HomeMy WebLinkAboutAnalysis, Maps, Waiver Decision & UDRB ResoANALYSIS
SPECIAL AREA PLAN
for
RIVER LANDING
LEGISTAR FILE ID: 05-00410ap
LOCATION:
Approximately located at 1400, 1420, and 1500 North West North River Drive.,
PROJECT PROFILE:
Submittal of the "River Landing" Special Area Plan (SAP) will modify the existing transect zone
regulations applicable to the subject parcels to the extent indicated herein, but does not propose
changes to Future Land Use Map. This Special Area Plan (SAP) proposes a mix of commercial,
office, residential and lodging uses and associated parking areas as follows:
A) The SAP proposes approximately 354,578 square feet of Lot Area or approximately 8.14
acres.
B) The project propose approximately 2,147,331 square feet of Floor Area split among the
parcels, including 19,018 square feet of Civic Space, 130,732 square feet of Open Space,
1,618,383 square feet of retail/commercial space, 444 residential units, and 2418 parking
spaces.
C) Approximately 440 parking spaces will be located below grade and do not count towards
Floor Area.
Square footage mentioned above are approximates and may increase or decrease at time of
building permit, but may not to exceed a total of 2,147,331 square feet of Floor Area or less than
19,018 square feet of Civic Space.
The analysis of the "River Landing" proposal is based on the Miami 21 Code, the Zoning
Ordinance of City of Miami, and is deemed a Special Area Plan per ARTICLE 3, Section 3.9, and
Article 7, Section 7.1.2.8, which allows parcels greater than nine (9) abutting acres in size to be
master planned to allow a greater integration of public improvements and infrastructure, and
greater flexibility so as to result in higher or specialized quality building and streetscape design.
Page 1 of 7
FINDINGS
In determining the appropriateness of the proposed Special Area Plan ("SAP"), the Planning
Department referred this proposal for additional input and recommendation to:
• Zoning Section of the Planning and Zoning Department
• Department of Public Works
• Office of Transportation
• Allapattah NET Office
• The Urban Development Review Board; and
• Coordinated Review Committee; and
Recommendations from the aforementioned Departments, Committees and Boards have been
considered in the preparation of the following findings:
• Riverside Landing is an 8.14 acre proposal qualifying as a Special Area Plan, subject to Waiver
13-0002 and pursuant to Article 3, Section 3.9 of the Miami 21 Code.
• The Land Use designation for the whole SAP is "Restricted Commercial" within the Health
District Regional Activity Center, pursuant to the Miami Comprehensive Neighborhood Plan.
• The Zoning designation for the whole SAP is T6-8 0 (Urban Core Transect T6-8 Open)
• The project is located on the north side of the Miami River, within a High Probability
Archeological Conservation area and will require monitoring and a disposition plan should
Archeological resources be found.
• Upon approval, the River Landing Special Area Plan will comply with the density, intensity and
height allowed by the proposed zoning designation. The Regulating Plan is oriented to govern
the internal distribution of proposed development, inclusive of public and civic spaces, with an
emphasis on promoting and elevating the standard for the pedestrian realm.
• The proposed Special Area Plan is adjacent and south of the Health District Zoning
Designation and within the Health District Regional Activity Center as identified in the MCNP.
• Development of the River Landing SAP is proposed over three adjacent parcels located on the
north bank of the Miami River, between NW 14th and 17th Avenue and NW North River Drive.
• The River Landing SAP has convenient access to the mass transportation systems and is in
close proximity to the Civic Center Metro Station.
• The above described property is currently underutilized, mostly consisting of vacant land, and a
two story underutilized Mahi Shrine building.
• Their current, vacant and undeveloped condition of the parcels negatively impacts the urban
fabric of Health District and surrounding neighborhoods and interrupts linkages necessary to
create a safe, enjoyable pedestrian realm.
Page 2 of 7
• The River Landing Special Area Plan integrates public improvements and infrastructure while
providing greater flexibility resulting in higher or specialized quality building and streetscape
design.
• The River Landing SAP has been conceived to provide high -density, mixed -use, pedestrian
oriented retail areas within an urban development, meeting the Miami 21 development concept
in the interaction with the Health District, Civic Center and Miami River.
• The proposed Special Area Plan will benefit the area by creating residential units, and
commercial uses promoting its interaction with the adjacent areas, Miami River, Down Town
and Health District.
• As per the Economic Impact Analysis submitted with this application, the proposed Special
Area Plan is expected to cost approximately $ 160 Million inclusive of land costs and developer
fees (2013 Dollars). Overall impact is expected to be $192 Million (2013 Dollars). It is expected
to generate approximately 512 Full Time Equivalent (FTE) construction jobs during a
construction period of -2y, approximately 980 (FTE) permanent new jobs at River Landing and
approximately 625 indirect and project induced jobs.
• It estimated that the River Landing SAP project will generate approximately $3 Million in Non-
recurring benefits, such as building permit fees and City park impact fees. Upon completion,
the project is expected to generate annually recurring revenues of $1.2 Million in ad valorem
taxes.
REF ERRALS
• The River Landing SAP was submitted for review for Public School Concurrency Preliminary
Analysis on January 11, 2013. Miami -Dade County Public School has determined that at that
time of the Preliminary Analysis, the schools serving the area have sufficient capacity available
to serve the application. Final determination will be required prior to the issuance of any
Building Permit.
• The River Landing SAP was reviewed during a Pre -Application Meeting on December of 2012
Comments provided therein have been incorporated in revised plans prepared for this
submittal.
• The Coordinated Review Committee (CRC) met on April 16, 2013 to review the project and
provided applicants comments and technical concerns regarding proposed River Landing SAP.
• The City of Miami Public Works Department has reviewed the project and provided comments
based on technical concerns. Certain revisions have been made based on said comments and
concerns which have been incorporated in revised plans prepared for this submittal.
• Traffic study has been submitted and is under review by the City's Office of Transportation.
Comments requiring additional information or redesign shall be satisfied prior to final adoption
of this SAP.
Page 3 of 7
• Miami -Dade County Public Schools will issue a School Concurrency Preliminary Analysis for
the River Landing Special Area Plan as presented with findings regarding student capacity for
the schools serving the area in order to properly serve this application. Final determination of
Public School Concurrency and capacity reservation will only be made at the time of approval
of final plat, site plan or functional equivalent.
• The proposed project was reviewed for design appropriateness by the Urban Development
Review Board on March 20, 2013 who recommended Approval with Conditions, as per the
resolution for Item No. 1 of the 3-20-2013 meeting, attached hereto.
• The project's analysis is based on the Miami 21 Code, following the Design Review Criteria that
include:
I. Site and Urban Planning;
II. Architecture and Landscape Architecture;
III. Pedestrian Oriented Development;
IV. Streets and Open Space;
V. Vehicular Access and Parking;
VI. Screening;
VII. Signage and lighting;
VIII. Preservation of Natural Features; and
IX. Modification of Nonconformities.
CONDITIONS
Based on analysis and findings, the Planning Department recommends approval of the River
Landing Special Area Plan 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 any building permit.
2) Allow the Miami Police Department to conduct a security survey, at the Department's
discretion, 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 SAP 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
applicant's coordination with members of the Fire Plan Review Section at the Department of
Fire -Rescue in the review of the scope of the SAP, 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 SAP has addressed all concerns of the said Department prior to the obtaining a
shell permit.
Page 4 of 7
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, as applicable.
6) Record the following in the Public Records of Dade County, Florida, prior to the issuance of
any building permit:
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; and
b. Record in the Public Records a Unity of Title or a covenant in lieu of a Unity of Title
if, applicable, subject to the review and approval of the City Attorney's Office.
7) Prior to the issuance of a shell permit, provide the Planning Department with a recorded
copy of the documents mentioned in condition (6) above.
8) Provide the Planning Department with a temporary construction plan that includes the
following:
a. Temporary construction parking plan, with an enforcement policy;
b. Construction noise management plan with an enforcement policy; and
c. 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
SAP.
9) Prior to the issuance of any building permit, the applicant shall provide the Planning &
Zoning Department for review and approval:
a. Environmental Impact Statement and final reports for lots included in SAP site.
b. Sufficiency Letter from the City of Miami, Office of Transportation
c. Final determination of Public School Concurrency and Capacity Reservation
d. Conservation Assessment Report (project location is within an high Archeological
Probability Zone)
e. Revised set of plans addressing:
f. Provide alternative for the Promanade (Center View Corridor) that would increase the
width from the proposed 69' if the area is to be allocated to the View Corridor
requirement under Article 3.11 of the Miami 21 Code. Design should be open from
Page 5 of 7
g.
ground to sky and uninterrupted by circulation corridors serving the vertical retail space
on upper levels.
Maintain a minimum sidewalk width of 15' along NW North River Drive.
h. Move residential lobby for western tower to end of First Layer. See Illustration 5.6 (T6-
24) of the Miami 21 Code.
i. Provide entry area indentations, in order to receed door dimensions when opened if
sidewalks is less than 15' wide.
j.
Re -platting is required to close and vacate NW 15 Avenue between North River Drive
and the Miami River (City Code Section 54-4).
k. Revise Open Space diagram (B-5) and calculations contained therein to comply with the
Miami 21 definition of "Open Space".
I. Provide plans indicating sidewalk locations and dimensions within side setback locations
acceptable to the Director of Planning & Zoning.
10) The River Landing Special Area Plan includes a Development Review Process which
addresses the build out of the project as identified in the Regulating Plan. All development
within the SAP area shall be by SAP Permit.
11) If the project is to be developed in phases and/or individual specific projects, 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.
12) The applicant shall meet conditions identified in this Ordinance, with the River Landing SAP
and all applicable regulations from local, state and federal agencies.
13) Within 90 days of the effective date of this Ordinance, record a certified copy of the
Development Agreement specifying that the Development Agreement runs with the land
and is binding on the Applicant, its successors, and assigns, jointly or severally.
14) As applicable, River Landing Development LLC., as defined in the approved SAP, shall be re-
sponsible for securing the City's approval for any change or modification to the approved tem-
porary construction plan. Request for approval of any change or modification to the previously
approved temporary construction plan shall be submitted for review and approval no later than
two weeks prior to implementation of requested change or modification.
15) Prior to the issuance of any building permit, the applicant shall provide the Planning and Zoning
Department for review and approval:
• Sufficiency Letter from the City of Miami, Office of Transportation.
• Final determination of Public School Concurrency and Capacity Reservation.
Page 6 of 7
• Proof of compliance with conditions established by the following departments or agen-
cies, specifically:
■ City and County Public Works Departments
■ Miami -Dade County Water and Sewer
■ Miami -Dade County Traffic Engineering Division
■ Florida Department of Transportation (FDOT)
16) The "River Landing" SAP includes a Development Review Process which addresses the build
out of the individual Buildings as identified in the Regulating Plan. All development within this
SAP shall be submitted for review and approval by the Planning and Zoning Director prior to the
issuance of any building permit consistent with the requirements of Sec. 3.9.1.g of Miami 21 and
the SAP.
17) The applicant shall meet conditions identified in this Ordinance, with the SAP and all applicable
local, state and federal regulations.
18) Within 90 days of the effective date of this Ordinance, record a certified copy of the
Development Agreement specifying that the Development Agreement runs with the land
and is binding on the Applicant, its successors, and assigns, jointly or severally.
Page 7 of 7
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FINAL DECISION
File No, 13-0002
Liberty PointJnvestments, LLC.
235 Altera Avenue
Coral Gables, Miari, FL 33146
From IRENE HEGEDUS
Zoning Administrator
Office of Zoning
PLEASE TAKE NOTICE THAT;A FINAL DECISION HAS BEEN REACHED ON THE FOLLOWING MATTER:
Title: RIVER LANDIA SPECIAL AREA PLAN
Address: 1500 NW North River Drive
Final Decision:
❑ Approval
RI Approval with conditions
Denial
FINDINGS AND CONDITIONS:
The subject proposal has been reviewed for the following Waiver:
• Pursuant to Article 7, SECTION 7.2.3(a)(28) to allow ten percent (1O%) reduction in required
minimum acreage pursuant Section 3.9 of nine (9) acres where the proposal is for
approximately 8.14 Acres, including a portion of Northwest 15th Avenue.
This Waiver application was referred to the Planning Department and Allapattah NET Office for
their review and comments. Their comments and recommendations have been duly considered and
are reflected in this final decision. In reviewing this application, the following findings have been
made:
FINDINGS:
• The zoning designation for this parcel is Urban Core Transect Zone T6-8-0.
• It is found that the applicant has submitted signed and sealed survey issued by Ludovici &
Orange consulting engineers, Inc. by job number 2001-31A,
• It is found that the Planning Department provided comments on or about February 14, 2013
under file PR-13-010 which recommended approval with conditions.
• It is found that the Allapattah NET Office has no comments to this application. Little Havana
NET office stays that th.e proposal is appropriate for the area and would be beneficial for the
residents.
• It is found that notices were sent to all abutting property owners and registered homeowner's
neighborhood associations as a Warrant process.
• It is found that the Planning Department and the Office of Zoning has not received any
objections from any of the notified parties.
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FINAL DECISION
It is found that with regards to the criteria set forth in Article 7, Section 7.2.8(a) of the Miami21
Code,'" the, application has been reviewed and found sufficient.
It is found that only the deviations discussed in this Waiver are approved. Full compliance with
all other Miami 21, Code requirements is still required.
CONDITIONS,
Based on the, above findings and; the considered advice of the officers and agencies consulted on
these matters and pursuant to :the Miami 21 Code, the subject application is approved with
conditions subject to the plans 'and supplementary materials submitted by the applicant and on file
with the Office of Zoning.
. The project shall meet a minimum of 8.1 Acres pursuant to Article 3, Section 3.9 of the
Miami21 Code,
Note:
This Waiver approval with conditions is subject to a full review by the Office of Zoning at the
time of building permit. Any substantial changes that arise may require a new Waiver.
NOTICE
The final decision of the Zoning Administrator may be appealed to the Planning, Zoning and
Appeals Board by any aggrieved party, within fifteen (15) days of the date of issuance by filing
a written appeal and appropriate fee with the Office of Hearing Boards, located at 444 SW 2°
Avenue, 3"1 Floor, Miami, FL 33130. Telephone number (305) 416-2030.
Signature: /IRENE HEGEDUS Date:
Zoning Administrator
Office of Zoning
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CI T Y O i MI A MI
PLANNING & ZONING DEPARTMENT
URBAN DEVELOPMENT REVIEW BOARD (UDRB)
RESOLUTION 1rok RECOMMENDATION
U D E. B MEETING- MARCH 20, 2013
Item No. 1
A motion was made by Mrr._NEIL_HALL .and seconded by Mr. FIDEL PEREZ for a Resolution
recommending to the Director of the Department of Planning & Zoning APPROVAL WITH
CONDITIONS for the project RIVER LANDING SAP located at 1500 NW North River Drive
withavoteof 6to0.
Vote List:
Yes
No
Recused
Absent
Robert Behar (Chairman)
x
0
0
■
Dean Lewis (Vice Chair)
X
0
■
Anthony Tzatntzis
x
0
0
■
Jesus Permuy
0
x
■
■
Gerald C. Marston
x
0
❑
■
Fidel Perez
x
❑
0
■
Willy Bermello
0
0
0
x
Robin Bosco,
❑
0
x
■
Neil Hall
X
■
■
Conditions:
I. Design the residential towers, in order to better integrate them with the rest of the project in
scale, massing and articulation.
2. The retail facades facing the river offer the opportunity of creating public access areas such
as balconies of circulation galleries, to take advantage of the rivet views. Create more
openings to the rivet.
3. Improve the design of the East and West elevations which ate viewed from the rivet and
other points.
4. Further study the Riverwalk proposal, in order to achieve a mote urban solution. An
alternative to proposed large trees in limited planting areas s ould b analyzed.
Francisc areia,
Planning Zoning Direct bl✓ la -Go Liaison