HomeMy WebLinkAboutArticle II. Project DescriptionOR ySE SPECJAL PERMIT
PROJECT D£SCR PTI N
Project Descrp <!n
Zon ap Ordinance. No. 110 (
Section 130+3!
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materials
General Report
Ma Use Special Pernii. Concept Plan
Deveopm«mimpact Study
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MAJOR USE SPECIAL PERMIT
Section 1304.1,1 Application forms; supplementary materials
(a)
Statements of ownership and control of the proposed development
of activity.
The Disclosure of Ownership and Ownership Affidavit are provided in
Article 1,
(b) Statement describing in detail the character and intended use of
the development or activity,
Empire World Towers designed by Kobi Karp Architecture and interior
Design consists of two 92 story oval shaped residential towers atop a
13-story pedestal and a basement. The first two levels consist of
residential lobbies, retail and offices with a grand landscaped vehicular
drop off adjacent to NE 3rd Street. The pedestal of the Garage is lined
on all facades facing streets with "work -live" liners.
The project includes the following amenities: retail at grade and second
floor, work -live units, a direct connection to the College/Bayside
Metromover Station, a 1393 car parking garage wrapped on Biscayne
Boulevard and NE 3rd and 4th streets with live/ work lofts, and an
ornate aluminum louver system. The last two levels of the pedestal
contain a full amenity floor with a spa, restaurants, numerous
recreational activities and a pool deck.
The Tower height is as follows:
1040'-8" to the roof deck and
1060'-8" to the architectural projection
The development consists of a parcel with a net lot area of 88,592
square feet (2.033 acres) and a gross lot area of 115,867.83 square feet
(2.659 acres). The property is bounded by NE 4th Street on the north,
Biscayne Boulevard on the east, NE 3rd Street on the south, and the
College/Bayside Metro Mover station on the west.
The proposed building will contain 1557 residential units with 3,317 SF
of office space, 26,447 SF of commercial space, 1393 parking spaces.
Drawings showing the architectural character and location of the
intended uses are included under Tab 6 of the Supporting Documents.
(c) General location map, showing relation of the site or activity for
which special permit is sought to major streets, schools, existing
utilities, shopping areas, important physical features in and
adjoining the project or activity and the like.
The following exhibits are included with the Major Use Special Permit
Application:
(1) Aerial: Aerial photograph of the surrounding area indicating the
project site and the proposed building.
(2) Area Context Map/Site Aerial: Map of the project area
indicating buildings and theft functions that surround the site.
(3) Location Map: Map of the surrounding street system indicating
the project location.
(4) Photographs of the surrounding area
(d) A site plan containing the title of the project and the names of the
project planner and developer, date, and north arrow and, based on
an exact survey of the property drawn to a scale of sufficient size
to show:
The general information requested is shown on the Ground/Site Plan,
Sheet A-008 and A-101, provided under Tab 6 of the Supporting
Documents. The site plan includes the following:
(1) Boundaries of the project, any existing streets, buildings,
watercourses, easements and section lines;
The boundaries of the project and the location of existing
streets and easements are shown on the Survey located
under Tab 5 of the Supporting Documents.
(2) Exact location of all buildings and structures;
The exact location of all existing buildings iodated on the
property is shown on the Boundary Survey under Tab 5. The
location of the building to be constructed is shown on the Site
Plan, Sheet A-008 , located under Tab 6 of the Supporting
Documents.
(3)
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Access and traffic flow and how vehicular traffic will be
separated from pedestrian and other types of traffic;
Vehicular access for the project is located by way of parking
ramp and vehicular lobby with entrance from NE 3rd Street and
also exit onto NE 3rd Street and NE 4th Street. The service area
for the project, as well as the loading areas are located
internally from NE 3rd Street. A dock master will be located on
site in this area and organize logistics of loading.
A detailed analysis of the site access and traffic flow is
provided in the Traffic Impact Analysis located under Tab 2 of
the Supporting Documents.
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(4) Off-street parking and off-street loading areas;
The structure provides off-street I on -site parking for residents,
costumers and offices. It includes 9 levels of parking providing
a total of 1393 spaces. The plans for the garage are shown on
Sheets A-101, A-106 provided under Tab 6 of the Supporting
Documents.
The Zoning Ordinance requires (5) loading berths at 12'x55'
and (4) loading berths at 12'x35' for a total of 9 loading spaces.
The structure provides (2) loading berths at 12'x55', (5) loading
berths at 12'x35 and (10) loading berths at 10'x20' for a total of
17 loading berths. The clearance provided for the loading area
is 15 FT at the ground floor and 10' for the loading spaces in
the basement. Service areas are shown on sheet A-100 and
A-101 Plan, under Tab 6 of the Supporting Documents.
(5) Recreational facilities locations;
The Amenities levels provided on the 13t'' and 14th floors, will
serve as a recreation deck for the development and will include
indoor and outdoor amenities as well as a pool terrace. It will
include a Private Restaurant, Spa and Gym facilities, Bowling
Alley and Raquet Ball. Exterior facilities will include 2 pools,
water features, and a sun deck with planters.
These facilities are shown on sheets A-107 and A-108 located
under Tab 6 of the Supporting Documents.
(6) Screens and buffers;
Landscaped areas are indicated on the Landscape Plans,
Sheets L1.01, L1.02, L1.03 and L1.04, located under Tab 6 of
the Supporting Documents.
(7) Refuse collections areas;
Waste collection will be provided by a containerized compactor
system located within the service area. In addition, the project
will have a high rise recycling system. The building will include
a dry wash, refrigerated garbage rooms and can wash.
(8) Access to utilities and points of utilities hookups.
Access and connections to site utilities are discussed in the
Site Utility Study located under Tab 3 of the Supporting
Documents.
Tabulations of total gross acreage in the project and the
percentages thereof proposed to be devoted to:
1) The various permitted uses:
Residential Sq. Ft, = 2,229,573 S.F.
(2) Ground coverage by structures:
Banding Footprint m 74,833 S.F,
Ground coverage by the structures is 64.5% of the total gross lot area.
(f) Tabulation showing the following:
(1) The derivation of numbers of offstreet parking and
offstreet loading spaces shown in (d) above;
The total number of offstreet parking spaces required is 1675 spaces
and the total number of spaces provided is 1393 spaces. This project is
requesting a reduction in the amount of parking spaces due to the direct
link to the metro mover station to the west as seen on sheet A.103.
Derivation of the number of offstreet parking is shown under the A.002
within the Project Data, located under Tab 6.
(2) Total project density in dwelling units per acre.
As per 6.1 the maximum project density is 1000 units per acre.
The designated site is approximately 2.033 acres, which allows
for the construction of 2033 units. This project will provide 1557
units.
(g) If common facilities (such as recreation areas of structures, private
streets, common open space, etc.) are to be provided for the
development, statements as to how such common facilities are to
be provided and permanently maintained.
Ail common facilities provided will be maintained by the Owner.
(h) Storm drainage and sanitary sewerage plans.
Storm drainage, water distribution, waste water and solid waste
generation provisions are discussed in the Site Utility Study located
under Tab 3 of the Supporting Documents.
(i) Architectural definitions for buildings in the development; exact
number of dwelling units, sizes, and types, together with typical
floor plans of each type.
Detailed information and breakdown of square footage of all uses are
found under Article 1. Typical floor plans for residential units are shown
on the Typical Residential Floor Plans. Ali drawings are located under
Tab 6 of the Supporting Documents.
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(j) Plans for signs, if any.
The project will obtain signage approval at a 9ater date.
(k) Landscaping plan, including types, sizes and locations of
vegetation and decorative shrubbery, and showing provisions for
irrigation and future maintenance.
The landscape plans showing vegetation are found on the l_1.01 -
L1.04. AU landscape plans are located under Tab 6 of the Supporting
Documents.
(l)
Plans for recreation facilities, if any, including location and general
description of buildings for such use.
Recreation facilities are located on the 13`h and 14th floor of the
pedestals
(m) Such additional data, maps, plans, or statements as may be
required for the particular use or activity involved.
The details of the spaces and calculations used to compute the Floor
Area Ratio (FAR) are shown on the Sheet A.009 and A.010, provided
under Tab 6 of the Supporting Documents. The Floor Area is unlimited
in the CBD zoning district.
(n) Such additional data as the applicant may believe is pertinent to
the proper consideration of the site and development plan.
Elevations depicting the architectural character of the building are
shown on the Buildings Elevations. Sheets A-201 through A-204. All
elevations are located under Tab 6 of the Supporting Documents.
2. Section 1702.2.1 General Report.
(1) Property ownership and beneficial interest within the boundaries of
the area proposed for Major Use Special Permit.
Statement of Ownership and beneficial interest within the boundaries of
the area proposed for Major Use Special Permit are provided in Article 1.
The nature of the unified interest or control.
The nature of unified interest or control is indicated in Article 1.
Survey of the proposed area showing property lines and
ownership.
A copy of the Surveys are included under Tab 5 of the Supporting
Documents.
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(5)
Map of existing features, including streets, alleys, easements,
utilities lines, existing land use, general topography, and physical
features.
The existing site features and utility lines are shown on the Boundary
Survey of the property located under Tab 5. The site features and the
utilities are also described in the Site Utility Study, located under Tab 3
of the Supporting Documents,
Materials to demonstrate the relationship of the elements listed in
(4) preceding to surrounding area characteristics,
The drawings submitted with this Application are located under Tab 6 of
the Supporting Documents.
(6) Existing zoning and adopted comprehensive plan designations for
the area on and around the lands proposed for Major Use Special
Permit.
The existing zoning designation for the property pursuant to City of
Miami Ordinance No. 11000 as amended. The zoning designation for
the property is CBD. The Comprehensive Plan Future Land Use
designation for the property is Restricted Commercial. The zoning and
the comprehensive plan designations are consistent.
3. Section 1702.2.2 Major Use Special Permit Concept Plan.
a. Relationships of the concept plan to surrounding existing and
proposed future uses, activities, systems, and facilities
(transportation, recreation, view corridors, pedestrian systems,
service systems and similar uses.
Article 11 contains a written narrative of this project outlining proposed
uses, activities and architectural character. This narrative also contains
descriptions of the project's relationship to traffic, pedestrian
movements, and transportation access. Building elevations, sections
and perspectives showing the proposed materials, vertical profile and
height, and orientation to streets are included in the drawings submitted
with this Application. The list of drawings submitted is found under Tab
6 of the Supporting Documents.
b. Existing zoning and adopted comprehensive plan principles and
designations.
The project conforms with the CBD zoning district designation for the
property. The comprehensive plan future land use designation
conforms with the land use designation currently in effect for the
property.
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4. Section 1702,2.3 Developmental Impact Study.
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(a)
A traffic analysis shall be submitted for an area within
approximately 1/4 mile of the site, or an area including the major
intersections to be impacted by the site, whichever is larger.
The Traffic impact Analysis is included under Tab 2 of the Supporting
Documents.
(b) Economic impact data shall be provided, including estimates for
construction costs, construction employment, and permanent
employment and shall demonstrate that the proposed development
is favorable to the economy, public services, environment and
housing supply of the City.
The Economic Impact Study is included under Tab 4 of the Supporting
Documents.
(c) A housing impact assessment.
Over the last several years prices of urban housing have increased
dramatically; despite the recent slow down in the economy.
Subsequently, a substantial amount of people within metropolitan areas
has begun to return to the city to live. This has created a shortage of
multi -family housing along with an upward surge of housing prices. This
pattern remains the same in South Florida where there continues to be
an increased demand for housing, particularly in Miami -Dade County.
(d) A description of proposed energy conservation measures shall be
provided, including only those measures that are proposed in
addition to the minimum requirements in State Energy Code.
Architecturally, the building envelope will be comprised of insulated
walls and roof. Tinted glass will be used throughout the building.
Electrically, all exterior and landscape lighting will be controlled by
means of time clocks and photocell switches. Energy saving lamps,
ballasts and fixtures are being considered at cores and public spaces.
(e). Historic Buildings
The property is located in an Archeological Conservation Area. There is
no existing historic structure located on the property.
(f). Environmental Zone
The property is not located within an environmental preservation district.
KOBI KARP
ARCHiTECiUR-Ll iNTEROR DESiGN PLANNING
August 30, 2007
RE: Empire World Towers - 330 Biscayne Bai.Plevard, Miarnt,R.
MUSP Application -Environmental Impact Analysis Statement
To Whom it May Concern.
As the Architect with aBacheior n Environrrierital .Desigh, I have taken careful
consideraliOn in designing a project that will positively affect the community: public
services and trarisportatiori, housing supply, and the environment.
The project is located in a downtown area where the -re is a significant amount of
pedestrian and public transportation activity, and this project has taken full advantage
of this fact and amenity. For the first time in Miami a new project has proposed a direct
connection to an existing Meiro-Mover station with direct access into the building. retail
spaces and lobbies. The existing Coliege/Baysicle station sits directly to the west of the
site and will tie into the 3,d leve} of the pedestal structure. By creating a convenient route
for people to use public trarisportcition, this will in effect reduce the °Malin' of vehicular
traffic flow around the surrounding streets and throughout the city, reduce the amount of
energy burned for transportation, and increase revenue to the Miami -Dade public
transportation system.
This project will also provide several public and private amenities such cis a grocery store.
restaurant, bars, retail stores, fitness centers and many other everyday conveniences
that will provide o service to its residents and the surrounding neighbors therefore adding
value to the neighborhood.
This project's site has been previously built upon with an existing 10 story building on site
and adjacent surface parking lots so there will be no wetlands, greenfields or natural
habitats disturbed. Developing a densely poputated structure within a downtown area
where Office, Retall, and Commercial uses are abundant will leave more sensitive land
to be preserved and allow for less vehicular and traffic impacts on the environment by
reducing the amount of people forced to commute.
The exterior of the building has been designed to provide shade on the facade by deep
projecting balconies. Along with the deep balconies, the impact resistant window
systems and minimal tight transmitting glass, there will be a decreased amount of energy
uses for cooling and air conditioning loads throughout the building.
It is my professional opinion that the proposed development will have favorable impact
on the economy, public services, and environment in downtown Miorni.
Karp
ensed Architect, Bachelor in Environmental Design
OBI KARP ARCHITECTURE & INTERIOR DESIGN, INC.
2915 B1SCAYNE BOULEVARD.StiiTE 200.MIAM1, FL 33137
0: 305.573,1818 F: 305.573.3766
WWW,K0B1KARP,C0M
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N.. K F R GROUP
SPINNAKER
iUN.21 33326
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RE: Etnpige i 'odd Powers .MUST Application
.Environmental impact Analysis Statement (ETAS)
I'o \h;otnn It 'v/Isty C;on...en
Date: 4 et c er 2'" 2007
After review and e nsideratwn of the proposed pr tect Ni 1=SP application provided to the by Greenberg
Traurig P.A., and prepared by Greenberg Traurig P.A., Kobe Karp Architects, The Washington .Economic Group.
Urban Resource Group, and Kimely Horn & Associates, dated March 2007, it is determined that the Empire World
Towers will have a favorable environmental impact on the immediate neighborhood. Based on the design elements and
potential impact of the development in the context of the environmental and social conditions of the study area, this
EIAS takes into consideration the 'following environmental issues: the economy, public services, environment and
housing supply within the immediate neighborhood.
A complete economic impact analysis provided by The Washington Economic Group Inc. is included in the
MUSP application. Tab 4. Instill -unary the report states that the increase in employment opportunity as a measure of
full time jobs, wages, local taxes, direct expenditures, indirect expenditures and output generated by the project are
determined to be a positive economic result of the proposed project. Please see Tab 4 of the MUSP application for
further analysis.
The Projects' relationship to traffic flow, pedestrian movement and transportation access is thoroughly
examined by Kimiey liom & Associates and can be found under Tab 2 in the MUSP application. By channeling
redevelopment to areas like this with existing infrastructure, the impact on natural resources can be protected.
Communities with at least ten basic services within a half mile radius and in close proximity to light rail, reduce the
impact of vehicular traffic, improve productivity, alleviate parking problems, and promote .healthy levels of outdoor
physical activity. The Empire World Towers will promote public transit use due to as close proximity to the metro
mover, light rail system. The Empire World Towers Project is directly connected to the Cities only light rail system
and will provide a great opportunity to encourage public transportation. A large number of people are willing to use
mass transit if it is convenient and facilities are provided. This strategy can potentially reduce the energy demand for
transportation which would cut CO2 emissions and lessen the negative effects of building high rise sites by reducing
parking. The iconical nature of this project complete with observation decks which will cater towards tourists and
sightseers, allows the building to become an attraction. A project winch can draw tourists and locals to the City Center
and provide an environment which does not require private vehicle use will he a nice example and a helpful tool to
promote greater connectivity within our community. In addition the projects 23,130 square feet of retail space and
3,317 square feet of office space are designed to complement the 1,557 residential units by encouraging pedestrian
activities and cultural usages which provide a sense of community. The site is located at 330 Biscayne Boulevard. The
exi-stint zoning of this area is as a Central Business District. This area is quickly becoming a live, work and play type
community in -line with a New Urbanism Design philosophy. Many basic services already exist in this community and
focusing residential and retail density here will promote community connectivity which allows for living, shopping and
working in close proximity. In order to integrate this project into the community and encourage pedestrian activities,
the design team could consider exterior plazas and walkways that include native plant varieties and greater amount of
vegetative space. Designing more vegetative space into the plaza and walkway areas will promote a connection
between hardscape and habitat and it will help support Miami as a beautiful City which has a healthy environment.
Some ground floor plaza areas are currently in the design where sitting, socializing., meeting and walking will be
possible. On site amenities also include a fitness area, bowling lanes, racquet ball, sun deck, pool and spa. These
amenities will supplement and add value to the neighborhood, provide a sense of -community and improve the quality of
life through its public services.
The proposed site for The Empire World Towers is a previously developed site which is not considered prime
farmland, a greenfield, an habitat for any species on the threatened or endangered species lists and is not within ino feet
of wetlands; or public park land. Since this site has been previously disturbed, damage to the environment is limited
and more sensitive land can be preserved. During the demolition phase of this project attention should be given to
recycle a significant percentage of the d ..molition debris. The developers' proposed plan nnarginnally exceeds the
requirements for open space. Of the open space associated with this project it is unclear what percentage is vegetative
Building Comnnissioning a t.FEBlT'd Consulting
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or p er110 . plant varieties to lli crease the amount of vegetative open space F `dl l.i ,p restore habitat in the.
dense urban surruu i tines of this project. =t is unclear if additional green space" is required by the Ott-.
A. landscaped pool deck which acts as tne root of the parking garage where 1 t1t `1, oftha parking spaces are
o veCi'ei} a smaller building footprint and also o••ill reduce the urban heat island effect I'or el project of this size_
itappears that very )1 the plants being provided for landscaping are Dames and may require more water and
maintenance tilers Iliuiv or adaptive varieties. The differences in temperature gradients between urban settings can lie.
detrimental to habitat, v iidiife and migration corridors. This heat island effect can be further mitigated by using
roofing materials and hardscapes with a high solar reflective index.. (Energy modeling software can be used to compare
proposed rooting materials, building orientation, glazing characteristics, insulation values and energy s\stems; In Order
to determine the most efficient and cost effective nnea.ns for cooling the inferior of true -while providing a
product with high levels of comfort. Doing this will potential lo, er energy costs as well. Site lighting can also .have aiF
impact on nocturnal environments for people as well as wildlife and habitat. Reducing light pollution by limiting .light
trespass and up lighting can improve nocturnal environments and provide greater access to the night sky, This can be
done by thoughtful placement of permanent lighting, such that it does not escape through windows, minimizing, up
lighting, using loser power densities then recommended by ASHRAE/ IESNA standards for exterior lighting, and by
carefully designing site lighting that does riot escape the site boundary horizontally or into the night sky. Additionally
consideration should be given to using all energy star rated appliances for the residential portions of this project.
Stornwater will be managed with drainage wells and exflltration trenches designed to recharge the Biscayne
Aquifer. This project is in a flood area and special consideration should be given to handling flood conditions. Sewage
will he gravity feed to existing Barns Dade Water and Sewer Facilities for treatment. Contractors will be required to
prepare an Erosion and Sediment Control Pian before groundbreaking in order to .reduce pollution from construction
activities by controlling soil erosion, waterway sedimentation and airborne dust generation. Recycling facilities are
being provided for the occupants of this project.
Issues pertaining to the supply of housing are addressed in the Project Description portion of the MUSP
application as well as within the Economic Analysis under the Tab 4.
Regarding all environmental impacts associated with this project, it is my professional opinion that the
proposed development site is appropriate and has a :favorable impact on economy, public services, environment and
housing supply vs ithin the immediate neighborhood, While developing the design for The Empire World Towers and
building on this site, consideration should be given towards using water efficiently, maximizing energy efficiency,
using environmentally appropriate materials, and monitoring indoor environmental quality. lei this way the impact of
development upon our natural environment can be minimized and the performance of our built environment can be
maximized.
Sincerely,
Jason Biondi
LEED AP
The Spinnaker Group
.Fnvironinental Consultants
786 897 7783