "j" shall require that the revised plans be submitted for review and
approval of the Planning Director demonstrating compliance with the above conditions
prior to the issuance of a building permit.
12) Pursuant to comments by the City of Miami Public Works Department, the
following street improvements shall be required: (a) NE 16th Street — Construct new
sidewalk at the corner adjacent to the project site in order to comply with the 25 foot
corners radius dedication requirement. Construct sidewalk, curb and gutter on the north
side of the street adjacent to the project site. Replace all damaged sidewalk, curb and
gutter on the remainder of the street and mill and resurface the entire width, curb to
curb, between N.E. 1 Avenue and N.E. Miami Place; (b) NE 1 Avenue - Construct
sidewalk, curb and gutter on the south side of the terrace adjacent to the project site.
Replace all damaged curb and gutter to the property line and grade on the west side of
the avenue adjacent to the project site. Replace all damaged sidewalk, curb and gutter
on the remainder of the street and mill and resurface of N.E. 1 Avenue and N.E. 17
Street is scheduled to be signalized. Coordinate with Miami -Dade County Public Works
Department for the location of the new curb and gutter; (c) N.E. Miami Place — Construct
new sidewalk at the corners adjacent to the project site in order to comply with the 25
foot corner radius dedication requirement. Construct new curb and gutter on the east
side of the street adjacent to the project site. Replace all damaged sidewalk, curb and
gutter on the remainder of the street and mill and resurface the entire width, curb to
curb, between N.E. 16 Street and N.E. 17 Street.
13) Within 90 days of the effective date of this Development Order, record a
certified copy of the Development Order specifying that the Development Order runs
with the land and is binding on the Applicant, its successors, and assigns, jointly or
severally.
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEMzz1 ON q-z- 07.
06-02072mu
Page 7 of 7
0
150
300
FUTURE LAND USE MAP
jor Inst,Public Facilittes,Transp"An
600 Feet
/F
ADDRESS: 1603-1631 NE MIAMI PL
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEMR?z ON 727-O7.
0
/7
150
300
I
ZONING ATLAS MAP
600 Feet
1 1
ADDRESS: 1603-1631 NE MIAMI PL
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEh4vzz, ON9z7 07.
0 150
300
600 Feet
ADDRESS: 1603-1631 NE MIAMI PL
SUBMITTED INTO THE
PUBLIC RECORD FOR
IrcpilPZzi ON 427_07.
ANALYSIS FOR ZONING CHANGE
Approximately 1603-11-15-21-31 NE Miami Place and 1604-
22-30 NE 1st Avenue.
CASE NO: 06-02072zc
Pursuant to Article 4. Section 401 and Article 22 of Ordinance 11000, as amended, the
Zoning Ordinance of the City of Miami, Florida, the subject proposal for an amendment
to the Zoning Atlas has been reviewed as follows:
The request is to change the Zoning designation as follows:
Lots 5, 6, 7, 8, 9, and 12 Block 8 or ROBBINS, GRAHAM, AND CHILLING -
WORTH SUBDIVISION from C-2 "Liberal Commercial" to SD-6 "Central Com-
mercial -Residential District".
The following findings have been made:
• It is found that the subject properties are surrounded by C-2 'Liberal Commercial"
designated areas.
• It is found that the subject properties are Iocated along NE ls` Ave which is a major
circulation arterial with heavy traffic.
It is found that a change as requested could appear as "Spot zoning" on this specific
property.
• This request does need a companion land use change petition.
Based on these findings, the Planning Department is recommending denial of the
application for the MAX MUSP Project.
SUBMITTED INTO THE
PUBLIC RECORD FOR
TEMz zLON 9-n-07.
0
ZONING ATLAS MAP
150 300 600 Feet
I
ADDRESS: 1603-1631 NE MIAMI PL
SUBMITTED IN I U I ht
PUBLIC RECORD FOR
ITEVIR 2k ON 9-z-7-0/
ZONING FACT SHEET
Legistar File ID: 06-02072zc
Location: Approximately 1603, 1611, 1615, 1621, 1631 NE Miami Place and 1604, 1622,
1630 NE 1st Avenue [Commissioner Marc Sarnoff - District 2]
Legal: (Complete legal description on file with the Department of Hearing Boards)
Applicant: Ben Fernandez, Esquire, on behalf of
Prema, LLC
200 S Biscayne Boulevard #850
Miami, FL 33131
(305) 377-6235
Zoning:
C-2 Liberal Commercial
Request: AN ORDINANCE OF THE MIAMI CITY COMMISSION WITH ATTACHMENT(S)
AMENDING PAGE NO. 23, OF THE ZONING ATLAS OF ORDINANCE NO.
11000, AS AMENDED, THE ZONING ORDINANCE OF THE CITY OF MIAMI,
ARTICLE 4, SECTION 401, SCHEDULE OF DISTRICT REGULATIONS, BY
CHANGING THE ZONING CLASSIFICATION FROM C-2 LIBERAL
COMMERCIAL TO SD-6 CENTRAL COMMERCIAL -RESIDENTIAL
DISTRICTS.
Purpose: This will change the above properties to SD-6 Central Commercial -Residential
Districts for the proposed Max Miami Major Use Special Permit. The applicant
has proffered a covenant for these properties.
Findings:
Planning Department: Recommended denial.
Analysis: See supporting documentation.
Zoning Board: Continued on December 11, 2006 and January 8, 2007. Recommended denial
to the City Commission on February 26, 2007 by a vote of 5-2.
Zoning Board: ZB-07-0010
City Commission: July 26, 2007
sUtlMITTED INTO THE
UBLIC RECORD FOR
TF9.4Pz z, ON 4-z7-o-).
9
LEGISTAR FILE ID: 06-02072mu
APPLICANT
REQUEST/LOCATION
COMMISSION DISTRICT
ZONING DISTRICT(S)
SITE AREA
LEGAL DESCRIPTION
PETITION
PLANNING
RECOMMENDATION
BACKGROUND AND
ANALYSIS
PLANNING ADVISORY BOARD
CITY COMMISSION
SUBMITTED INTO THE
PLANNING FACT PUBLIC RECORD FOR
„••,ry,,.p"1, ITE1V1__________ �ON
Ben Fernandez, Esquire, on behalf of Prema, LLC.
Consideration of a Major Use Special Permit for the Max Miami
project, located at approximately 1611-1631 NE Miami Place,
and 1604, 1622, 1630 NE 1 Avenue. [Downtown NET District]
2
C-2 (Liberal Commercial) with a zoning change to SD-6
(Central Commercial Residential District)
1.58± acres (Gross) and 1.07± acres (Net)
See supporting documentation
Consideration of a Resolution, approving with conditions, a Major
Use Special Permit pursuant to Articles 13 and 17 of Zoning
Ordinance No. 11000, as amended, for the Max Miami project,
to be located at approximately 1603, 1611, 1615, 1621, 1631 NE
1 Miami Place and 1604, 1622, 1630 NE 1 Avenue, Miami,
Florida, to construct a mixed use tower of approximate 400 feet
and 4 inches in height with 31 story; to be comprised of
approximately 28 total residential units, 168 hotel rooms and
recreational amenities; approximately 38,210 square feet of
residential floor area, approximately 50,264 square feet of retail
space, approximately 250,000 square feet of office space,
approximately 65,543 square feet of hotel use; and
approximately 1,139 total parking spaces.
APPROVAL with conditions
See supporting documentation
VOTE:
CITY OF MIAMI • PLANNING DEPARTMENT
444 SW 2ND AVENUE, 3RO FLOOR • MIAMI, FLORIDA, 33130
PHONE (305) 416-1500
Date Printed: 3/15/2007
Page 1
/e
/)
SUBMITTED INTO THE
PUBLIC RECORD FOR
ANALYSIS
MAJOR USE SPECIAL PERITEM 0z z ON 9-�7"o •
for _
Max Miami
located at approximately
1603, 1611, 1615, 1621, 1631 NE Miami Place and 1604, 1622, 1630 NE 1 Avenue„
1622 NE 1 Avenue, 1630 NE 1 Avenue
FILE ID: 06-02072mu
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami,
Florida, the subject proposal for the Max Miami project, located at approximately 1603,
1611, 1615, 1621, 1631 NE Miami Place and 1604, 1622, 1630 NE 1 Avenue„ Miami,
Florida, has been reviewed to allow a Major Use Special Permit per Articles 13 and 17,
to construct a mixed use tower of approximate 400 feet and 4 inches in height with 31 story; to
be comprised of approximately 28 total residential units, 168 hotel rooms and recreational
amenities; approximately 38,210 square feet of residential floor area, approximately 50,264
square feet of retail space, approximately 250,000 square feet of office space, approximately 65,
543 square feet of hotel use; and approximately 1,139 total parking spaces.
NOTE: This Major Use Special Permit includes a petition to change the Miami Comprehensive
Neighborhood Plan future land use map from "General Commercial" to "Restricted Commercial"
and also a petition to change the zoning designation of the Zoning Atlas of Ordinance 11000 from
C-2 "Liberal Commercial" to SD-6 "Central Commercial Residential District".
This Permit also includes the following requests:
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (1), for residential
development involving in excess of two hundred (200) units;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, Definition (7), to allow any
single use or combination of uses requiring or proposing to provide in excess of five hundred
(500) off-street parking spaces;
Note: Commercial advertising shown on hearings plans are not part of this Major Use Special
Permit application for approval.
This Major Use Special Permit encompasses the following Special Permits and Requests:
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 606.3.1, to allow erection a new building
in SD-6 Central Commercial Residential District only if the zoning change is granted;
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 606, Sub -Section 606.8.3 Open space
and residential recreational space, to allow residential recreational space conforming to "The City
of Miami Design Guides and Standards for Open Space and Residential Recreational Space";
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 917, Sub -Section 917.14, Sub -Section
917.14.1 Parking Lifts, Robotic and Mechanical parking systems, Enactment No. 12758, to allow a
mechanical, robotic, automated or parking lift system;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 917, Sub -section 917.1, Parking ma-
neuvering on public streets or sidewalks prohibited; backing into alley from offstreet parking
spaces in multifamily and nonresidential districts;
06-02072mu
Page 1 of 7
CLASS I1 SPECIAL PERMIT, as per Article 15, Section 1512, Class II Special Permit required for
waived of design standard and guidelines to allow a waiver of City of Miami Offstreet Parking
Guides and Standards requirement of one (1) additional foot in stall dimension where the side of
any stall abuts a wall, column, fence, building, or other physical obstruction, to allow the minimum
stall width dimension of 8'-6" from face of any obstruction for approximately 27 (2.4%) parking
spaces out of 1,139 parking spaces provided;
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 927. Temporary structures, occupan-
cies, and uses during construction, criteria for special permits, to allow temporary structures, oc-
cupancies, and uses reasonably necessary for construction such as construction fence, covered
walkway and if encroaching public property must be approved by other city departments;
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 906, Sub -Section 906.9. Temporary
special events; special permits; criteria, to allow temporary carnival, festival, fair or similar type
event on privately owned or City -owned land such as a ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 916, Sub -Section 916.2.1. Temporary
special event parking, to allow parking for temporary special event such as groundbreaking cere-
monies;
CLASS 1 SPECIAL PERMIT, as per, ARTICLE 9, Section 918, Sub -Section 918.2. Temporary off-
street offsite parking for construction crews, criteria, to allow temporary off-street offsite parking
for construction crews working on a commercial -residential project under construction;
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 920, Sub -Section 920.1.2. Limitations
on occupancy of mobile homes, to allow parking of mobile homes, trailers or manufactured
homes, when authorized for security or other purposes in connection with land development such
as construction trailer(s) and other temporary construction offices such as watchman's quarters,
leasing and sales centers;
CLASS I SPECIAL PERMIT, as per ARTICLE 10, Section 10.6, Sub -Section 10.6.3.6 (3) SD-6
Central Commercial -Residential District to allow temporary development sign;
REQUEST for applicable MAJOR USE SPECIAL PERMIT, that the following conditions be re-
quired at the time of issuance of Shell Permit instead of at issuance of Foundation Permit;
- The requirement to record in the Public Records a Declaration of Covenants and/or Restrictions
providing that the ownership, operation and maintenance of all common areas and facilities will be
by the property owner and/or a mandatory property owner association;
- And the requirement to record in the Public Records a Unity of Title or a covenant in lieu of a
Unity of Title.
In determining the appropriateness of the proposed project, the Planning
Department has referred this project to the Large Scale Development Committee
(LSDC) and the Planning Internal Design Review Committee for additional input
and recommendations; the following findings have been made:
• It is found that the proposed development project will benefit the area by creating
additional commercial opportunities in the Downtown NET District, located at the
northwest corner of NE 151 Avenue and NE 16h Street.
• It is found that the subject property is located in the "ROBBINS, GRAHAM, AND
CHILLINGWORTH SUBDIVISION" plat within the Omni/PAC neighborhood of the
City.
06-02072mu
Page 2 of 7
Submitted Into the public
record in connection --.,ith
item Z 21 on i-z7-0-7
P, iscilla A. Thompson
City Cie*
19
Submitted into the 7-•''
moor .i�i connectic• .
item V L Z( on 9' 2 7 07
• Priscilla A. Than;
�.L. City CIer
• It is found that pursuant to the Zoning Ordinance of the City of Miami, Florida, the
existing zoning designation for the property is C-2 "Liberal Commercial" and the
applicant is requesting a change to SD-6, "Central Commercial Residential District".
• It is found that pursuant to the Comprehensive Neighborhood Plan of the City of
Miami, Florida, the existing Future Land Use category for the property is "General
Commercial" and the applicant is requesting a change to "Restricted Commercial".
• It is found that the proposed project is not located along a Primary Pedestrian
Pathway.
• It is found that the project has convenient access to the Metromover system at the
Omni station, located adjacent south of the subject property, with connections to the
Metrorail and Tri-Rail systems, for efficient use of existing mass transit systems.
• It is found that the proposed project is not located within an Archeological
Conservation area.
• It is found that the proposed residential density of the project (112 units at 104.7
units per acre) is below the maximum 535 units (500 units per acre) on the 1.07± net
acre site. Per Section 903.4, the 168 hotel rooms are equivalent to 84 dwelling units
(hotel rooms = 0.50 of dwelling units).
• It is found that the total allowable combined floor area without bonuses for the 1.58±
gross acre site at a Floor Area Ratio (FAR) of 8.4 is 578,760 square feet. The
project as proposed is riot requesting any bonuses and consists of a total FAR of
472,515 square feet (38,210 sq. ft. residential, 50,264 sq. ft. proposed retail, and
250,000 sq. ft. of existing office and 65,543 sq. ft. of hotel use).
• It is found that the maximum height of the proposed structure is approximately 400
feet. Pursuant to Article 6, Section 606.9, there are no height limits in the proposed
SD-6.
• It is found that the proposed total number of parking spaces (approximately 1,139)
for the project is above the required number of 473 parking spaces.
• It is found that the proposed open space for the project (10,377 square feet) is
above the minimum required open space (7,010 square feet at 10% GLA) for this
project.
• It is found that the project is expected to cost approximately $246,170,000, and to
employ approximately 590 workers during construction (FTE-Full Time Employees);
The project will also result in the creation of approximately 242 permanent new jobs
(FTE) for building operations and will generate approximately $1,938,546 annually in
tax revenues to the City (2006 dollars).
• It is found that on December 22, 2005, the Miami -Dade Aviation Department
provided a Height Analysis review of the proposed project and found that it conforms
to the Miami -Dade County Height Zoning Ordinances at that location. In addition, the
analysis indicates that the structure may impact the Terminal Instrument Procedures
06-02072m u
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ADDRESS: 1603-1631 NE MIAMI PL
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Priscilla A. Thompson
City Clerk