HomeMy WebLinkAboutII.A. Project Descriptionscayne .ark 11
Substantial Modification to Biscayne Park MUSP
a Mixed Use Project
MAJOR USE SPECIAL PERMIT
PROJECT DESCRIPTION
Zoning Ordinance No. 11000
11, Section 1304.2.1 Application forms; supplementary materials
(a) Statement of ownership and control of the proposed development
of activity.
The Disclosure of Ownership and Ownership Affidavit are provided
in Article I.
(b) Statement describing in detail the character and intended use of the
development of activity..
The original Biscayne Park ("Biscayne Park I") Major Use Special Permit
("MUSP") permitted a mixed -use project consisting of a residential high-rise
tower over a parking pedestal. The parking pedestal is covered with ground floor
retail fronting Biscayne Boulevard and N.E. 25 Street. Upper floors of the
pedestal are lined with residential units fronting Biscayne Boulevard and N.E. 25
Street while the south side (along N.E. 24 Street) is covered with 12,502 square
feet of office space.
Biscayne Park I responded to the needs and desires of the community for
improved quality of life by making available work/live space. The project includes
a large amenities package with ground floor greenspace, pool and barbeque
area, exercise club, etc. The parking pedestal currently provides 331 parking
spaces.
Biscayne Park I is sensitive to its neighbors and surrounding historical
buildings across Biscayne Boulevard and north of N.E. 25 Street by continuing
the scale of the neighborhood along the Biscayne Boulevard corridor. The
project is 95% complete at the time of this submission, and should be 100%
complete by the end of this summer.
Biscayne Park II is a substantial modification to the approved MUSP that
permitted the construction of Biscayne Park I. The purpose of this substantial
modification is to add an additional .93 gross acres of property to the overall
development, and to provide for a new development that will serve to activate the
pedestrian realm on approximately three fourths of the subject block, including
the activation of all of the portion of said block that fronts NE 2n Avenue.
Biscayne Park II will provide for the development of an additional office tower of
approximately 122,100 square feet, an additional parking pedestal providing 434
spaces and additional 9,952 square feet of retail. While Biscayne Park I and
Biscayne Park 11 are part and parcel of the same project, and have the same
MIAMI 1308882.1 7604424899
developer, the structures are being developed in such a way where the parking
and other common facilities are separated, allowing the greatest level of privacy
to those occupying the residential components of Biscayne Park
(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 and are located under Tab 6 of the Supporting Documents.
(i) Location Map: Map of the surrounding street system
indicating the project location.
(ii) Area Context Map: Map of the project area indicating buildup
in the surrounding area.
(iii) Aerial: Aerial Photograph of the surrounding area indicating
the project site.
(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 Site plan is located under Tab 6 of the Supporting Documents.
1. Boundaries of the project, any existing streets, building,
watercourses, easements and section lines;
The boundaries of the project and the location of existing streets are
shown on the survey located under Tab 5 of the Supporting Documents.
Exact location of all buildings and structures;
The exact location of all existing buildings located on the Property is
shown on the survey located under Tab 5 of the Supporting Documents.
The location of the building to be constructed are shown on the Site Plan,
under Tab 6 of the Supporting Documents.
ili. Access and traffic flow and how vehicular traffic will be
separated from pedestrian and other types of traffic;
Service vehicles will access the loading docks from the service entrance.
(I)
Off-street parking and off-street loading area;
Off-street parking will be provided in the parking garage
located in the podium of the building. AU parking levels will
MIAM11308882.1 7604424899
have access from ground floor ramps. The parking garage
will consist of six (6) levels of parking decks.
The loading berths are internally located within the parking
pedestal.
(2) Recreational Facilities;
Location and access to recreational facilities can be found
under Tab 6 of the supporting documents.
(3) Screens and buffers;
Landscaping areas indicated in the landscape plans under
Tab 6 of the supporting documents.
(4) Refuse collections areas;
Waste collection will be provided by a containerized
compactor system located in the parking pedestal. These
facilities are shown on the Site Plan under Tab 6 of the
Supporting Documents.
(5) 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.
(e) Tabulations of total gross acreage in the project and the
percentages thereof proposed to be devoted to the permitted uses and ground
coverage.
Percentage of the allowable total FAR is 99.99%
The various permitted uses.
Maximum permitted footprint: 74,469 gross square feet
Building Footprint: 67,357 gross square feet
ii. Ground coverage by structures.
Ground coverage by the structures is 90.44% of the total gross lot area.
(f) Tabulation showing:
i, The derivation of numbers of off-street parking and off-street
loading spaces shown in (d) above:
1 space per 1 and 2 bedroom units = 170 spaces
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2 space per 3 and 4 bedroom units x 2 88 spa s
Cornmercial Spaces (Phase I)
Commercial Spaces (Phase II)
54 spaces
434 spaces
Total Required Parking Spaces (Phases I & II) = 737 spaces
Total Provided Parking Spaces (Phases I & II) = 765 spaces
ii Total project density in dwelling units per acre.
Allowed: 2.02 acres x 150 units per acre = 303 units
Provided in Phase I: 214 residential units
Proposed in Phase II: 0 residential units
Total: 214 units
Percentage of Allowed Density: 70%
(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.
(h) Storm drainage and sanitary sewerage plans.
Storm drainage, water distribution, wastewater 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;
The design plans are included under Tab 6 of the Supporting Documents.
(j) Landscaping plan, including types, sizes and locations of
vegetation and decorative shrubbery, and showing provisions for irrigation and
future maintenance.
The Landscaping Plan located under Tab 6 of the Supporting Documents,
specify the plant types, sizes and locations, as well as indications that all planted
areas will be fully irrigated and maintained by the project.
(k) Plans for recreation facilities, if any, including location and general
description of buildings for such use.
Recreational facilities are located under Tab 6,
M I AM 11308882.1 7604424899
(I) Such additional data, maps, plans, or statements as may be
required for the particular use or activity involved.
Recreational facilities are located under Tab 6.
The Drawings submitted with this Application are located under Tab 6 of
the Supporting Documents.
(m) 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 project are included
under Tab 6 of the Supporting Documents,
12. Section 1702.2.1 General Report.
(a) Property ownership or ownerships 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 I.
(b) The nature of the unified interest or control.
The nature of unified interest or control is indicated in Article I.
(c) Survey of the proposed area showing property lines and ownership.
A copy of the survey of the Property is included under Tab 5 of the
Supporting Documents.
(d) 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 survey of
Property located under Tab 5 and the Site Utility Study located under Tab 3 of
the Supporting Documents. In addition, the surrounding street systems are
included under Tab 2, Traffic Impact Study.
(e) Materials to demonstrate the relationship of the elements listed in
(d) preceding to surrounding area characteristics.
The Drawings Submitted with this Application are located under Tab 6 of
the Supporting Documents. Materials shall be provided to the Urban Design
Review Board for review.
(f) Existing Zoning and adopted Land Use Designations for the area
on and around the lands proposed for Major Use Special Permit.
Land Use Designation and Zoning Designation are consistent with one
another. The current Land Use Designation is High Density Multifamily and the
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Zoning District is Restricted Commercial, which also allows residential
development equivalent to Nigh Density Multifamily Residential,
13, 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, services systems and similar uses).
Article ll contains a written narrative of the 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. Maps located on Tab 6 indicate the Project's relationship
to surrounding streets, land uses and functions. Building elevations, sections and
perspectives showing the proposed materials, vertical profile and height, and
orientation to streets is 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 Land Use Principles and
Designations.
The Project conforms to the current Land Use and Zoning Designations.
Set back requirements under the Code are satisfied or superseded for the
proposed project.
14, Section 1702.2.3 Developmental Impact Study.
(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.
The Economic Impact Study is included under Tab 4 of the Supporting
Documents.
(c) A housing impact assessment.
The project satisfies the need for market rate housing in the re-
development of the Central Commercial Residential District.
(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.
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spa if%N SEMCZS • CHEWi3+STS- a R[ ;# G ENVIRONMENTAL SERVtCfS
ENVIRONMENTAL IMPACT ASSESSMENT
(EIA)
For
25 Plaza Corp
Suite 101
615 NE. 22nd street
Miami, Florida. 33137
Project
Biscayne Park II
Location
250 NE. 25th street
East of NE. 2nd Avenue between NE 25 Street and NE. 24th street
Miami Dade, Florida 33137
Prepared By
All State Engineering & Testing Consultants, Inc.
2380 West 78th Street,
Hialeah, Florida 33016
Phone. 305-888.3373 FAX:305.888.7443
December 4, 2007
TAB ,E .OF CONTENTS
1.0- INTRODUCTION:
2.0- SITE VISIT AND PROJECT DESCRIPTION
10. ENVIRONMENTAL CONCERNS
4.0- REVIEW OFBICAYNE PARK II SUBSTATTIAL MODIFICATION TO
BISCAYNE PARK MUSP
5.0- CONCLUSION
ATTACHMENTS:
1. m Attachment 1.0: Photographs
2. - Attachment 2.0: Site location map and Related Maps
3, - Attachment 3.0: Documents from the ESA Phase I Report.
4. - Attachment 4.0: Documents from the Biscayne Park MUSP Report.
5. -Attachment 5.0: Other related documents
1 PO INTRODUCTION
In response to the request of Mr. Carlos de Melo of 25 Plaza Corp, All State Engineering and
Testing Consultants, Inc. (ASETC) prepared an Environmental impact Assessment (EIA) Report for
the a parcel located in the vicinity of 250 NE, 25th street, Miami Dade, Florida 33137. The property in
its entirety (Biscayne Park l and II) consists of the following physical addresses and folio numbers:
Addresses & Folio
ADDRESS FOLIO
2540 Biscayne Blvd 01-3230-023-0220
258 NE, 25th street 01-3230-023-0250
250 NE. 25th street 01-3230-023-0260
242 NE. 25th street 01-3230-023-0270
234 NE, 25th street 01-3230-023-0280
226 NE. 25th street 01-3230-023-0290
218 NE. 251h street 01-3230-023-0300
202 NE. 25th street 01-3230-023-0310
2403 NE. 2N0 Avenue 01-3230-026-0950
219 NE. 24th street 01-3230-026-0940
243 NE. 24th street 01-3230-026-0910
251 NE. 24th street 01-3230-026-0900
265 NE. 24th street 01-3230-026-0891
The properties listed above are owned by 25 Plaza Corp. Jose Ferreira de Melo (100%). The
complete ownership breakdown is given in exhibit "B" of the Major Use Special Permit (MUSP). The
subject property Biscayne Park 11, is the 0.93 gross acres of property to the west of Biscayne Park
included with the folio numbers listed above (see section 2.2 and attachment 2.0).
The supporting documents used to perform this study included, but are not limited to the following:
• Environmental Site Assessment Phase i prepared by Alpha Engineering Corp,
Dated June 2005.
• Substantial Modification to Biscayne Park MUSP, signed May 2007
• Minority Construction Employment plan
• Traffic impact analysis
• Site utility study
• Economic impact study
• Survey of property
• Submitted drawings
2,0 SITE VISIT AND PROJECT DESCRIPTION
2.1 SITE VISIT
On November 30, 2007 ASETC'S environmental engineer visited the subject property and
neighboring areas. The purpose of the visit was to detect any soil discoloration, soil odor, existing
durnp heaps or any potential source of hazardous substance contamination or negative
environmental impact.
Based on our visual inspection the property showed no signs of the uncontrolled uses of hazardous
materials and no signs of potential sources of hazardous substance contamination or negative
environmental impact. There was no indication of negative environmental impact at the time of the
site visit.
In addition to our visual inspection, photographs were taken to document the physical condition of
the site at the time of the visit (see photographs, attachment 1.0).
2.2 PROJECT DESCRIPTION
The original Biscayne Park ("Biscayne Park 1") Major Use Special Permit ("MUSP") permitted a
mixed -use project consisting of a residential high-rise tower over a parking pedestal, The parking
pedestal is covered with ground floor retail fronting Biscayne Boulevard and N.E. 25th street. Upper
floors of the pedestal are lined with residential units fronting Biscayne Boulevard and N.E. 25th street
while the south side (along N.E. 24th street) is covered with 12, 502 square feet of office space.
Biscayne Park 1 responded to the needs and desires of the community for improved quality of life by
making available work/live space. The project includes a large amenities package with ground floor
green space, pool and barbeque area, with an exercise club. The parking pedestal -currently
provides 331 parking spaces.
Biscayne Park I is sensitive to its neighbors and surrounding historical buildings across Biscayne
Boulevard and north of N.E. 25th street by continuing the scale of the neighborhood along the
Biscayne Boulevard corridor, The project is 95% completed at the time of this submission, and
should be 100% complete by the end of 2007.
Biscayne Park II is a substantial modification to the approved MUSP that permitted the construction
of Biscayne Park I. The purpose of this substantial modification is to add an additional .93 gross
acres of property to the overall development, and to provide for a new development that will serve to
activate the pedestrian realm on approximately three fourth of the subject block including the
activation of all of the portion of said block that fronts NE. 2nd Avenue. Biscayne Park 11 will provide
for the development of an additional tower of approximately 122,100 square feet, and additional
parking pedestal providing 434 spaces and additional 9, 586 square feet of retail. While Biscayne
Park 1 and Biscayne Park 11 are part and parcel of the same project, and have the same developers,
the structure are being developed in such a way where the parking and other common facilities are
separated, allowing the greatest level of privacy to those occupying the residential components of
Biscayne Park i.
General location map, showing relation of the site or activity for which special permits is sought to
major street, schools, existing utilities, shopping areas, important physical features in and adjoining
the project or activity and the like are .provided in attachment 2,0,
The following exhibits are included with the Major Use Special Permit Application and are located
under Tab 6 of the Supporting Documents.
ij Location Map: Map of surrounding street system indicating the project location,
Area context Map: Map of the project area indicating build up in the surrounding area.
iii Aerial: Aerial photograph of the surrounding area indicating the project site,
3.0 ENVIRONMENTAL CONCERNS:
3.1 WETLANDS
There are no protected wetlands on the subject property. The soils in the vicinity of the subject
property are classified as urban lands by the USDA Dade County Soil survey.
3.2 AIR AND WATER
Based on the intended use of the subject property there is no indication that the proposed
development will significantly impact the air, surface water and groundwater quality in the vicinity of
the project.
3.3 Flora and Fauna
Due to the site's highly urbanized character, there is neither significant natural vegetation remaining,
nor is there any listed wildlife habitating the site. Vegetation is limited to landscape species, and
wildlife is limited to species that have adapted to urban environments.
3.4 Cumulative and Long Tenn Impacts on Natural Environment
Considering the lack of wetlands, native vegetation and wildlife on the subject property, the Project will
not have any adverse cumulative or long-term environmental impacts.
3.5 Irreversible Commitment of Natural Resource
Considering the lack of natural resources on the subject property, there will not be any irreversible
Commitment of natural resources associated with this project.
3.6 Review of Previous ESA Phase I
A review of an ESA Phase I prepared by Alpha •Engineering Corp. revealed the following conclusions
and recommendations as stated by Alpha Engineering Corp.:
Conclusions are based on our analysis of the information obtained and the observation made
regarding our Environmental assessment of the Subject Sites and surrounding area. Based on the
findings, the Subject Sites are not listed at the present time in the EPA, FDEP and/or DERM records
as having any environmental violation. Most of the contaminated sites, that are approved under one
of the State Cleanup Programs, are eligible for monetary refunds for state paid programs. The State
approved sites cleanup will depend on their ranking with the State and the availability of funds. The
sites not eligible for any of the State Funded Cleanup programs would have to assume financial
responsibility for any impact on the subject site, however they appear to be remediating their sites on
their own. The normal groundwater flows to the East or Southeast; but the surface waters, may at
times reverse the normal flow in the area, such as Biscayne Bay.
The sites to the North and West of Subject site, that are upstream, are normally sites that could have
an impact of the Subject Site. Any Contaminated site listed by the Agencies would be
responsible for any impact on the Subject Site, if proven. The one that is close to the sites and
which could have an impact on the sites is 2522 N.E. 2nd Ave, however, it is approved under one of the
State cleanup programs and they would be responsible for any impact.
16 Review of Previous ESA Phase lI (continue)
information obtained from Mr, Nick Contos, FDEP, Tallahassee explains the apparent discrepancies
between the FDEP records. The FOEP Storage Tank/Contaminated Facility List in Appendix 4, may
show a site that is "On Going" meaning the assessment or remediation is being conducted, yet the
site may have been dropped from the FDEP Compliance and Enforcement List, because thesite has
complied with the requirements ordered by the Agencies and there is no need for further
"enforcement or they are being monitored by GERM rather than MEP.
Summary of Contaminated Sites
Site Name
Site Address
` EPA_RCRA
FDEP-UGT
Store a -UST
DERM-Codes
R & L Developers
169 NE 27 St.
Csd-On going
TCAR-DERM-1
4 05 Site Cont.
Fina Service
1925 NE. 2 Ave.
Csd-on Going
Eligible EDI-90
UT-Cont-
As • roved
Braman BMW
1930 NE. 2 Ave.
SQG-92
CDS-on going
1W-5 DERM
Amoco
Serv.Station Eagle
#2
2522 NE.2 Ave.
SQG-91
Open -on going
Eligible-C & E in
compliance -05
RAP-94-UT-
Cont-approved
Banana Supply
Co.
3030 NE. 2 Ave,
NOV-12-04
CSD-on going
C & E: FDEP Compliance and Enforcement Records
The Alpha report concludes that, there are no recorded environmental violations at the sites and No
Further Investigations are needed, The written portion of the report is included in attachment 3.0
3,7 Review of EDR report dated December 4, 2007
A review of the Environmental Data Resources (EDR) Report dated December 4, 2007 revealed that
the subject property was not listed in any of the databases searched by EDR. A portion of the report
reviewed is given in attachment 5.0. The report also revealed a number of sites of potential
environmental concern that were also noted in the Alpha ESA Phase I report discussed in section 3.6
above. ASETC also reviewed EDR's City Directory Abstract, EDR's Multi -Tenant Retail Facility Report
and EDR's Certified Sanborn Map Report for the subject property as part of our study of the site and
surrounding areas (see attachment 5.0).
4.0 REVIEW OF BISCA PA_ II SUBSTANTIAL MOD FICATION TO BISCAYNE
PARK MUSP
A review of the Biscayne Park it substantial modification to Biscayne Park MUSP a mixed use project and
supporting documents did not reveal any significant environmental -concerns that would cause a negative
Environmental impact.
The supporting document reviewed included the Minority -Construction Employment Plan, Traffic impact
Analysis, Site Utility Study, Survey of the property and various drawings submitted,
The projects relationship to traffic flow, pedestrian movement, transportation access, sewer and drainage,
among other things, is thoroughly examined in the Biscayne Park it substantial modification to Biscayne Park
MUSP prepared by Vicky Garcia -Toledo, Esquire, P.A Blizir Sunberg Baena Price and Axe#ford LLP .(see
documents from the report in attachment 4,0),
5.0 CONCLUSION
Based on our site visit, review of various documents regarding the proposed development of the project, our
general knowledge of the area and our professional Engineering judgment and experience it is our
professional opinion that the proposed development of the subject property is appropriate and should have a
favorable impact on the environment and natural resources of the City and immediate surrounding areas.
This Environmental Impact Assessment (EIA) Report has been performed in accordance with general
accepted engineering practices, using our best professional engineering judgment and experience. The
methodology used in this type of assessment identified elements, which are of obvious nature and
observance. Results and conclusions produced and derived have this intrinsic limitation. This, however, does
not invalidate the merits of the work, whose prime objective is to determine any obvious conditions of
detrimental environmental impact, which, if present, would indicate the need of further more in depth and
sophisticated procedures of investigation. No further warranties, expressed or implied are made,
We appreciate the opportunity to have been of service in this capacity. Please feel free to contact us if there
area any questions or comments regarding this matter.
Sincerely yours,
Wayne Webb, P. E.
Fla. Registration #56701
All State Engineering &
Testing Consultants, Inc.
WWlfarahfbm/25 plaza Corp,
Prakash S. Lodha, P.E.
Florida Registration # 43510
Consulting Engineer