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HomeMy WebLinkAboutCC AnalysisANALYSIS MAJOR USE SPECIAL PERMIT for COLUMBUS CENTRE located at approximately 21 SW 15 Road. 1450 and 1490-92 South Miami Avenue LEGISTAR FILE ID: 06-01846mu Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami, Florida, the subject proposal for the Columbus Centre project, located at approximately 21 SW 15 Road, 1450 and 1490-92 South Miami Avenue, Miami, Florida, has been reviewed to allow a Major Use Special Permit per Articles 5, 13 and 17, to construct an approximate 710-foot, 56-story high mixed use structure to be comprised of approximately 219 total multifamily residential units with recreational amenities; approximately 234 hotel rooms; 211,449 square feet of office space; approximately 6,512 square feet of retail and restaurant space; and approximately 596 total parking spaces; providing for certain floor area ratio ("FAR") bonuses. This Permit also includes the following requests: MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (9) and ARTICLE 5, Sect. 502. PUD districts; minimum area, maximum densities and maximum floor area ratios permitted (a)(c), to allow up to 20 % increase of floor area ratio, for an increase of approximately 28,352 square feet of floor area; MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701. Definition (2), to allow Nonresidential uses involving in excess of two hundred thousand (200,000) square feet of floor area; MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, Definition (7), to allow in a any single use or combination of uses requiring or proposing to provide in excess of five hundred (500) off-street parking spaces; The Major Use Special Permit encompasses the following Special Permits and the additional requests: CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 607.3, Class II Special Permit, to allow erection of any new building in SD-7 district; CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 607.8, Sub -Section 607.8.3 Open space and residential recreational space, to allow relocation of 4,369 square feet of open space to areas within the building. The user shall make a non-refundable developer contribution of $218,450.00 to the Parks and Open Space Trust Fund administered by the City of Miami; CLASS 11 SPECIAL PERMIT, as per ARTICLE 9, Section 923, Sub -Section 923.2, Sub - Section 923.2.1. Reduction in stall dimensions by Class II Special Permit; criteria and limitations on reductions, to allow reduction of one (1) loading berth dimensions into two (2) required berths as follows; Required Four (4) 12 feet wide x 35 feet long x 15 feet high 06-01846mu Page 1 of 8 One (1) 12 feet wide x 55 foot long x 15 feet high Proposed Four (4) 12 feet wide x 35 feet long x 15 feet high Two (1) 10 feet wide x 20 foot long x 15 feet high CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 917.14, Sub -Section 917.14.1 Parking Lift, Robotic and mechanical parking systems , to allow Robotic, Automated Parking Systems to accommodate vehicles into their parking locations by an operator; CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908, Sub -Section 908.2, Access, to allow driveways of width greater than 25 feet; CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 607, Sub -Section 607.8.3, Open space and residential/recreational space, to allow development of ground level open space residential/recreational space; CLASS 11 SPECIAL PERMIT, as per ARTICLE 9, Section 927. Temporary structures, occupancies, and uses during construction, criteria for special permits, to allow temporary structures, occupancies, and uses reasonably necessary for construction such as construction fence, covered walkway and if encroaching public property must be approved by other city departments; CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 906, Sub -Section 906.9. Temporary special events; special permits; criteria, to allow temporary carnival, festival, fair or similar type event on privately owned or City -owned land such as a ground breaking ceremony; CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 916, Sub -Section 916.2.1. Temporary special event parking, to allow parking for temporary special event such as ground breaking ceremonies; CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918, Sub -Section 918.2. Temporary off-street offsite parking for construction crews, criteria, to allow temporary off-street offsite parking for construction crews working on a commercial -residential project under construction; CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920, Sub -Section 920.1.2. Limitations on occupancy of mobile homes, to allow parking of mobile homes, trailers or manufactured homes, when authorized for security or other purposes in connection with land development such as construction trailer(s) and other temporary construction offices such as watchman's quarters, leasing and sales centers; CLASS I SPECIAL PERMIT, as per ARTICLE 10, Section 10.6, Sub -Section 10.6.3,7, SD-7 Central Brickell Rapid Transit Commercial -Residential District, Temporary Signs (3) , to allow temporary development signs; REQUEST, for waiver of CHAPTER 36 NOISE, Section 36-6 Construction Equipment (a) permitting the operation of construction equipment exceeding the sound level of a reading of 0.79 weighted average dBA at any time and/or day subject to the City Manager Exception pursuant to Section 36-6 (c) and all the applicable criteria; 06-01846mu Page 2 of 8 REQUEST for applicable MAJOR USE SPECIAL PERMIT, that the following conditions be required at the time of issuance of Shell Permit instead of at issuance of Foundation Permit: The requirement to record in the Public Records a Declaration of Covenants and/or Restrictions providing that the ownership, operation and maintenance of all common areas and facilities will be by the property owner and/or a mandatory property owner association: And the requirement to record in the Public Records a Unity of Title or a covenant in lieu of a Unity of Title. Pursuant to Articles 5, 13 and 17 of Zoning Ordinance 11000, approval of the requested Major Use Special Permit shall be considered sufficient for the subordinate permits requested and referenced above as well as any other special approvals required by the City which may be required to carry out the requested plans. In determining the appropriateness of the proposed project, the Planning Department has referred this project to the Large Scale Development Committee (LSDC) and the Planning Internal Design Review Committee for additional input and recommendations; the following findings have been made: • It is found that the proposed development project will benefit the area by creating additional commercial and residential opportunities in the Downtown NET District, located at the northwest corner of SW 15 Road and South Miami Avenue. • It is found that the subject property is located in the "City of Miami" plats within the City. • It is found that pursuant to the Zoning Ordinance of the City of Miami, Florida, the existing zoning designation for the subject property is SD-7 (Central Brickell Rapid Transit Commercial -Residential District). • It is found that pursuant to the Comprehensive Neighborhood Plan of the City of Miami, Florida, the existing Future Land Use category for the subject property is "Restricted Commercial". • It is found that the proposed project is not located along a Primary Pedestrian Pathway. • It is found that the proposed project is not located within an Archeological Conservation area. • It is found that the proposed project is located in FEMA Flood Zone 'X". It is found that the proposed residential density of the project (336 units at 377.5 units per net acre) is below the maximum 445 units (500 units per net acre) on the .0.89± net acre site. Per Section 903.4, the 234 hotel rooms are equivalent to 117 dwelling units (hotel rooms = 0.50 of a dwelling unit). • It is found that the total allowable combined floor area without bonuses for the 1.94± gross acre site at a Floor Area Ratio (FAR) of 8.0 is 676,328 square feet. The 06-01846mu Page 3 of 8 project as proposed is requesting bonuses of 20% PUD (28,352 sq. ft.) and SD-7 Retail (6,512 sq. ft.) for a total proposed FAR of 711,192 square feet. It is found that the maximum height of the proposed structure is approximately 710 feet, Pursuant to Article 4, Section 401, there are no height limits in the existing SD-7 zoning district. • It is found that the proposed open space for the project (4.085 sq. ft.) is below the minimum required open space (8,454 sq. ft. at 10% GLA) for this project. • It is found that the proposed total number of parking spaces (approximately 596) for the project is above the required minimum number of 496 parking spaces. • It is found that the project is expected to cost approximately $489,559,516, and to employ approximately 416 workers during construction (FTE-Full Time Employees); The project will also result in the creation of approximately 125 permanent new jobs (FTE) for building operations and will generate approximately $2,295,008 annually in tax revenues to the City (2006 dollars). ® It is found that the proposed project was reviewed by the Internal Design Review Committee on June 27, 2006, and the following comments were made: Context/Urban Design — (1) This project is located at the north end of a City of Miami designated Scenic Transportation Corridor (South Miami Avenue), and is using property along the Corridor towards its FAR calculation. Accordingly, the applicant shall follow the standards required for City of Miami Scenic Transportation Corridors and should continue this dense landscaping along the South Miami Avenue frontage of the project; (2) Develop the ground floor along South Miami Avenue with pedestrian amenities such as shade trees, a generous sidewalk, and cafe tables or benches; (3) Ensure that the retail spaces on the ground floor will be easily accessible from the street; (4) This proposal contains six curb cuts which introduce potential conflicts with pedestrians and interrupt the desired continuity of pedestrian pathways. Please reduce the total number of curb cuts provided in this project; (5) All the changes to the medians along SW 15th Road and South Miami Avenue with the Public Works Department; Pedestrian Realm - (1) Articulate the sidewalk with a consistent pattern and height that continues across vehicular areas; (2) Vehicles shall rise to the sidewalk level with ramping beginning at the outer edge of the curb, with the ramp slope being the maximum allowed by Public Works; Parking Garage — (1) Internalize the loading spaces so that they are accessed from within the garage and loading vehicles do not have to maneuver in the public right of way; (2) It is critical that parked cars and mechanical systems within the garage be hidden from view in an attractive manner; (3) Please provide material samples, precedent photographs, and consider providing a section of a typical garage opening, so that the committee can better assess the impact of this structure on the adjacent properties. Indicate how all vehicles and mechanical systems within the garage will be concealed from view; (4) Provide additional information on the artwork shown along the garage pedestal; (5) Confirm all parking requirements for this project with the Zoning Department; (6) Confirm the loading dimensions and turning radius requirements with the Public Works Department in order to verify the feasibility of the proposed loading arrangement; (7) Confirm all parking slopes and standards with the Public Works Department; Architecture - (1) Please include a clear indication of what type of materials are being proposed for all four elevations of the building, including windows, balconies, and garage screening materials; (2) This 06-01846mu Page 4 of information can be submitted as a labeled color rendering; Building Height - (1) The height of the structure (to the highest point including any architectural treatments) shall be indicated in both NGVD and in above grade formats; (2) Ensure that the building complies with Miami -Dade County Ordinance 04-203, Section 33- 335; Landscaping - (1) The landscape plan submitted for June 6'h, 2006, should be updated to reflect the site plan changes suggested in these comments; (2) Provide a complete tree survey including species, height, diameter and spread, and include all trees in the right-of-way; (3) Please refer to the City of Miami tree protection ordinance passed in January 2005 and indicate how tree mitigation will be achieved; (4) Provide a continuous canopy of shade trees to provide comfort for pedestrians along all street frontages. These shade trees shall be aligned close to the edge of the curb in the public right of way (at no greater than 33' on center) to provide a buffer for pedestrians from vehicular traffic; (5) The applicant shall obtain approval and a permit from the Public Works Department for the aforementioned landscaping improvements in the right of way. This green space and landscaping may not be included in the calculations for meeting green space zoning requirements_ • It is found that Miami -Dade Public Schools provided a preliminary review of the project on July 18, 2006. The student population generated by this development is estimated at 39 students. The schools serving this area of application are Southside Elementary (396 students) —172% Florida Inventory School Houses (FISH) Capacity; Shenandoah Middle (9 students) — 104% FISH; and Booker T. Washington Senior High (11 students) — 68% FISH. Pursuant to the interlocal agreement, only Shenandoah Middle and Booker T. Washington Senior meet review threshold of 115%. It is found that on July 21, 2006, the City of Miami Public Works Department provided a review of the project and commented that the following street improvements shall be required: (1) Broadway — Construct new sidewalk and curb and gutter following the 25' corner radius. Replace broken sidewalk and construct new curb and gutter on the north side of Broadway between South Miami Avenue and SW 1 Avenue. Mill and resurface the north side of Broadway between the new curb and gutter and the median from South Miami Avenue to SW 1 Avenue. Stormwater drainage improvements will be required on Broadway, Coordinate roadway improvements with the City of Miami Capital Improvement/Transportation Office for the proposed roadway reconstruction project at the area; (2) — SW 14 Street- Construct new sidewalk, curb and gutter on the south side of the terrace between South Miami Avenue and SW 1 Avenue. Construct new pavement on the south side of the terrace between South Miami Avenue and SW 1 Avenue and coordinate the milling and resurfacing of the remainder of the terrace with SMA project proposed on the north side of the terrace. Stormwater drainage improvements will required on the terrace. Construct new sidewalk and curb and gutter following the 25' comer radius; (3) — S. Miami Avenue —Replace all broken and damaged sidewalk, curb and gutter adjacent to the project site. Construct new sidewalk and curb and gutter following the 25' comer radius at intersections with Broadway and SW 14 Terrace, Approval of the Public Works Director is required for the proposed street brick work and maintenance covenant shall be require for the non-standard improvements with the City of Miami Capital improvement! Transportation Office for the proposed roadway reconstruction project at this area. It is found that on July 31, 2006, the Miami -Dade Aviation Department provided a Height Analysis review of the proposed project and found that it conforms to the 06-01846mu Page 5 of 8 Miami -Dade County Height Zoning Ordinances at that location as long as; (1) FAA determines that the construction of the building at 623 feet AMSL will not diminish or affect the safety, efficiency or capacity of the Miami International Airport in any way; (2) FAA issues a "Determination of NO Hazard" for this project; Any proposed construction exceeding 623 feet (AMSL) requires the applicant to file with the Federal Aviation Administration (FAA) Form 7460-1, 'Notice of Proposed Construction Alteration for Determination of Known Hazards". In addition, construction cranes for this project exceeding 200 feet (AMSL) in height must be filed using the same form. It is found that the proposed project was reviewed for design appropriateness by the Urban Development Review Board on September 20, 2006, which recommended Approval (UDRB Reso. 9-20-06-1). It is found that on September 27, 2006, the City's Traffic Consultant, URS Corp., provided a review (W.O. #162) of the Traffic impact Analysis submitted by the applicant and has found the traffic analysis sufficient. s It is found that with respect to all additional criteria as specified in Section 1305,2 of Zoning Ordinance 11000, the proposal has been found to adhere to the following Design Review Criteria: (1) Site and Urban Planning; (2) Architecture and Landscape Architecture; (3) Pedestrian Oriented Development; (4) Streets and Open Space; (5) Vehicular Access and Parking; (6) Screening; (7) Signage and lighting; (8) Preservation of Natural Features; and (9) Modification of Nonconformities. Based on these findings, the Planning Department is recommending approval of the requested Development Project with the following conditions: 1) Meet all applicable building codes, land development regulations, ordinances and other laws and pay all applicable fees due prior to the issuance of a building permit. 2) Allow the Miami Police Department to conduct a security survey, at the option of the Department, and to make recommendations concerning security measures and systems; further submit a report to the Planning Department, prior to commencement of construction, demonstrating how the Police Department recommendations, if any, have been incorporated into the PROJECT security and construction plans, or demonstrate to the Planning Director why such recommendations are impractical. 3) Obtain approval from, or provide a letter from the Department of Fire -Rescue indicating APPLICANTS coordination with members of the Fire Plan Review Section at the Department of Fire -Rescue in the review of the scope of the PROJECT, owner responsibility, building development process and review procedures, as well as specific requirements for fire protection and life safety systems, exiting, vehicular access and water supply. 4) Obtain approval from, or provide a letter of assurance from the Department of Solid Waste that the PROJECT has addressed all concerns of the said Department prior to the obtainment of a shell permit. 06-©1846mu Page 6 of 8 5) Comply with the Minority Participation and Employment Plan (including a Contractor/Subcontractor Participation Plan) submitted to the City as part of the Application for Development Approval, with the understanding that the APPLICANT must use its best efforts to follow the provisions of the City's Minority/Women Business Affairs and Procurement Program as a guide. 6) Record the following in the Public Records of Dade County, Florida, prior to the issuance of a Temporary Certificate of Occupancy or Certificate of Occupancy. a Declaration of Covenants and Restrictions providing that the ownership, operation and maintenance of all common areas and facilities will be by the property owner or a mandatory property owner association in perpetuity. 7) Prior to the issuance of a shell permit, provide the City with a recorded copy of the MUSP permit resolution and development order, and further, an executed, record able unity of title or covenant in lieu of unity of title agreement for the subject property; said agreement shall be subject to the review and approval of the City Attorney's Office. 8) Provide the Planning Department with a temporary construction plan that includes the following: a temporary construction parking plan, with an enforcement policy; a construction noise management plan with an enforcement policy; and a maintenance plan for the temporary construction site; said plan shall be subject to the review and approval by the Planning Department prior to the issuance of any building permits and shall be enforced during construction activity. All construction activity shall remain in full compliance with the provisions of the submitted construction plan; failure to comply may lead to a suspension or revocation of this Major Use Special Permit. 9) In so far as this Major Use Special Permit includes the subordinate approval of a series of Special Permits for which specific details have not yet been developed or provided, the applicant shall provide the Planning Department with all subordinate Special Permit plans and detailed requirements for final review and approval of each one prior to the issuance of any of the subordinate approvals required in order to carry out any of the requested activities and/or improvements listed in this development order or captioned in the plans approved by it. 10) If the project is to be developed in phases, the Applicant shall submit an interim plan, including a landscape plan, which addresses design details for the land occupying future phases of this Project in the event that the future phases are not developed, said plan shall include a proposed timetable and shall be subject to review and approval by the Planning Director. 11) Pursuant to design related comments received by the Planning Director, the applicant shall meet the following conditions: (a) The applicant shall follow the standards required for City of Miami Scenic Transportation Corridors and should continue this dense landscaping along the South Miami Avenue frontage of the project; (b) The applicant shall develop the ground floor along South Miami Avenue with pedestrian amenities such as shade trees, a generous sidewalk, and cafe tables or benches; (c) Reduction of the total number of curb cuts provided in this project is required; (d) Internalize the loading spaces so that they are accessed from within the garage and loading vehicles do not have to maneuver in the public right of way; (e) Parked cars and mechanical systems within the garage shall be hidden from view in an attractive manner; (f) Provide material samples, and provide section of a typical garage opening for Planning Director's approval; (g) Provide additional information on the artwork shown 06-01846mu Page 7 of 8 along the garage pedestal prior the issuance of a building permit; (h) Provide a complete tree survey including species, height, diameter and spread, and include all trees in the right-of-way; (i) Provide a continuous canopy of shade trees to provide comfort for pedestrians along all street frontages. 12) Pursuant to comments by the City of Miami Public Works Department, the following conditions shall be required of the applicant: (1) Broadway — Construct new sidewalk and curb and gutter following the 25' corner radius. Replace broken sidewalk and construct new curb and gutter on the north side of Broadway between South Miami Avenue and SW 1 Avenue. Mill and resurface the north side of Broadway between the new curb and gutter and the median from South Miami Avenue to SW 1 Avenue. Stormwater drainage improvements will be required on Broadway. Coordinate roadway improvements with the City of Miami Capital Improvement/Transportation Office for the proposed roadway reconstruction project at the area; (2) — SW 14 Street- Construct new sidewalk, curb and gutter on the south side of the terrace between South Miami Avenue and SW 1 Avenue_ Construct new pavement on the south side of the terrace between South Miami Avenue and SW 1 Avenue and coordinate the milling and resurfacing of the remainder of the terrace with SMA project proposed on the north side of the terrace. Stormwater drainage improvements will required on the terrace. Construct new sidewalk and curb and gutter following the 25' comer radius; (3) — S. Miami Avenue —Replace all broken and damaged sidewalk, curb and gutter adjacent to the project site. Construct new sidewalk and curb and gutter following the 25' corner radius at intersections with Broadway and SW 14 Terrace. Approval of the Public Works Director is required for the proposed street brick work and maintenance covenant shall be require for the non- standard improvements with the City of Miami Capital Improvement/ Transportation Office for the proposed roadway reconstruction project at this area. 13) The applicant shall record a covenant, subject to review and approval by the city attorney, within sixty (60) days of the effective date of this resolution, which states that in the event that this Major Use Special Permit expires or is abandoned, any future development of the subject properties shall require design review and approval by the Planning Director, utilizing the same criteria as the original Major Use Special Permit. 14) Within 90 days of the effective date of this Development Order, record a certified copy of the Development Order specifying that the Development Order runs with the land and is binding on the Applicant, its successors, and assigns, jointly or severally. 06-01846mu Page 8 of 8