HomeMy WebLinkAboutArticle II. Project Description•
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COLUMBUS CENTRE
MAJOR USE SPECIAL PERMIT
I. Section 1304.2.1 Application Forms; Supplementary Materials.
a. Statements of ownership and control of the proposed development.
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.
Columbus Centre is a dynamic mixed use project consisting of 211,449, square
feet of office, 219 residential units, 234 hotel rooms, and 6,512 square feet of
ground floor retail space served by 596 parking spaces (collectively defined as the
"Development").
The Development is located at 1492 South Miami Avenue, Miami, Florida (the
"Property"). At the northwest comer of South Miami Avenue and Broadway (SW
15th Road), which is the gateway to the City's financial and entertaimnent district.
The Property is bound on the east by South Miami Avenue, on the north by SW
14th Terrace, on the south by Broadway (SW 15th Road) and on the West by 41
SW 15th Road, an adjacent property.
The Property is designated Restricted Commercial in the City of Miami Future
Land Use Map which is part of the City of Miami Comprehensive Neighborhood
Plan (the "Plan") and is zoned SD-7 Central Brickell Rapid Transit Commercial -
Residential District, in the City of Miami Official Zoning Atlas and the City's
Zoning Ordinance No. 11000 (the "Ordinance"). The Development is consistent
with the Plan and permitted by the Ordinance. The Development is also
compatible in terms of density, bulk, scale and intensity with other existing and/or
approved developments in the area.
The Development requires a major use special permit approval (the "MUSP").
As part of the MUSP, the applicant is proposing a planned unit development
bonus of less than 5% in order to maximize the office component of the
Development.
The Development incorporates urban -enhancing design such as pedestrian serving
wide sidewalks lined with retail, fully shielded parking garage, multilevel
basement parking, automated parking, and fully internalized loading.
Befitting its location at the gateway to the City's financial and entertainment
district, the architecture is cleanly urban and dramatic. Its sharp rise at the
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intersection of South Miami Avenue and Broadway serves as a complementary
counterpoint to One Broadway, a recently completed residential project to the east
that makes up the other half of the gateway.
The drawings showing the Development are included tender Tab 2 in Article I.
c. General location map, showing relation of the site for which special permit is
sought to major street, schools, existing utilities, shopping areas, important
physical features in and adjoining the project and the like.
Location maps and aerial maps indicating the surrounding streets and properties
are included in Article I.
d. A site plan containing the title of the project and the names of the project
planner and developer, date, and north arrow based on an exact survey of
the property drawn of sufficient size to show:
The Site Plan is located under Tab 2, Article III.
i. Boundaries of the project, any existing streets, buildings,
watercourses, easements, and section lines.
�-6 The boundaries of the project and the location of existing streets and
easements are shown on the survey located under Tab 1, Article III.
ii. Exact location of all buildings and structures.
The Survey located under Tab I, Article III depicts the location of the
existing improvements on the Property. The location of the proposed
building is shown on the plans located under Tab 2, Article III.
iii. Access and traffic flow and how vehicular traffic will be separated
from pedestrian and other types of traffic.
A detailed analysis of the site access and traffic flow for the approved
Development is provided in the Traffic Impact Analysis located under Tab
3, Article III.
Vehicular access to the Property is along SW I4ih Terrace and Broadway.
South Miami Avenue has no vehicular access and is conserved as a
pedestrian street. The passenger drop-off area on South Miami Avenue is
designed to maintain the same grade as the sidewalk in the same manner
as One Broadway directly across the street and is itself supportive of
pedestrian activity in that it is designed to accommodate shuttle buses to
and from Metrorail. Loading access is via I Terrace, across from the
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approved loading access for The Capital project to the north. Residential
access, both pedestrian and vehicular, is to the south of the Property on
Broadway.
iv. Off-street parking and offstreet loading areas.
The Development is proposing 596 parking spaces where the Ordinance
requires 496 spaces. All offstreet loading occurs internal on the Property.
The trash collection area is internal and screened from the surrounding
areas.
v. Recreation facilities locations.
The Development incorporates open space in the fotni of a corner ground
floor plaza, extra -wide sidewalks, and two elevated amenities decks to
serve the residential and hotel facilities. The residential and hotel
components have recreational facilities consistent with a first class
development.
vi. All screens and buffers.
All three adjacent rights -of -way are fully screened from view of the
garage by active residential, office, and retail liners, or architectural
screening. Landscaping is consistent with the City's vision of a
pedestrian -friendly; shade -tree lined South Miami Avenue.
vii. Refuse collection areas.
Waste collection will be provided by the City of Miami or by a private
company and will be internal to the Property. There will be no curbside
refuse collection.
viii. Access to utilities and points of utilities hookups.
All utilities shall be underground. Access and connections to site utilities
are discussed in the Site Utility Study located under Tab 4, Article III.
e. Tabulations of total gross acreage in the project and the percentages thereof
proposed to be devoted to:
i. The various permitted uses.
Net lot area 38,921 sq. ft. (0.89 acres)
Gross lot area 84,541 sq. ft. (1.94 acres)
Total floor area 711,449 sq. ft
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Office use: 211,449 sq. ft. (29.7%)
Residential use: 312.541 sq. ft. (43.9%)
Hotel use: 180,690 sq. ft. (25.4%)
ii. Ground coverage by structures.
The Development has a lot coverage of 34,836sq. ft. or 41.2% of the gross
lot area.
Tabulation showing:
i. The derivation of numbers of offstreet parking and offstreet loading
spaces shown in (d) above.
The Development is proposing 596 parking spaces where the Ordinance
requires 496 spaces. All offstreet loading occurs internal on the Property.
Trash collection area is internal and screened from the surrounding areas.
ii. Total project density in dwelling units per acre.
The Development proposes 219 residential units where 445 would be
permitted, and a 234-unit hotel. The proposed density is well below what
is pew witted.
g. Statements as to how common facilities are to be provided and permanently
maintained.
All common facilities will be maintained initially by the Owner. Thereafter they
will be maintained by the Owner andlor by a condominium association.
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 under Tab 4, Article I.Il.
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 infoiuiation and breakdown of square footage of all uses are found in the
Project Data Summary located in Article I.
Typical floor plans for the building are located under Article III, Tab 2.
j. Signage plans.
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Signage for the Property will be done separately, as the need arises, but will
include the maximum number of building/major tenant identification signs above
50 feet from grade the Ordinance allows.
k. Landscaping plan, including types, sizes and locations of vegetation and
decorative shrubbery, and showing provisions for irrigation and future
maintenance.
Extensive landscape is provided throughout the open space and residential
recreation space on the Property.
Landscape drawings are included in Tab 2, Article III.
1. Plans for recreation facilities, including location and general description of
buildings for such use.
The Development incorporates open space in the forma of a ground floor plaza on
the comer, extra -wide sidewalks, and two elevated amenities decks to serve the
residential and hotel facilities. The residential and hotel components have
recreational facilities consistent with a first class development.
m. Such additional data, neaps, plans, or statements as may be required for the
particular -use or activity involved.
The drawings submitted with this Application are located under Tab 2, Article III.
n. Such additional data as the applicant may believe is pertinent to the proper
review for compliance and consideration of the site and development plan.
Elevations depicting the architectural and aesthetic character of the buildings
within the Development are included under Tabs 2, Article III. Unit layouts and
floor plans are also included under Tab 2, Article III.
2. Section 1305.2 Design Review Criteria
Site & Urban Planning
(1)
Respond to the physical contextual environment taking into
consideration urban form and natural features.
The Development is compatible in terms of height, bulk, and scale
with other existing and/or approved projects in the area. The
dramatic architecture serves as an excellent counterpoint to the
recently constructed One Broadway and is fitting for the
entranceway to the City's financial and entertainment area.
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Additionally, the development responds to the adjacent Simpson
Park in its orientation of townhouse liners facing the park.
(2) Siting should minimize the impact of automobile parking and
driveways on the pedestrian environment and adjacent
properties.
The Development is designed to minimize the impact of
automobile parking and driveways on the pedestrian experience.
The pedestrian experience is enhanced by active retail uses along
South Miami Avenue. Automobile parking occurs internal to the
Property. Vehicular access to the Property is along SW 14th
Terrace and Broadway; South Miami Avenue is treated as a
pedestrian street with one set of driveway curb cuts to
accommodate a drop-off area that is designed to accommodate
shuttle bus to escort office workers to and from a nearby Metrorail
Station. The driveway mirrors that of One Broadway's access to
the street, and will not disturb the established sidewalk grade.
Loading access is located on SW l4`'' Terrace directly across from
the loading area of the Capital project.
(3) Buildings on corner lots should be oriented to the corner and
public street fronts.
The architecture of the Development is oriented to emphasize
primarily the southeast comer intersection of South Miami Avenue
and Broadway and secondarily the northeast cornier (South Miami
Avenue and SW 141h Terrace). South Miami Avenue is activated
by ground level retail space.
II. Architecture and Landscape Architecture
(I)
A project shall be designed to comply with all applicable
landscape ordinances.
The Development has been designed to exceed the City's
landscaping requirements. The Development provides 26,673 sq.
ft of open space where the Ordinance requires 17,319 sq. ft.
(2) Respond to the neighborhood context.
The Development is located in the South Miami Avenue/Brickell
Avenue urban area. Therefore, the Development is compatible in
density and intensity with existing and/or approved projects in the
area.
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(3) Create a transition in bulk and scale.
The Development is designed to provide as many open views as
possible. The mix of uses and their orientation on the property,
with the residential liners facing Simpson Park and the residential
neighborhood to the South, and the office liners configured to
primarily address South Miami Avenue and the entertainment and
financial district, is logical and compatible with th.e two district
adj acent neighborhoods.
(4) Use architectural styles and details (such as roof lines and
fenestration), colors and materials derivative from
surrounding area.
(S)
The architectural style as depicted under Tab 2 in Article III
incorporates architectural and design features which work in
context with existing and proposed buildings on neighboring
properties. The architecture is clean, urban, and dramatic
Articulate the building facade vertically and horizontally in
intervals that conform to the existing structures in the vicinity.
—The—various elevations depicting the horizontal and vertical
articulations of the facades are depicted in the drawings under Tab
2 in Article III. These articulations distinguish the Development
yet work in context with those of other properties in the area.
Ill. Pedestrian Oriented Development
(1) Promote pedestrian interaction.
This Development includes ground floor retail frontage along
South Miami, extra -wide sidewalks, and a corner plaza to promote
pedestrian interaction. The passenger drop-off areas are designed
to maintain the sidewalk grade and not disturb the pedestrian
realm. Furthermore, the office drop-off area is designed to
accommodate shuttle bus traffic to escort office workers to and
from the nearby Metrorail Station. Finally, landscaping is
designed to provide shade and protection from the elements.
(2) Design facades that respond primarily to the human scale.
Facades have been designed to respond primarily to human form in
that they are fully articulated and are pedestrian friendly at ground
level.
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Provide active not blank facades. Where blank walls are
unavoidable, they should receive design treatment.
There are no blank walls. Even the solid wall that abuts the
property to the west is articulated. Glass is used extensively on the
facades that face the three abutting rights -of -way.
IV. Streetscape and Open Space
(1)
Provide usable open space that allows for convenient and
visible pedestrian access from the public sidewalk.
The extra -wide sidewalks and plaza area allows for convenient and
visible access to pedestrians.
(2) Landscaping including plant material, trellises, special
pavements, screen walls, planters and similar features should
be appropriately incorporated to enhance the project.
The landscape, materials, and features are depicted in Tab 2 in
Article III. See also comments under Section II, (1).
V. Vehicular Access and Parking
(1) Design for pedestrian and vehicular safety to minimize conflict
points.
The Development is designed to minimize the impact of
automobile parking and driveways on the pedestrian experience.
The pedestrian experience is enhanced by creating active retail
uses along the South Miami Avenue. Automobile parking occurs
internal to the Property. Vehicular access to the Property is along
SW 14`' Terrace and Broadway. South Miami Avenue is treated as
a pedestrian street with one set of driveway curb cuts to
accommodate the drop-off area. The driveway mirrors that of One
Broadway's access the street, and will not disturb the establishing
sidewalk grade.
Actual entrance driveways are located on side streets rather than on
South Miami Avenue.
Loading access is located on SW 14`" Terrace across from the
loading area of the recently approved Capital project.
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(2) Minimize the number and width of driveways and curb cuts.
(3)
See comments under Section V, (I) above.
Parking adjacent to a street front should be minimized and
where possible should be located behind the building.
There is no street parking contemplated on any of the public and/or
private streets. Parking for occupants and guests are internal to the
Property within a fully buffered garage or within the basement
levels.
(4) Use surface parking areas as distinct buffer.
There are no surface parking areas.
VI. Screening
(1)
Provide landscaping that screen undesirable elements, such as
surface parking lots, and that enhances space and architecture.
There are no surface level undesirable elements. The plaza,
ground floor retail space, and the perimeter landscaping provide
additional screening and buffering for all ground level uses.
(2) Building sites should locate service elements like trash
dumpster; loading docks; and mechanical equipment away
from street front where possible. When elements such as
dumpsters, utility meters, mechanical units and service areas
cannot be located away from the street front they should be
situated and screened from view to street and adjacent
properties.
(3)
Trash dumpster, loading docks, mechanical equipment, and utility
meters are internal to the Development.
Screen parking garage structures with program uses. Where
program uses are not feasible soften the garage structure with
trellises, landscaping, and/or other suitable design element.
The garage structures are fully screened and articulated, please
refer to Article 111 Tab 2.
VII. Signage & Lighting
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(I) Design signage appropriate to the scale and character of the
project and immediate neighborhood.
The only signage depicted on the plans :is the general location of
the signs over 50 feet above grade. Additional signage will be
dealt with at a later date as the situation arises.
(2) Provide lighting as a design feature to the building facade on
and around landscape areas, special building or site features
and/or signage.
(3)
The Development provides lighting features for the building
facades. The top of the building will be lit. The lighting will not
have any impact on glare and shadows to abutting properties. For
the building's design features please refer to Article III Tab 2.
Orient outside lighting to minimize glare to adjacent
properties.
See comments in Section VII, (2) above.
(4) Provide visible signage identifying building addresses at the
entrance(s) as a functional and aesthetic consideration.
Identification signage below 50 feet from grade is not included in
this major' use special pern.tit and will be dealt with at a later date
as the situation arises.
VIII. Preservation of Natural Features
(1)
Preserve existing vegetation and/or geological features
whenever possible.
There are no significant vegetation and/or geological features on
site. The City's Historic and Environmental Preservation Board
reviewed and approved the Archaeological Management Plan and
issued a Certificate of Appropriateness for Ground Disturbing
Activity involving new construction within an archaeological
conservation area. Please see Tab 6 in Article III.
IX. Modification of Non -Conformities
All existing improvements will be demolished.
3. Section 1305.3.1 Manner of operation
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(1)
Review for adequacy shall be given to the manner in which the
proposed use will operate given its specific location and
proximity to Tess intense uses. Particular consideration shall be
given to protecting the residential areas from excessive noise,
fumes, odors, commercial vehicle intrusion, traffic conflicts,
and the spillover effect of lights.
This Development will be operated in the salve manner as other
similar projects in the South Miami/Brickell Avenue area.
Residential liners, entrance, and drop-off areas are oriented
towards the south so as to be more compatible with the established
residential neighborhood which is naturally buffered by the
existing Simpson Park.
4. Section 1702.2.1 General Report
a. Property ownership and beneficial interest within the boundaries of the area
proposed for Major Use Special Permit.
A Statement of Ownership and beneficial interest within the boundaries of the
area proposed for the Major Use Special Permit is 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; existing
features, including streets, alleys, easements, utilities lines, existing land use,
general topography, and other physical features.
A copy of the Survey is included under Tab 1, Article III.
d. Materials to demonstrate the relationship of the elements listed in (3)
proceeding to surrounding area characteristics.
The drawings submitted with this Application are located under Tab 2, Article III.
e. 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 the Ordinance is SD-
7. The relevant page of the Official Zoning Atlas Map is located in Article I, and
indicates the existing and surrounding zoning. The Plan's future land use
designation for the property is Restricted Commercial and is shown on the land
use map located in Article I.
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Analysis demonstrating consistency and concurrency with the adopted
comprehensive neighborhood plan.
The Development is consistent with the Restricted Commercial designation and
permitted under the existing SD-7 Zoning District. The applicants are not seeking
any variances from the SD-7 regulations.
S. Section 1702.2.2 Major Use Special Permit Concept Plan.
a. Relationship of concept plan to existing and proposed surrounding uses.
The Development is designed to logically distribute uses so that residential uses
face established residential neighborhoods and hotel and office uses face the more
intensive South Miami Avenue entertainment and Brickell Avenue office districts.
b. Existing zoning and adopted comprehensive plan principles and
designations.
The Development is consistent with the Restricted Commercial designation and
permitted under the existing SD-7 zoning district regulations. At this time, the
applicants are requesting the approvals and peiinits described in the Summary of
Approvals located in Article I. It should be noted that the applicants are not
seeking any variances and are seeking a floor area bonus of 4.15% where the
Ordinance entitles them to a 20% bonus.
6. Section 1702.2.3 Development Impact Study.
a. Economy of City.
The Economic Impact Study is included under Tab 5, Article III. The
Development will have a favorable impact on the economy of the City during
construction and after completion.
b. Public Services
A Traffic Impact Analysis and Site Utility Study are included under Tabs 4 and 5
of Article III, respectively. The Development will have a neutral impact on the
City's public services.
c. Environment.
There is no existing significant vegetation on site. The Development is designed
to afford future residents with views of Simpson Park across the street.
d. Housing supply.
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The Development will result in an increase of 219 dwelling units. The housing
impact of the :Development will be favorable to the City.
7. Section 1703 Findings
(1) Whether the development will have a favorable impact on the
economy of the city.
The favorable economic impact to the economy is fully set forth under
Tab 5 in Article III..
(2) Whether the development will efficiently use public transportation
facilities.
(3)
The Development is located within 600 feet of a MetroMover station. The
drop-off area on South Miami Avenue is designed to accommodate shuttle
buses that will shuttle office workers to and from nearby Metrorail Station.
Whether the development will favorably affect the need for people to
find adequate housing reasonably accessible to their places of
employment.
The mixed use nature of the Development provides housing and
employment opportunities within -the same building.
(4) Whether the development will use necessary public facilities.
The development is an infill development with adequate water, sewer,
telephone, and electricity available at the Development's doorstep.
Simpson Park is located across the street and impact to schools will be
mitigated by school expansion scheduled to take place prior to
construction of the Development.
(5) Whether the development will have a favorable impact on the
environment and natural resources of the city.
Impacts to the environmental and natural resources of the City will be
negligible.
(6) Whether the development will adversely affect living conditions in the
neighborhood.
The development will not adversely affect living conditions in this area.
On the contrary, it will enhance living conditions by providing not only
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(7)
additional residential opportunities but a primary focus for employment
opportunities.
Whether the development will adversely affect public safety.
The development is designed to enhance public safety. Careful attention
has been given to the interaction between vehicles and pedestrians. The
Development is designed to minimize interaction between pedestrians and
vehicular traffic.
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