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HomeMy WebLinkAboutAnalysis and MapsCity of Miami Planning Department STAFF ANALYSIS REPORT FOR A FIRST AMENDMENT TO THE PREVIOUSLY APPROVED RIVER LANDING SPECIAL AREA PLAN (RL SAP) Staff Analysis Report No. PZ-21-10258 Applicant Andres Rivero, Attorney with Bilzin Sumberg Baena Price & Axelrod LLP, on behalf of Notruse Holdings, LLC arivero@bilzin.com Location 1411 NW N River Dr, Miami, FL 33125 Transect T6-12-0 MCNP Designation Restricted Commercial Commission District District 1 — Commissioner Miguel Angel Gabela Subdivision/Neighborhood St. John Park/Civic Center Planner Matthew Nahrstedt, Planner II mnahrstedt@miamigov.com Project Representative Andres Rivero, on behalf of Notruse Holdings, LLC A. PROJECT DATA AND BACKGROUND RELATED APPROVALS Date Action 05/23/2013 River Landing Special Area Plan — Development Agreement (River Landing Development, LLC), Regulating Plan and Concept Book Adoption 03/21/2014 River Landing Special Area Plan — Development Agreement (River Landing Development, LLC) Signed 10/24/2019 Amendment to RL SAP — Development Agreement (RL Miami, LP f/k/a River Landing Development, LLC), Section 21 This request constitutes an amendment to the River Landing Special Area Plan (RL SAP) originally approved pursuant to Ordinance No. 13382 on May 23, 2013. Establishment: Pursuant to Ordinance No. 13382, adopted on May 23, 2013, the City Commission approved the original RL SAP, pursuant to Article 3 and Article 7 of Ordinance No. 13114, the Zoning Ordinance of the City of Miami, Florida, as amended, (Miami 21 Code). The adoption of the RL SAP Development Agreement (River Landing Development, LLC), Regulating Plan, and Concept Book also occurred on the same date. Miami 21 Code, Appendix G: The RL SAP's Regulating Plan and Concept Book govern all development within the previously approved SAP. The Regulating Plan and Concept Book, Staff Analysis Report No. (PZ-21-10258) — Page 1 supported by the required Development Agreement, provide regulations and design standards for future development throughout the district. Development Agreement Amendment: Pursuant to Ordinance No. 13867, adopted on October 24, 2019, the City Commission amended the RL SAP by revising one subsection of (Section 21.b) and adding another (21.c) to the Development Agreement to include the following: • acquisition of recently acquired land, • specific provision of park impact fees, and • public improvements and the satisfaction of bonus Floor Area requirements. Illustration 1: SAP Development Area Figure 1: River Landing SAP Boundary (existing) B. REQUEST AND PROPOSED CHANGES Pursuant to Article 3, Section 3.9, and Article 7, Section 7.1.2.8, of Miami 21 Code, as amended, Notruse Holdings, LLC (Applicant) requests an amendment to the previously approved River Landing Special Area Plan (RL SAP) to develop a proposed 28-story residential tower and parking podium, referred to as MidRiverVu, and associated Civic Space, referred to as River District Green. The proposed changes include: Staff Analysis Report No. (PZ-21-10258) — Page 2 1. Amending the SAP Regulating Plan and Concept Book by adjusting the original development SAP boundary to include an additional nine (9) new properties (88,039 square feet or 2.02 acres), for a total combined area of 442,570 square feet (10.16 acres); the additional properties are located at 1411 NW North River Dr, 1421 NW North River Dr, 1441 NW North River Dr, 1451 NW North River Dr, 1465 NW North River Dr, 1481 NW North River Dr, 1440 NW 13 Terrace, 1430 NW 13 Terrace, and 1424 NW 13 Terrace, as legally described in Exhibit C. The amended RL SAP will also change the underlying zoning classification of the aforementioned properties from T6-12-0 `Urban Core Zone - Open' to T6-24A-O `Urban Core Zone — Open.' 2. Clarifying existing terms and consolidating illustrations and figures for readability; establishing certain new development goals, definitions and Build -to Zone on Principal Frontages; increasing the maximum height above sidewalk grade for ground -floor residential or lodging uses; allowing signage for the MidRiverVu expansion area to be regulated by Miami 21 Code, Article 10; and updating the Concept Book pursuant to the Regulating Plan amendments. Illustration 2: Added Properties Staff Analysis Report No. (PZ-21-10258) — Page 3 Illustration 3: Added Properties, Miami 21 Code Atlas (Existing) Illustration 4: Added Properties, Miami 21 Code Atlas (Proposed) 0 125 250 500 Feet . z R6u: t 6arid ing j,s fia led•Plan; .. rriareenr-e f / T6-24A-O Staff Analysis Report No. (PZ-21-10258) — Page 4 C. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) The existing Future Land Use Map (FLUM) designation of the site is `Restricted Commercial.' The proposed amendment to the RL SAP does not include or necessitate changes to the `Restricted Commercial' MCNP Existing Designation on the FLUM. As stated in the MCNP `Interpretation of the Future Land Use Map': "Areas designated as `Restricted Commercial' allow residential uses (except rescue missions) to a maximum density equivalent to 'High Density Multifamily Residential' subject to the same limiting conditions and a finding by the Planning Director that the proposed site's proximity to other residentially zoned property makes it a logical extension or continuation of existing residential development and that adequate services and amenities exist in the adjacent area to accommodate the needs of potential residents; transitory residential facilities such as hotels and motels." Illustration 5: SAP FLUM Designations, Existing and Proposed Zoning Overlay The amended SAP will change the underlying zoning classification from T6-12-0 `Urban Core Zone - Open' to T6-24A-O `Urban Core Zone - Open' for the properties located at 1411 NW North River Dr, 1421 NW North River Dr, 1441 NW North River Dr, 1451 NW North River Dr, 1465 NW North River Dr, 1481 NW North River Dr, 1440 NW 13 Terrace, 1430 NW 13 Terrace, and 1424 NW 13 Terrace, as legally described in Exhibit C. A higher Transect Zone will allow the site more Height, resulting in more Dwelling Units, while leaving the existing Density of 150 Dwelling Units per acre unamended. More residents and activity will support economic activity within the surrounding Neighborhoods, in this case the Mid River District, Health District, and Urban Core. The proposed 28-Story tower will complement the scale and mass of Buildings in the existing SAP immediately across NW North River Drive, which is zoned T6-24A-O and consistent with the future development patterns of the Neighborhood. The request is consistent with development standards —including the Uses, Intensities, and Densities —of the T6-24A-O Transect Zone. Staff Analysis Report No. (PZ-21-10258) — Page 5 Illustration 6: Existing Zoning of Added Properties, T6-12-0, Miami 21 Code, Article 5, Illustration 5.6. ILLUSTRATION 5.6 URBAN CORE TRANSECT ZONES (T6-12) BUILDING DISPOSITION LOT OCCUPATION a. Lot Area 5,000 s.f. min.; 70,000 s.f. max. b. Lot Width 50 ft min. c. Lot Coverage - 1-8 Stories 80% max. - Above 8th Story d. Floor Lot Ratio (FLR) e. Frontage at front Setback 15,000 sf. max. Fkoorplate for Residential & Lodging nka for Office & Commercial 8 / 30% additional Public Benefit 70% min. f. Open Space 10% Lot Area min. g. Density 150 dufac max.` BUILDING SETBACK a. Principal Front h. Secondary Front c Side d. Rear e. Abutting Side or Rear TS Abutting Side or Rear T4 Abutting Side or Rear T3 O ft min. above 8th Story 10 ft. min.; 20 ft, min. above 8th Story 0 ft. min.; 30 ft. min. above 8th Story 0 ft. min.; 30 ft min. above 8th Story 0 ft. min. 1st through 5th Story 10 ft. min. Est through 8th Story 30 ft. min. above 8th Story 6 ft. min. 1st through 5th Story 26 ft. min. Est through 8th Story 30 ft. min. above 8th Story 10% of Lot depth" min. 1st through 2nd Story 26 ft. min. 3rd through 5th Story 46 ft. min. above 5th Story BUILDING PLACEMENT PI 10 e00 Igv6e�r ad 00 tp Lat PARKING PLACEMENT 1t tel Ltrii tit BUILDING CONFIGURATION BUILDING HEIGHT FRONTAGE I-4 ii I a. Common (Lawn prohibited �_ ft.: EIM b. Porch& Fence prohibited c Terrace or LC prohibited ; d. Forecourt permitted e.Stooppermitted ® I= wp' M13:1 •11::• = f. Shopfront permitted C76-12-L and T6- 12.0 only) '' M I M MUM 4.1.r01100e¢3.16.r i it ianm0&or c'9ar6 g. Gallery Permitted by SpecialAma Plan I h. Arcade permitted by Special Area Plan �. �_ ---,y�_ '''' L Loggia permitted BUILDING HEIGHT 11. ) xrn a. Min. Height 2 Stories ©i . Staff Analysis Report No. (PZ-21-10258) — Page 6 Illustration 7: Proposed Zoning for Added Properties, T6-24A-O, RL SAP Regulating Plan, Article 5, Illustration 5.6 MIAMI 21 AS ADOPTED - APRIL 2012 355,000 s,f max. 22,000 s q, ft. max. Floorplatefor Residential & Lodging 106,000 s q, ft. max. Floorpl at for Office 8 Commercial BUILDING DISPOSITrOfl LOT OCCLPATtON a. Lal Area b. cot width c Lot Caaapa -1-8 Slams Above 3- Slay d Fay Lot Ratio (PLR) 71 X%eddhanal Public Sends e Frontage in BaldToZone_ 70% f Frmtegp at Nast Sethat, '8%m, 10 ft. nun. above 8", story 10 ft, min, above 8" story [ Open Space Regrnmuts 10%LotAaumm 150thigremey_' BUILDING SETBACK a PdnegalFronl 10lt rm 20 B..,.-...L.,., tr rt..r b SesaWaryFront 104ran 20BminArm FSIN/ c. Sde OR mrt, 3BR-nwrabaia4r-Elan, d Rem 0tcm.30ftmin Iwo rSlog e Abaing Sid* or RonTS OIL min l'thrhuph 5, Story T 0 A rear. r thrergh r' Slay 30 R mil ahoy is Stay BUILDING CONFIGURATION FRONTACNE a. Common LOW proib sd b. Poet d Fanta pldabaed c Tama et L C plolxbtad d. Forecourt homaead f Slow permitted f Snophert paantted (1624 L 8 T -24 D ody) B. Crawl' pamatad by Spatial Area Plan h Artada pentad by Spacial Arta Plan BUILDING HEIGHT a Um HoKal b LW x 14414 Z4Stoma c Wx Banal) HagM 24 Slona Abetnp as T i araetl Zanas axcapI T3 ' Or in modfed a Mayan ARTICLE 5. SPECIFIC TO ZONES ILLUSTRATION 5.6 URBAN CORE TRANSECT ZONES (T6-24) BUILDING PLACEMENT • 64 N 11 atl rays LOP BUILDING HEIGHT 4we▪ r ▪ 4 a al I0 ear ay PARKING PLACE+AENT 4•he--44 t tM14. 4 v:C iJF+: Ir.:t7i i; �Er'6^. -1 OLID AgUTIN;S:* J'iv'kk5 as Leiol Staff Analysis Report No. (PZ-21-10258) — Page 7 SAP Criteria The following is a review of the request pursuant to the Special Area Plan criteria under Article 3, Section 3.9 and Section 3.9.1 and Article 7, Section 7.1.2.8 of Miami 21 Code: Section 3.9.1. Subsection A: The single or multiple owner(s) of Abutting properties in excess of nine (9) acres may apply for a rezoning to a Special Area Plan. For the purposes of applying for a rezoning to a Special Area Plan, the term Abutting shall not include properties separated by the Florida East Coast Railway Corridor or separated across a street or alley with an actual or zoned width of seventy (70) feet or greater as set by Chapter 54, Article V of the City Code. • Analysis: The RL SAP was adopted by rezoning pursuant to Ordinance No. 13382, which the Commission approved on May 23, 2013. The Applicant requests to amend the RL SAP Regulating Plan and Concept Book by adding nine (9) new properties and adjusting the original development RL SAP boundary to include an additional 88,039 square feet (2.02 acres) of lot area for a total combined area of 442,570 square feet (10.16 acres); the additional properties are legally described in Exhibit C. • Findings: Consistent Subsection B: A Special Area Plan shall be approved by the process of rezoning with or without Transect changes. Properties designated as T3 — Sub -Urban Transect Zone shall not be considered for a Special Area Plan. • Analysis: The RL SAP includes properties with T-6 Urban Core Zone transect designations. The amended SAP will change the underlying zoning classification from T6-12-0 `Urban Core Zone - Open' to T6-24A-O `Urban Core Zone - Open' of the properties as legally described in Exhibit C, with no necessary amendments to the Future Land Use Map. • Findings: Consistent Subsection D: A Special Area Plan shall include a map of the Thoroughfares and Transect Zones, and the standards that deviate from the requirements of Article 5. • Analysis: The Applicant has submitted an updated Concept Book as part of the SAP amendment process that maps Thoroughfares and Transect Zones. The Concept Book and Regulating Plan both highlight the RL SAP's deviations from Miami 21 Code. • Findings: Consistent Subsection E: A Special Area Plan shall assign at least five (5) percent of its aggregated Lot Area to a Civic Space Type. Civic Building sites are to be located within or adjacent to Civic Space Types or at the axial termination of significant Thoroughfares. The developer shall be Staff Analysis Report No. (PZ-21-10258) — Page 8 responsible for constructing the public improvements within the Special Area Plan, including but not limited to the Civic Space Types and Thoroughfares, • Analysis: The proposed Civic Space area, referred to as River District Green, is 26,825 square feet, or six percent of the SAP area, which is more Civic Space than the entire SAP area requires. The amended total RL SAP area is approximately 442,570 square feet (10.16 acres), which results in a required 22,129 square feet, or five percent, of Civic Space. The RL SAP amendment proposes 26,825 square feet of Civic Space Type for the proposed added properties, or six percent of the aggregated Lot Area of the SAP. • Findings: Consistent Subsection F: Development within the Special Area Plan shall be pursuant to a recorded development agreement that will establish the allocation of Thoroughfares and Civic Space Types and Building Area among the Building sites, and the creation and retention of the public benefits. • Analysis: A new Development Agreement between Notruse Holdings, LLC and the City of Miami has been submitted in accordance with the above criteria and will be considered by the City Commission. • Findings: Consistent Subsection G: Unless a Building is specifically approved as part of the Special Area Plan, any Building shall be reviewed by the Planning Director, after referral to and recommendation from the Coordinated Review Committee (CRC) and the Urban Development Review Board (UDRB) for conformance to the Plan, prior to issuance of the Building Permit. • Analysis: The MidRiverVu tower proposal has gone through a complete review process, including review and recommendation from the UDRB and CRC. The associated documents and drawings form part of the Concept Book. The UDRB recommended the Building's approval as presented on November 15, 2023. The Building's review by City Staff is finalized and no comments remain unresolved. Upon approval of this SAP amendment, the proposal can move forward to the Building permit stage. • Findings: Requirement met Subsection H: A Special Area Plan may include: 1. Build -to -lines that differ from Transect Zone Setback requirement. Analysis: The existing conditions on NW N River Drive are less than desirable for pedestrians. On the south side of the roadway, multiple curb cuts increase the risk of vehicular -pedestrian conflict and the existing Building Heights dominate the adjacent sidewalk. On the north side, a narrow sidewalk with sparse landscaping and shade coverage provides minimal safety and comfort for pedestrians. The north side of NW N Staff Analysis Report No. (PZ-21-10258) — Page 9 River Drive offers the Applicant an opportunity to set back the proposed Building Facade at a distance greater than Miami 21 Code to give pedestrians more breathing room and safety. The RL SAP amendment proposes a Build -to Zone that extends 25 feet, through the entire Second Layer and 10 feet into the Third Layer, along Principal Frontages. Miami 21 Code allows a Build -to Zone of 10 feet to extend into the Second Layer; therefore, the proposed RL SAP Build -to Zone along Principal Frontages deviates from the Miami 21 Code standard by 15 feet. The additional 15 feet allows the MidRiverVu Building to be set back further from NW N River Drive to provide more visual balance for the north and south Frontages, safety and comfort for pedestrians, and increased design flexibility on the proposed site. The project proposal includes an expanded sidewalk and frequent landscaping buffers along with vertical circulation via stairs and ramps. Findings: Consistent 2. A preservation plan acceptable to the Historic and Environmental Preservation Board for any historic resources in the Special Area Plan area. Analysis: The RL SAP shall comply with all requirements of Chapter 23 — `Historic Preservation' of the City of Miami Code of Ordinances, the requirements of which preserve and protect the heritage of the city through the identification, evaluation, rehabilitation, adaptive use, restoration, and public awareness of Miami's historic, architectural, and archaeological resources. Findings: Consistent. Refer to Conditions of Approval. 3. Area Design Guidelines. Analysis: The Applicant has submitted an amended Regulating Plan and Concept Book for the proposed amendment, attached hereto as Attachment A and Attachment B, which address design issues such as a transition in scale, landscaped civic space, improved streetscape design, improved connectivity and pedestrian crosswalks, innovative pedestal screening, and minimal curb cuts with a consolidated loading area. Findings: Consistent The following is a review of the request pursuant to the criteria under Article 7 and Section 7.1.2.8.f. of Miami 21 Code: Subsection 1: (a) The relationship of the proposed amendment to the goals, objectives and policies of the Comprehensive Plan, with appropriate consideration as to whether the proposed change will further the goals, objectives and policies of the Comprehensive Plan; Miami 21 Code; and other city regulations. (b) The need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary. Staff Analysis Report No. (PZ-21-10258) — Page 10 • Analysis: The RL SAP includes properties with T-6 Urban Core Zone transect designations. The amended RL SAP will change the underlying zoning classification from T6-12-0 `Urban Core Zone - Open' to T6-24A-O `Urban Core Zone - Open' of the properties as legally described in Exhibit C; with no necessary amendments to the Future Land Use Map. The proposed rezoning is consistent with the goals, objectives and policies of the Comprehensive Plan. The proposed project is congruent with the scale and character of the structures and uses in the existing SAP area and it will bring more pedestrians to support a walkable, mixed -use neighborhood. It will protect and enhance the quality of life in the neighborhood (Future Land Use Goal LU-1). As part of the Health District Regional Activity Center (Appendix LU-1) the expanded SAP will facilitate mixed -use development, provide public open space, provide incentives for quality development, and give definition to the urban form (Policy LU-3.1.2). • Findings: Consistent. Subsection 2: For rezonings: A change may be made only to the next intensity Transect Zone or by a Special Area Plan, and in a manner which maintains the goals of Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height. • Analysis: The proposed amendment includes a change in the underlying Transect Zone from T6-12-0 `Urban Core Zone - Open' to T6-24A-O `Urban Core Zone - Open' for the properties located at 1411 NW North River Dr, 1421 NW North River Dr, 1441 NW North River Dr, 1451 NW North River Dr, 1465 NW North River Dr, 1481 NW North River Dr, 1440 NW 13 Terrace, 1430 NW 13 Terrace, and 1424 NW 13 Terrace. As proposed, the rezoning would allow a residential tower to be developed. The residential tower complements the future planned character and development pattern of the Neighborhood, as envisioned by the surrounding Zoning designations which allow for additional Intensity and Building Height. The townhome elevations located on on SW 13th Terrace provide architectural articulation and appropriate transition with the existing neighborhood context made up of mostly low-rise buildings. The project proposal incorporates a large Civic Space Type as an inviting public realm improvement that mitigates the busy intersection of NW N River Drive and SW 13th Terrace and creates pedestrian connectivity opportunities between surrounding destinations, including the greenspace under construction at the southeast corner of the SAP area. • Findings: Consistent Subsection 3: Special Area Plans shall be adopted by rezoning pursuant to the provisions of Section 3.9. • Analysis: See analysis of Subsections 3.9.1.a through 3.9.1.h, above. • In determining the appropriateness of the proposed amendment of the RL SAP, the Planning Department deemed that the proposed changes support the intent of Miami 21 Code or the goals and objectives of the previously approved RL SAP. • Findings: Consistent. Staff Analysis Report No. (PZ-21-10258) — Page 11 D. RECOMMENDATION Pursuant to Article 3, Section 3.9, and Article 7, Section 7.1.2.8, of Miami 21 Code, as amended, the Planning Department recommends Approval with Conditions of the First Amendment to the RL SAP based upon the facts and findings in this staff report. E. CONCLUSION The Applicant's submitted materials and analysis provided as part of the RL SAP Amendment application are consistent with the intent of Miami 21 Code, the Miami Comprehensive Neighborhood Plan, and other relevant City regulations. Planning Department recommends Approval with Conditions. F. CONDITIONS Based on analysis and findings, the Planning Department recommends Approval of the RL SAP Amendment with the following conditions: 1. All development within the "RL SAP" boundaries shall be substantially in accordance with the Concept Book, entitled River Landing: Special Area Plan Review, consisting of 204 pages, and dated stamped and received by Hearing Boards on July XX, 2024, attached and incorporated as Exhibit "B" and the Regulating Plan consisting of 16 pages, dated stamped received by Hearing Boards, July XX, 2024, attached and incorporated as Exhibit "A." 2. "Applicant" to provide "City" current surveys, signed and sealed within the last twelve (12) months, of existing and proposed "RL SAP" properties prior to the proposal's first public hearing at City Commission. 3. The development of new structures or uses within this "RL SAP" shall be submitted for review by SAP permit and approved by the Planning Director prior to the issuance of any Building permit as identified within the Regulating Plan. 4. Per "Miami 21 Code," Article 3.9 Special Area Plans, Section 3.9.1.g, Unless a Building is specifically approved as part of the Special Area Plan, any Building shall be reviewed by the Planning Director, after referral to and recommendation from the CRC for conformance to the Plan, prior to issuance of the Building permit. 5. Per "Miami 21 Code," Article 3.13 Sustainability, Section 3.13.1.b, All new Buildings of more than 50,000 square feet of Habitable Rooms or Habitable Space in the T5, T6, CI and CS zones shall be at a minimum certified as Silver by the United States Green Building Council (USGBC) Leadership in Energy and Environmental Design (LEED) standards or equivalent standards adopted or approved by the "City." 6. Proposed alley vacation shall be approved prior to issuance of Building permit. 7. The site shall be unified via Unity of Title or Covenant in Lieu of Unity of Title prior to issuance of Building permit. 8. "Applicant" shall provide a traffic impact study and sufficiency letter prior to issuance of Building permit. 9. "Applicant" to provide an archaeological Shovel Test Report and Certificate to Dig prior to issuance of Building permit. Staff Analysis Report No. (PZ-21-10258) — Page 12 10. All improvements along the Right -of -Way shall be reviewed and approved by Public Works prior to issuance of Building permit. 11. "Applicant" shall provide final determination of Public -School Concurrency and Capacity Reservation prior to issuance of Building permit. 12. "Applicant," owner, or successor shall comply with the requirements of all applicable departments/agencies as part of the "City" Building permit application submittal process. 13. "Applicant," owner, or successor must 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. 14. The "RL SAP" shall comply with all requirements of Chapter 23 of the City of Miami Code of Ordinances. 15. "Applicant," owner, or successor must comply with all applicable regulations of Chapter 24 entitled Environmental Regulations of the Miami Dade County Code as amended. 16. "Applicant," owner, or successor shall meet conditions identified in this Ordinance, with the SAP and all applicable local, state, and federal regulations. 17. "Applicant" shall deliver a fully executed copy of the Development Agreement within thirty (30) days of approval of the "RL SAP" by the City Commission and will record the Development Agreement within fifteen (15) days of notice of the "City's" execution, specifying that the Development Agreement runs with the land and is binding on "Applicant," its successors, and assigns, jointly and severally. ,-DocuSigned by: Voumbt S taw 77D01484RCAA4Re David Snow Interim Planning Director L14J n7o8AOrP dRn DocuSigned by: Ott Graham I. Jones Chief of Urban Design ,-DocuSigned by: %" 47L °4 44.c.i FARQF9RQFFARR Matthew Nahrstedt, AICP and LEED GA Planner II Attachments: Attachment 1 — Exhibit A: Regulating Plan Attachment 2 — Exhibit B: Concept Book Attachment 3 — Exhibit C: Legal Description of added and upzoned properties Attachment 4 — Exhibit D: Legal Description of existing RL SAP parcels as of the 2019 approval Staff Analysis Report No. (PZ-21-10258) — Page 13