Loading...
HomeMy WebLinkAboutSubmittal-PowerPoint Presentation-Bayview MarketSubstantial Changes of BAWIEW MARKET MUSP Height Areas ubstan Presentation to Miami City Commissi Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. substantial Changes D e fin e d Criteria 1 Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. City's Standards for Substantial Change Sec. 2215.1 1) The requested change exceeds the zoning regulations; 2) The footprint of the building is proposed to be moved by more than ten (10) feet in any horizontal direction; 3) The height of the building or any portion thereof is proposed to be increased by more than five (5) feet or five (5) percent of the height of the building, whichever is greater, in a vertical direction; or 4) The zoning administrator shall refer the proposed change to the Director of the Planning and Zoning Department in order to apply the applicable criteria as set forth in Section 1305, where at such time the Planning and zoning Director shall determine if the proposed changes result in substantially the same project and are still in compliance with the findings in the original application. Changes of Bayview Market Changes 5 Submittals of Change: Liners Areas Substan 1 Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. 1) 6 July 2004 2) 28 Aug 2006 3) 26 Jan 2007 4) 2 April 2007 5) 4 June 2007 Original Drawings MUSP First Modification Second Modification Modification Supplement Modification Supplement Changes of Bayview Market Changes 4 Findings of Substantial Change: Liners Areas Substan 1 Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. 1) Building Height 2) Office Liners 3) Ground Floor Areas 4) Compatibility Era 1 The Changes: Height Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. 1. Height: Basics: Reduced Building Height from 140' to 120' Why: to meet code and address denial of requested variance When: August 2006 submittal — (first modification) How: number of retail floors remains at 4 number of parking levels remains at 10 reduced floor height of first retail floor from 35' to 24'4" reduced parking ramp floor -to -floor heights from 15' to 12'2" Criteria: meets Criteria 3 because height is not increased Problem: Criteria 1: The change still exceeds zoning regulations Canopy height exceeds height requirement Height Areas ubstan Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. The Changes: Height Canopy Height Exceeds Zoning Ordinance 120' is allowable • Permanent structure • It is an "open -sided roof" to a retail circulation atrium* • It is a roof to sales areas** as are outdoor market roofs Canopy is not: • An excluded roof structure per Section 915.1.1, Miami zoning Ord. * MUSP Document, Section II, Project Description, page 2, paragraph 2 "A 10-story atrium shall be topped with an open -sided roof ..." . ** Per Sheet A-401 Tables, 7,441 sf retail mezzanine area on 2nd and 3rd floors Canopy Height Exceeds Zoning Ordinance Canopy is 140'-0" high Sheet A-301 excerpt, MUSP Modification Supplement: 2 Apr 07 Not changed in 4 June 07 supplement. ... Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. it 2r 3r 4r Sr 6r 7r 9r CIO CI CD CD IIII.1..1'I%':/*i %III►/ %!� /ii r� hii+ r'•1'1 fFi 1�'I III/I'"►��fgV i L '.. .�. r.e. .. ..g. ..a rW a CHI [� iimiiiii•�ii=iir'iiaiiiiiaR;rr IMIIIIIIL II: IIIIIS' 1.�11; _ae�• •.s•mSI? e4e31.■� • ••=• •�._ Illlilllilllllll 321=L;Mssesa. I �l -- aJai II.aamai�.0p'.- IIIIIII�IIIEillllyd ■arr-: W meacc. -nT._ .o3i oI - •�Wi •+IIN I1 III Ill IIIIIIRI lIIfI1P61 II!l11FI� I'+ ! !I III , I _ ' lli wiiiirliolliTZtW WARM • rMr a offrP1.-- *17.3 SOUTH ELEVATION r - aMr Era 1 The Changes: Liner spates Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. 2. Use Change of Parking Structure Liners: Basics: Changed Liner Space from Residential to Office Why: to adjust to anticipated real estate market When: January 2007 submittal — (2nd modification, + supplements) How: converted 2-story residential lofts to 2 floors of office spaces small changes to parking floor plans Criteria: does not change setbacks, footprint or height. Problem: Criteria 4: Not in compliance with original findings Criteria 1: Exceeds zoning regulations FAR not calculated — by noting as ancillary office to be used by developer and/or tenants EMS The Changes: Compatibility 1=1- 1 Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. Original Intent — Criteria 4 Project Description of the original MUSP presents the project as: " Bayview Market will be a 4-story Big Box Retail building to be located at 1700 NE 2nd Avenue in Miami, Florida. It is the project's goal to prove that large retail (big box) type, vis'a-vis; home improvement, and general household products merchants can be provided in and urban setting. The project also contains; a residential, small retail, and parking component (Bayview MUSP, Project Description, Section 11, page 1, paragraph 2) " The residential liner of double stacked loft units will top small retail areas adjacent to NE 2nd Avenue and NE 17th Street." .... "These units shall be the main focal point on approaching northward along NE 2nd Avenue. Modern lines and materials shall articulate them as an attractive new city livinglocation" (Bayview MUSP, Project Description, Section 11, page 1, paragraph 4) The Changes: Compatibility 1=1- 1 Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. 0 Original Intent — Criteria 4 Project Description of the original IV USP presents the project as a mixed -use project that includes residential use as a prominent minor component. — Not an ancillary use, but a mixed use component The modified MUSP does not deliver the original intent. It is not a true mixed use in that an ancillary commercial use (office) is proposed instead. EC! 1 The Changes: Liner spates Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. 1 Exceeds Zoning Regulations - Criteria 1 Liners now NOT Counted as FAR 24 residential loft spaces on two levels replaced with office space on four levels that is shown as ancillary office spaceto be used bytenant or developer (MUSP Modification: 26 Jan.07) Office Space: • 32,256 s.f. (MUSP Modification: 26 Jan 07) then 27,400 S.f. (MUSP Modification: 2 Apr. 07) • Impacts FAR • Impacts parking Ancillary Office? • Office space is listed as ancillary, and therefore not counted towards: • FAR, • parking requirements Era The Changes: Liner spates MEE- 1 Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. 2 Office Space is NOT ANCILLARY • The office spaces are physically separate from the retail uses, with separate ingress / egress • If used by developer, its use is unrelated to the retail businesses within the project • If used by the tenants, then office space usually associated and assumed as part of the retail area does not include the offices, and so more net retail area is gained • Tenants with office space allocations could use it for corporate administrative functions not directly related to the retail use • Tenants with office space allocations could sublease to an unrelated occupant The Changes: Areas & Intent Criteri 1 Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. 3 3. Retail Spaces, Garden Center, Receiving Area: Basics: Changed Retail Spaces - Added West Receiving Area Why: re -program ground floor, and relocate truck loading area When: all submittals — ( 1st and 2nd modifications, + supplements) How: increased outdoor garden center sales along NE 17th Street reduced other big -box indoor floor areas removed some small-scale street retail uses added receiving area on west side Criteria: meets Criteria 1: FAR and setbacks don't exceed zoning ord. Problem: Criteria 4: Not in compliance with original findings Criteria 2: Footprint changes Height Areas ubstan. The Changes: Area & Intent Areas and locations meet intent of approved MUSP Ground floor areas in Original MUSP (6 July 04) (sheets A-101, A-201) Big Box Retail 135,003 sf • Big Box Outdoor Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. 4 Community Retail 5 stores: 3,903 sf Receiving in "Motor Court" Loading at NE 17th Terrace i'•a�r�rcyrr.�= fig 411 r�T,, v`.,a.`.�;__. Wan' TttF{:S N!O DOTAL POURS TO BE YP UCHTFD- {] PER PLANTER) RUMP P MCCS ROYµ S et N' u.NRe0 (7 PER PEAR The Changes: Area & Intent Height Areas ubstan. Presentation to Miami City Commissi Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. 5 Areas & locations not to intent of approved MUSP Ground floor areas in Modified MUSP ( 28 August 06) (sheets A-101, A-201) Big Box Retail 118,587 sf Community Retail Receiving 20,319 sf, at NE IViami PI. Loading at NE 17th Terrace RRERS &RACE. -ram„ car CELL-TER7' Of purr' (O 2, PG JO FILVS NEoce GRASS PAYE S --� Pi PPRser a- E PLAN - LOADING EXPANSION lI.E 1711tErCF AIE.T lUt 'NEST FACADE MODIFIED - :APE SID:WALK REOESICI&B TO GARDE!! CENTER N.E. 1741) srRE£r The Changes: Areas &Footprint Height Areas ubstan Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. 6 4.7t (T43 kin YR, CAY:• MA ISS ,..7 S7f • t•LAaI !,IIFI47FI k. Kt t7F'iI{ • Receiving area of 20,319 s.f. (pink area) is now along entire west side • Wall at the setback line (red arrows) is now non -supporting screen wall • Wall is penetrated by two openings of 40' each (green areas) The Changes: Areas &Footprint Criteri Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. 7 Foot Print Changes: West Elevation • Elevation shows that wall is non -supporting screen wall • Either glass and spandrel curtain or screen infill 3 [New a,7e� Xar / . fL 17r-0' a. xit-d ne EL as`- a' EL lis" -erL a5' 4 n a_me fL J1°•I' MI RDA R. 5e'-4' 49 4 r-PrEL1' EL AEL IS-L IiS-RPMo' �P sEm m noc IL n'-oo nett EL e.-11- Ar Br Cf Dr 7R D2 NEW. MG sWOrll [dein frig. ICI 1.1 U� 11 I m ' F4 rpwC+�w[ WEST ELEVATION 7-.v scrim Eru Ya PIIODOm Criteria 1 The Changes: Compatibility Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. 8 Original Intent for Compatibility — Criteria 4 Project Description of the original MUSP presents the project as: " Bayview Market will be a 4-story Big Box Retail building to be located at 1700 NE 2nd Avenue in Miami, Florida. It is the project's goal to prove that large retail (big box) type, vis'a-vis; home improvement, and general household products merchants can be provided in and urban setting. (Bayview MUSP, Project Description, Section 11, page 1, paragraph 2) " The small retail along the adjacent major streets will help animate the streetscape by providing opportunities for the ingress and egress of pedestrian traffic ." I C". (Bayview MUSP, Project Description, Section II, page 1, paragraph 5) " The intended effect is to soften the massing of the building around all sides. These surface treatments shall work off the residential units' ( now office) modules and is intended to extend the liner effect all around the buildings. (Bayview MUSP, Project Description, Section 11, page 2, paragraph 2) Height Liners Areas Compat ubstan Presentation to Miami City Commissi Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. Modified MUSP, first floor plan Sheet A-201 Modified MUSP Reduces Compatibility by reducing the implementation of pedestrian -oriented urban designs. Modified design replaces a single big -box use along 17th Street in lieu of 5 small-scale urban retail stores totaling 3,900 s.f. (green shading) Original MUSP first floor *Ian Sheet A-201 - N,L. TRA,tERRA0E Parc Lofts -. ..4E BAK= CNEEPcac HOME DEPOT Small Retai" J .rn salt. oS. ws i 5 EEEr .w rt. along street sr y 1 E�,pW. N &,�. ��� F COVENNY URGE �1 naafi kr FEU, nrra, aF wA+.ouo, KM,. 4 cwOc. IMES N swum NAM ? .5,0O.i i t A i 0 0 0 Height Liners Areas Compat ubstan `. Presentation to Miami City Commissi Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. Modified MUSP Reduces Compatibility by reducing the implementation of pedestrian -oriented urban designs. Modified design replaces a wall of a habitable building with continuous landscaping along Miami Place with a large truck loading/unloading operation without opaque screening, and less landscaping Original MUSP, first floor+Ian Shut A-201 • N,L. TRA,tERRA0E Parc Lofts Modified MUSP, first floor plan Sheet A-201 -. ..4E BAK= CNEEPcac HOME DEPOT 7�7 TAII 122,000 SF, Small Reta i aDOLVAOS MRWA 6iEK along street Height Liners Areas Compat ubstan Presentation to Miami City Commissi Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. Modified MUSP Reduces Compatibility by reducing the implementation of pedestrian -oriented urban designs. Original design motivated truck delivery traffic to access site by NE 17th Terrace via Miami Av. (blue arrows) Modified MUSP allows trucks to use NE 17th St, crossing Parc Lofts & Filling Station pedestrian environments. Original MUSP,„first floorlan Sheet A-201 Parc Lofts HOME DEPOT' f�E:lAfL 122,000 SF, Small Retai'a .� r along street "-$: [TEL r% Modified MUSP, first floor plan Sheet A-201 Chan Height Liners Areas Compati Modified MUSP reduces compatibility by reducing the implementation of a pedestrian -oriented urban form ubstan 1 rollkill akaM MI 9 51 W r A Presentation to Miami City Conn-H.1 n_ _ Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p.. It positions and expands the minimally buffered receiving area, a transportation and warehousing use, adjacent to the newly developed residences at the Parc Lofts, and the planned residences at The Filling Station. Changes of Bayview Market IEW Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. 3 Is it a Substantial Change? Sec. 2215.1 Criteria 1. Parking and parapet height reduced, 1. Exceeds zoning but canopy height is still non -compliant requirements 2. Changed use of liners removed from calculation of FAR 3. Brought "big box" use to street Brought large loading area to street 4. Intent of compatibility and creation of pedestrian environment reduced 4. Not substantially the same project 1. Exceeds zoning requirements 4. Not substantially same project 2. Moved footprint more than 10' 4. Not substantially same project Presentation to Miami City Commission Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p.24 Sec 2215.1 Criter 1 Presentation to Miami City Commissi n Bayview MUSP Substantial Changes M•r A - t.. r •7 .. From Article 22, Sec 2215.1 City Code Sec. 2215. Requirements concerning changes in original applications after processing begins. The following limitations and requirements apply where changes are made in original applications for amendment after processing begins: 2215.1. Substantial changes defined; changes prior to notice of public hearing. Substantial changes affect the essential part of the application, not just the form of the application, as determined by the zoning administrator and the Planning and Zoning Director. Such determinations shall be made upon a request to review proposed modifications to applications for variances, Special Exceptions, Major Use Special Permits or zoning atlas amendments by persons defined in Section 2202.1(e), using the following criteria: (a) The requested change exceeds the zoning regulations; (b) The footprint of the building is proposed to be moved by more than ten (10) feet in any horizontal direction; (c) The height of the building or any portion thereof is proposed to be increased by more than five (5) feet or five (5) percent of the height of the building, whichever is greater, in a vertical direction; or (d) The zoning administrator shall refer the proposed change to the Director of the Planning and Zoning Department in order to apply the applicable criteria as set forth in Section 1305, where at such time the Planning and zoning Director shall determine if the proposed changes result in substantially the same project and are still in compliance with the findings in the original application. Once the criteria set forth in (a) through (d) above have been applied, the Planning and Zoning Director shall make a written determination as to whether the proposed modifications are substantial or non -substantial. Based on this determination, the application will be processed accordingly. By mutual agreement between the director of the department of planning, building and zoning and other affected parties, substantial changes in original applications may be made prior to publication of notice of hearing; provided that, where such changes require major alteration of department of planning, building and zoning reviews and recommendations already prepared and based on the original application, a second application fee shall be required. Sec 915.1 Criteri From Article 9, Sec 915.1 City Code Sec. 915. Height regulation, generally. 915.1. Measurement of height. Unless otherwise specified herein, height of buildings shall be measured from the average sidewalk elevation or the average of the record profile grade elevation of each of the streets abutting a development, as determined and on file with the City of Miami Public Works Department. 915.1.1. Excluded portions of structures. Except as specifically provided herein, the height limitations of this ordinance shall not apply to any roof structures for housing elevators, stairways, tanks, ventilating fans, solar energy collectors, or similar equipment required to operate and maintain the building (provided that such structures shall not cover more than twenty (20) percent of roof area), nor to church spires, steeples, belfries, monuments, water towers, flagpoles, vents, or similar structures, which may be erected above the height limit, nor to fire or parapet walls, provided, however, that such walls shall not extend more than five (5) feet above the roof. Within R-1 and R-2 Zoning Districts, the overall height of such excluded portions, as described above, shall not exceed ten (10) feet over the maximum "building height" as defined herein. 1 Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. 6 Some Pertinent Article 25 Definitions Criter 1 Presentation to Miami City Commissi n Bayview MUSP Substantial Changes Mark Alvarez 25 October 2007 p. 7 From Article 25, Sec 2501.2 City Code Canopy. A fixed roof -like structure which is in whole or in part self-supporting with open sides which provide shade or protection. Coverage of a lot. That portion of a lot covered by buildings. Facade. Any exterior face(s) or wall(s) of a building, usually the front, distinguished from other faces by architectural embellishments. Floor area, nonresidential. Nonresidential floor area is the sum of areas for nonresidential use on all floors of buildings, measured from the outside faces of the exterior walls, including interior and exterior halls, lobbies, enclosed porches and balconies used for nonresidential uses. Not countable as nonresidential floor area are: (a) Parking and loading areas within buildings; (b) Open terraces, patios, atriums or balconies; (c) Stairways, elevator shafts, mechanical rooms; or (d) Floor areas specifically excluded from floor area limitations by special provisions of these regulations. Loading space, offstreet. An area in which goods and products are moved on and off a vehicle, including the stall or berth and the apron or maneuvering room incidental thereto. Substantial change. See section 2215.1 of this ordinance. Substantial modification (of existing offstreet parking facilities containing ten (10) or more spaces). Changes in number, location, dimensions, or arrangement of spaces or aisles, entrances or exits, or character, type, or amount of landscaping. Visual impact. A modification or change that could be incompatible with the scale, form, texture, or color of the existing natural or man-made landscape.