HomeMy WebLinkAboutAnalysis, Color Maps & School ConcurrencyANALYSIS FOR
MAJOR USE SPECIAL PERMIT
FOR
HYDE MIDTOWN €/kla MIDTOWN 3
located at approximately
3401 NE 1st Avenue
LEGISTAR FILE ID: 13-01416mu
FRAME OF REFERENCE:
The Hyde Midtown ffkla Midtown 3 is a mixed use project to be located on track "G" of Buena
Vista Yard Regional Activity Center, which was declared a phased project by the City of
Miami Planning and Zoning Department on April 6, 2004, and whose cap ceilings for the
permitted uses are established in the Comprehensive Neighborhood Plan, Appendix LU-1 as
follow:
"Permitted Uses:
Permitted uses shall be as for the underlying land use classification; however,
the following minimum and maximum development thresholds shall apply:
Residential 2,000 units minimum 14,500 units maximum
Commercial: 500,000 sq. ft, minimum / 1,200,000 sq. ft, maximum
Office: 80,000 sq. ft. minimum / 100,000 sq. ft. maximum"
The subject site is also located within the SD-27.1 Midtown Miami East Special District,
which is described and governed by Appendix C "SD-27 Midtown Miami Special District"
of Miami 21 Code;
PROJECT PROFILE:
The proposed phased project for Hyde Midtown is a mixed use tower of 330 feet height
(447` N.G.V.D.), with residential and commercial components comprised of:
Height: 32 Stories (as per plans on file)
Residential:
Units: 400 residential dwelling units
40 residential dwelling units'
FAR (Res): 439,291 sq. ft
FAR (Hotel): 38,665 sq. ft
" Represented by 80 hotel rooms. As per Sec. 903.4, Hotel and motel density equivalents: For the
purposes of density calculation, hotel and motel rooms shall be considered as equivalent to one-half
(0.50) of a dwelling unit.)
Page 1 of 6
Commercial (Retail)
component: square feet of Retail Space, 4,800 square feet of Restaurant and
Cafe Space.
Parking spaces: 526 off-street parking spaces,.
The analysis of the proposed Hyde Midtown project is limited to the provisions of the Zoning
Ordinance 11000, included as "Appendix C: Midtown Overlay District" of the Miami 21 Code, and
a covenant, pursuant to Sec. 9.10.7 of Zoning Ordinance 11000, affecting the land and
development rights of the overall SD-27.1 "Midtown Miami East Special District".
This Major Use Special Permit, as per Article 2 Section 2.2.1.1 and Appendix C Section
627 1 3.2 of the Miami21 Code, is to allow residential units in a single building that exceed four
hundred (400) dwelling units.
This Major Use Special Permit encompasses the following Special Permits and Requests:
CLASS II SPECIAL PERMIT„ as per Appendix C, Section 627.1.3,1, Class 11 Special Permit, to
allow the construction of a new residential building in SD-627.1 "Midtown Miami East Special
District".
CLASS Il SPECIAL PERMIT, as per Appendix C, Section 627.1.17(3), Class II Special Permit, to
allow maneuvering of loading trucks within the public right of way (East Coast Avenue)
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.
FINDINGS
In determining the appropriateness of the proposed project, the Planning Department referred
this project for additional input and recommendation to:
• Projects Review Meeting:
• Large Scale Coordinated Review Committee (LSCRC); and
• The Urban Development Review Board (UDRB);
Recommendations from the aforementioned Committees and Boards, as well as the referral of
the Office of Zoning have been considered in the preparation of the following findings:
• The subject project is located on track "G" of Buena Vista Yard Regional Activity Center,
which was declared a phased project by the City of Miami Planning and Zoning
Department on April 6, 2004, and whose cap ceilings for the permitted uses are
established in the Comprehensive Neighborhood Plan,
Page 2 of 6
• The zoning designation for the subject properties is SD-27.1 (Midtown Miami Special
District).
• The property is located within the Buena Vista Yard Regional Activity Center as
described in the City of Miami Comprehensive Plan, and its Land Use category is
"Restricted Commercial
• The proposed project is located between Midtown Blvd. on the west, NE 34tr, Street on
the south and East Coast Avenue on the east, and will benefit the area by creating
additional residential units, hotel rooms, and commercial uses.
• 209 residential units out of the 400 units provided, as well as 128,807 sq ft of F.A.R. and
8,084 sq. ft of F.A.R. bonus will be allocated into the project pursuant to Covenant in lieu
of unity of title (CFN 2004R0622724) recorded 7/23/2004, attached hereto.
In addition, the project as proposed is purchasing the 57,100 sq. ft of bonus FAR area
which requires to pay one-time, nonrefundable fee of $ 12.40 per square foot of bonus
floor area ratio (FAR) to the city FEC Corridor Improvement Trust Fund as prerequisite to
obtaining a building permit, for a total of seven hundred and eight thousand and forty
dollars ($ 708,040.00).
• As per the Economic Impact Analysis dated on October 2013 and submitted with this
application, the proposed modification to the project is expected to cost approximately
$ 152,500,000, and to generate a max. of 175 Full Time Equivalent (FTE) jobs during
construction period; The project will also result in the creation of approximately 150 new
Full Time Equivalent jobs (FTE) and will generate approximately $ 1,232,500 annually in
tax revenues to the City.
• The maximum height allowed is 300' and 28 stories, the project is providing 330' height
(347' N,G.V.D.) and 32 stories after consideration of non -substantial modification within
10% of the height by the Planning and Zoning Director pursuant to Sec. 627,1.6.4 (a).
• Consulting Engineering and Science Inc. conducted an "Environmental Impact Analysis
Statement" dated September 20, 2013 concluding that: "the proposed project
development is appropriate and will have a favorable impact on the economy, public
services, environment and housing supply with the immediate neighborhood. During the
design process, consideration needs to be given to establishing vegetative open space,
water efficiency and energy efficiency; utilizing environmentally appropriate materials;
and, achieving high levels of indoor environmental quality and comfort. In this way, the
impact of development will be ecologically balanced with the surrounding environment".
• The proposed project was reviewed by the Internal Design Review Committee on September
24 and October 4, 2013, and provided comments attached hereto.
• On November 21, 2013 the City of Miami Public Works Department reviewed the project
and provided the set of comments attached hereto.
• The Coordinated Review Committee reviewed the project and met on December 4, 2013
to provided applicants comments and technical concerns regarding the Hyde Midtown
project f/k/a Midtown 3.
Page 3 of 6
• The proposed project was reviewed for design appropriateness by the Urban
Development Review Board on October 16, 2013, who recommended the project for
approval, as per the resolution for recommendation UDRB meeting 10-16-2013 attached
hereto,
• The project's analysis includes a review under Section 1305.2 of Zoning Ordinance 11000,
following the Design Review Criteria;
I. Site and Urban Planning;
II. Architecture and Landscape Architecture;
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 these findings, the Planning and Zoning Department is recommending approval of
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 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 PROJECT security and construction plans, or demonstrate to the Planning and
Zoning 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 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,
5) Comply with the Minority Participation and Employment Plan (including a
Contractor/Subcontractor Participation Ran) 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:
Page 4of6
• 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
• 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:
• Temporary construction parking plan, with an enforcement policy;
• Construction noise management plan with an enforcement policy; and
• 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) This Major Use Special Permit includes the subordinate approval of a series of Class 11
Special Permits for which specific details have not yet been developed or provided, the
applicant shall provide the Planning Department with all subordinate Class II 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 and Zoning Director, the
applicant shall meet the following conditions, prior to the issuance of any building permit:
1. Provide a covenant in lieu of unity of title to the satisfaction of the Planning and
Zoning Director and the City Attorney, sufficient to allow transfers of density and
intensity within DS-27,1
2 Submit proof of compliance with all the regulations of the Miami -Dade Aviation
Department and the Federal Aviation Administration (FAA) using Form 7460-1.
3. Internalize the loading, Provide a diagram to show approach and loading
maneuvering. Maneuvering on the street may be approved by a Class II Special
Permit with Public Work Department approval.
4. Provide for Planning and Zoning Director review for compliance and approval, a
diagram showing the approach and maneuvering for trash pick-up.
5. Provide for Planning and Zoning Director review for compliance and approval
design, and locations of bicycle racks as required. See Section 6.27.1.11
Streetscape,
Page 5of6
6. Provide for Planning and Zoning Director review for compliance and approval a
superior landscape and street furniture as requested on the City of Miami Code of
Ordinances, Sec, 62-323. Prerequisite: As a prerequisite to the purchase of bonus
floor area ratio (FAR), as described in Zoning Ordinance 11000 or floor lot area
(FLR) pursuant to the Miami 21 Code, the developer must improve its property
with superior landscape and street furniture as described in the SD-27 design
standards and as required by Warrant.
7. Based on City of Miami Code of Ordinances, Sec, 62-325. Schedule of fees and
charges: The schedule of fees and charges to be assessed and paid into the trust
fund is as follows:
Floor Area ratio (FAR) BONUS FEES. Developers wishing to obtain bonus FAR
area for properties located in the SD-27 district shall pay one-time, nonrefundable
fee of $ 12.40 per square foot of bonus floor area ratio (FAR) to the city FEC
Corridor Improvement Trust Fund as prerequisite to obtaining a building permit.
12) 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.
Page 6 of 6
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ADDRESS: Hyde Midtown
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Superintendent of Schools
Alberto M. Carvalho
February 3.2O14
VIA ELECTRONIC MAIL
Ms. Iris \(Escana.Esquire
Greenberg Toauhg.P.A.
333G.E.2ndAvenue
Miami, FL33131
0E: PUBLIC SCHOOL CONCURRENCY DETERMINATION
PRHMIDTOWN 3,LLC'PR'3'071
LOCATED ATNE34STREET AND NE2AVENUE
SP0114010700002' FOLIO NO.: 0131250850001
Dear Applicant:
giving our students the world
Miami -Dade County School Board
Pona7abenrxHantmyn Chair
Dr. Lawrence S.Feldman, Vice Chair
D/Dorothy Bonoroox'Mindinga0
Susie Castillo
Carlos LCunbn/o
DcN0bert'7eo''Holloway
DrMartin Karp
Dr. MartaP6mz
Raquel A,Hega/ado
Pursuant to State Statutes and the Interlocal Agreement for Public School Facility Planning, the above -referenced
application was reviewed for compliance with Public School Concurrency. Acconding|y, attached please find the
School District's ConuurrencyDetermination. Asyou will note, the applicable Level ofService (LOS) standards of
10096 Florida Inventory of School Housing (FISH) have been met at the three school levels and as such, capacity
has been reserved for a one year period, under Master Concurrency Number MA01 14010700002.
The reservation hamn for this Site Plan will expire on January 07' 2015. Concunenoy reservation may be
extended for additional one-year periods, provided: 1) City ofMiami confirms the application isstill valid; 2) your
request an extension at least 120 days prior to the expiration dote, via email address
conourrenoy(5dadeoohoo/o.net; and 3) the total reservation period does not exceed six years from the original
effective date ofthis certificate.
Failure to request on extension at least 120 dovm prior to the expiration dote will result in revocation of the
reaenxation, and a new application must be submitted. Extensions will be gronted, upon payment of the
corresponding review fee and acknowledgement from the local government. The reservation period may not
exceed the term of the development approval issued by the City of Miami.
Should you have any questions, please feel free tocontact me t3O5-0Q5-45O1.
v' K8.Rodriguez,
Director I
|MRir
L4O
Enclosure
cc: Ms. Ana R'o'Conde
K8c Michael A. Levine
Ms. Vivian G. ViUaami|
City ofMiami
School Concurrency Master File
Ana Chief Facilities & Eoo'Suatainobility Officer ~ Planning, Design & Sustainability
School Board Administration Building ^Y450N,E2ndAve, ^Suite 525,Miami, FL33Y32
Miami -Dade County Public Schools
Concurrency Management System
School Concurrency Determination
MDCPS Application Number: SP0114010700002 Local Government (LG): Miami
Date Application Received: 1/7/2014 2:13:13 PM LG Application Number: PR-13-071
Type of Application: Site Plan Sub Type: Redevelopment
Applicant's Name: PRH Midtown 3, LLC
Address/Location: 3401 NE 1 Avenue, Miami, FI 33137
Master Folio Number: 0131250850001
Additional Folio Number(s):
PROPOSED # OF UNITS 440
SINGLE-FAMILY DETACHED UNITS: 0
SINGLE-FAMILY ATTACHED UNITS: 0
MULTIFAMILY UNITS: 440
CONCURRENCY SERVICE AREA SCHOOLS
Net Avaift ble Seats Seats EOS So tr
,.;• ckte Capacity Required Taken diet Tyke
2351
ENEIDA MASSAS HARTNER
ELEMENTARY
23
18
18
YES
Current
CSA
�6361
JOSE DE DIEGO MIDDLE
145
9
YES
Current
CSA
7791 BOOKER T WASHINGTON SENIOR
ADJACENT
784 9 (9
(
SERVICE AREA SCHOOLS
YES
Current
CSA
*An Impact reduction of 21.13% included for charter and magnet schools (Schools of Choice).
MDCPS has conducted a public school concurrency review for this application and has determined that it DOES
MEET (Concurrency Met) all applicable LOS Standards for a Final Development order as adopted in the local
Government's Educational Element and incorporated in the Interlocal Agreement for Public School Facility
Planning in Miami -Dade County.
Master Concurrency Total Number of
MA0114010700002 440
Number: Units:
Issue Date: 1/7/201 :13:13 PM Expiration Date:
Capacity Reserved: Elem :18 / ddl :9 / enior: 9
/
/2015 3: 3 PM
concurrency@dadeschools.net
MDCPS Ad inistra or DC thorized Sign re
1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7634 / 305-995-4760 fax /