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HomeMy WebLinkAboutR-43243r RESOLUTION NO. S `g �� A RESOLUTION REFERRING TO THE PLANNING AND ZONING BOARD THE RECOMMENDATION OF THE COMMISSION THAT THEY HOLD IMMEDIATE HEARINGS PERTAINING TO THE PROPOSED PLAN OF DEVELOPMENT REFERRED TO AS "PLAZA VENETIA", SUBJECT TO CERTAIN RECOMMENDATIONS BE IT RESOLVED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. That the Commission hereby refers to the planning and Zoning Board the application for variances and change of zoning as contained in the proposed development of "PLAZA VENETIA", as submitted by Mr. Hollo, subject to the follow- ing recommendations: 1. That the Board accept the application for change of zoning of the area in question to a zoning classification of C-3. 2. That it is recommended that an application for variance be accepted by the planning Board for a variance as to the regulations as set forth in Article XV, Section 2(8)(d) pending the Board's recommendation pursuant to the memorandum from the City Attorney attached hereto. PASSED AND ADOPTED this day of � 1972. PREPARED AND APPROVED BY: CITY OF MIAMI. FLORIDA INTEROFFICE MEMORANDUM TO: Honorable Members of the City Commission FROM: City Manager DATE: SUBJECT: PE.g 7 FILE: Plaza Venetia Report REFERENCES: ENCLOSURES: Pursuant to your request of February 3, 1972, Resolution No. 43212, the following report is submitted on the Plaza Venetia project. .: LAP.. ...t 93 tE .AzA , STUDY OITV OP MIAMI PLANNING DEPARTMENT 9939999911 Fab., 19762 INTRODUCTION The City Commission on February 3, 1971, by Resolution 43212, requested the Planning Department to study the proposed Plaza Venetia. The purpose of the study is to evaluate proposed development, existing land use and zoning patterns, and make recommendations based on established community objectives for develop- ment in Downtown Miami. LAND USE The land use pattern in the immediate area is predominately comma rcial with residential development occurring just north and east of the proposed development. The commercial development existing in the immediate area is primarily retailing and is of moderate intensity and scale. This retail area is separated from the Flagler Street retail concentration by distance, the expressway and the intervening and conflicting land uses. The area around 13th Street detracts visually from the predominant character of the area due to the exist ing marginal business establishments such as the older gasoline stations, bait and tackle shops, and the proliferation of general advertising structures. Three major department stores exist in the area; Jordan Marsh, Sears and Jeffer- sons and a fourth now under construction. The second major land use in this area is the Miami Herald Building. The area has nearly half its land area, less streets, devoted to parking lots serving the department stores. Along and west of N. E. 2nd Avenue area the commercial development pattern is varied and contains a diverse ' number of service establishments. North of the proposed development, housed in older structures, is a significant number of multiple -family residences. Striking physical elements found in the immediate area of the proposed development consist of two major buildings of both architectural and historical value and the mid- town bayfront park (Margaret Pace Park). Each of the features provide design landmarks to which any future development must relate. Structures immediat ely north of the proposed development is the site of the Miami Woman's Club which dates back to the turn of the century. The club is a five story building overlooking the Bay and Pace Park. Just south of the residential component of the proposed development is situated Trinity Episcopal Church, a significant landmark representing an excellent example of Italian Romanesque Architecture. Page 1 of 8 •M••••••••••,41,4 0 fl u N.E. 17 TERR. NE 17 ST PI-5 elmov•• • 0.1.0•00 • •••••••• Mramiur r •••puliaA. ptarek 1 z •MI•••••• • •••••••• • VOWlektb 6.14A, • • • 0.10.11.10 • 61••••••••• • N E. TrrAity e-kurck. 14 N.E. 15 ST. C-4 ZONING Page 2 of 8 PLAZA VENETIA STUDY CITY OP MIAMI PLANNING 011PANTFAIINT Fob., 1972 The zoning of the proposed development is C- I Local Commercial. The immediate area is zoned C-1 with the exception of the area north of 17th Terrace and east of Biscayne Boulevard which is zoned R -5 (high density multiple -family use). In the N. E. 2nd Avenue area the zoning is general commercial, C-4, and this classification also is applied to the property on which the Miami Herald Complex is located. These existing zoning classifications reflect the predominate land use pattern that exists in the area. It should be noted that the C-3 zoning classification now applied to the Central Business District of Miami, is clearly defined by N. E. 5th Street, as its northern boundary, which is approximately 3/4 of a mile south of the proposed development. SUMMARY OF PROPOSED DEVELOPMENT The Plaza Venetia complex encompasses 15. 87 acres of land divided into two separate development: a commercial complex and a residential complex. In the commercial complex, approximately 1, 028, 900 square feet of floor area is proposed for retail activities which includes the existing Jordan Marsh store, a new J. C. Penney, and a retail mall. In addition to the retail area, there is a merchandise mart of 232, 800 square feet, a hotel area of 188, 700 square feet and an office area of 110,400 square feet, for a total occupied floor area of 1, 560, 800 square feet. The distribution of floor area provides for two levels of parking above ground level that services the retail activity fronting on Biscayne Boulevard and N.E. 15th Street, two levels of retail mall stores, two levels of parking, two levels for the merchandise mart and four levels for the hotel and office facilities. Appro::imately 1,307,000 square feet of floor area is to be provided in a parking structure for an estimated 3, 600 parking spaces. The commercial development will be located on approximately 10. 9 acres or 474, 997 square feet of lot area. The residential complex is situated on a lot that is 216, 516 square feet or 4. 97 acres. The proposal is for 1, 000 dwelling units in two 24-story towers located above three levels of parking structure, and a recreation -residential level. Convenience retail shops are located on the ground parking level. The total floor area of residential development is 1, 245, 000 square feet which includes commercial and recreational areas consisting of 45, 000 square feet. A 660, 000 square foot parking garage is proposed to accommodate 1300 parking spaces. Page 3 of 8 v!' INDEPENDENT RAMP SYSTEM FOR COMMERCIAL COMPLEX (WILL NEED AIR RIGHTS) i 1 M 1J 7 _J L - r- w 0 w } 0 J N.E. 17 TERR. /Alpo mar WOVACMb Gnu N E 16 ST STREET CLOSURES (1. Zb AC. ) TriKity l hurck N.E. 15 ST. PROPOSED SITE DEVELOPMENT Page 4 of 8 _PLAZA VENETIA STUDY CITY OP MIAMI PLANNING DEPARTMENT Falb., 1972 e PLATTING One of the requirements and needed processes for the approval of Plaza Venetia is that of platting. The proposed development will require items such as the vacation of existing easements, streets, and utilities. Northeast 16th and 17th Streets are proposed for closure between Biscayne Boulevard and N. E. Bayshore Drive and their present platted configuration amounts to 1.28 acres or 55, 865 square feet of right-of-way dedicated to the City of Miami. Both of these streets presently house storm sewer lines (36" and 54"), sanitary sewer, water and gas lines. Appropriate agreements will be necessary to relocate and restructure these utilities. Presently included as part of the proposed site for the apartment portion of the complex is an easement 20 feet in width, along a portion of the north lot line, for storm sewers. Construction is proposed over this easement. Ingress and egress to the proposed development, in part, is accomplished by elevated ramps over North Bayshore Drive. At the present time the City of Miami has no air rights legislation to serve as a guide to approving such development. TRAFFIC The total traffic impact of the proposed development on the surrounding area cannot be completely defined at the present time. Traffic studies are currently in progress by Wilbur Smith and Associates, Traffic Consultants, and will require review by the Metropolitan Transportation Department. The Director of the Metropolitan Transportation Department in a recent communique to the Planning Department has indicated that he anticipates receipt of the Smith Traffic report in late February and that upon review a formal reply to its impact would be forthcoming. It would generally appear that the ingress and egress to the development will require some directional changes and a refinement of control, however, traffic volume impact has not been determined at this time. The traffic study should establish sufficient criteria to determine not only the impact of this proposed project but the impact upon the surrounding community. ANALYSIS 1. The proposed commercial development would provide a mix of uses that would bolster and add vitality to the existing retail node comprised of the Sears, Jefferson and Jordan Marsh stores that centers around Biscayne Boulevard and N. E. 15 th Street. Although the development has a higher floor area ratio than permitted in the C-1 district, the proposed commercial complex meets two of the planning goals previously introduced in the Brickell Study: The encouraging of assembly Page 5 of 8 4es of land to provide large scale integrated development and for the provision of parking garages to accommodate off-street parking. Development that meets these objectives in Brickell are given a floor area ratio bonus. and the intensity of use may be increased without sacrificing the amenities of the development. Also the Doxiadis Plan, for downtown Miami, as a future guide land use controls and zoning did recommend a more intense future development for the area on Biscayne Boulevard than is presently set forth by the existing zoning. However, as presently designed, the proposed development is an introverted complex with the open spaces and amenities located in the interior of the buildings, and little, if any, setbacks and landscaped open space provided on the exterior of the development. As pointed out in the Downtown Bayfront Study, Biscayne Boulevard is the gateway to the City of Miami and provides a striking entrance to the downtown area. Biscayne Boulevard needs to be developed to its full potential, by creating a continuous greenbelt along the Boulevard to take advantage of the climatic conditions which provide a unique opportunity for year round landscaping. It is to be noted that the existing Jordan Marsh store does provide a landscaped setback area facing Biscayne Boulevard and N. E. 15th and these amenities should be continued around the commercial complex. Paramount in importance to the success of any major development is the provision of adequate parking. Provisions for parking thus far considered in the design of the commercial complex, which is an assortment of diversified uses consisting of a hotel, office, high fashion outlets, department stores and a merchandise mart provides a parking ratio of 2. 5 spaces per 1000 feet of gross land area. This standard is usually applicable to the central business district shopping areas. Parking needs additional study and analysis. 2. The residential complex does not meet the planning objectives as established for our Bayfront land. As concluded in the City of Miami Planning Department Downtown Zoning Study, "The City of Miami is fortunate to have vacant bayfront land in the heart of its downtown area. Most major core cities have to under- take extensive and costly renewal efforts to achieve desirable waterfront re- development whereas Miami has prime vacant waterfront land available for development. The opportunity remains to create a development unique in the United States that reflects and takes advantage of our superb climate and water oriented environment. Future development of these public and private lands should be based on a concept of generating a return of people, both visitors and residents, to the downtown area and the preservation of ground and water areas for public use and access. Future development should have pedestrian Page 6 of 8 orientation, relate to heritage features, surrounding scale and development and provide visual penetration to the Bay. " Parking provisions to accommodate the residential component consisting of 1000 dwelling units is 1.3 spaces per dwelling unit. While conforming to our existing parking regulations which have long reflected some shortcomings, a reappraisal of this ratio appears warranted in light of our pending revised parking standards which would increase the proposed design ratio of 1. 3 to 1. 7 spaces per 100 dwelling unit. Additional consideration of these factors should be weighed more carefully and made a part of pending traffic studies. The proposed residential complex has almost three times the development intensity designated for our bayfront land, with a proposed floor area ratio of 5. 75 to 1 versus 2. 0 to 1 in our most intense residential district, and over twice the density as permitted in our R-5 residential classification. In addition to the intensity -density factor, the surrounding area would be subjected to a building bulk of thirty-six feet in height, covering virtually the total site, with a minimum setback along N. E. Bayshore Drive, no setback on the side lot lines, and virtually no setback on the bayfront or bulkhead line. The proposed 24-story towers would extend this massing further from lot line to lot line and would block light and air to surrounding development, eliminate views of the Bay, and cast extensive shadows and overwhelm the scale of the abutting Trinity Episcopal Church and the Miami Women's Club. Lot coverage of the two proposed towers is estimated to approximate 24% as compared to the existing 8%permitted for maximum height structures in our most intense multiple family districts. This excess of building bulk represented by the proposed residential complex, if allowed, would defeat established bayfront planning objectives. R ECOMMENDATION The commercial complex would add a vital element to the retail node, and should be approved subject to the following conditions: site plan review and approval. provision of open space and landscaping along the exterior of the complex, especially along Biscayne Boulevard. further traffic study including off-street parking. Page 7 of 8 The proposed residential complex has over twice the intensity and density that should be allowed along our bayfront, and if we are to preserve and enhance our environment, it should be restricted to the following conditions: site plan review and approval 100 d.u. per acre provision of open space, setbacks and lot coverage similar to the applicable provisions contained in the R-5 ordinance. To accomplish the above recommendations, the City can proceed using either of the following procedures. Since the Planning Department cannot advocate the unjustified granting of variances, the second method is recommended: 1. As the commercial segment of the development is presently zoned C-1 and would meet the use regulations of the district. only the floor area ratio and the setback regulations would need to be altered to accommodate the development. The residential portion of the development would need a change of zoning to the R -5 classification to accommodate the recommended density and would, in all probability, necessitate deviations from the bulk requirements of floor area ratio and lot coverage to accommodate a large dwelling unit size and setback and lot coverage provisions applicable to the parking structure. 2. Amend the Zoning Ordinance to establish a Planned Development District. The existing land development process is so dependent on a multitude of relatively unpredictable variables: economic, technological, social, and political that prestated development decisions in the form of traditional zoning regulations are often quite impractical, consequently, the American system of land use regulation is moving in a direction which requires special development permission for those developments which produce important planning impacts. Public authorities are seeking to stimulate large lot development which can be more carefully designed to reflect higher levels of amenities and to provide more stimulating relationships between uses. To solve this problem, considerable attention has been directed towards creating innovative zoning processes which vwuld combine the necessary legal framework with design flexibility for large scale development. This method is called a Planned District. It applies regulation measures to entire developments rather than in- dividual lots. It establishes general standards and these standards are applied to proposed development. Planned Districts allow a flexibility and mixing of uses not available under traditional zoning and allows large scale developers to take advantage of the opportunities offered by the scale of development to secure a better environment and future to accommodate this development, it is necessary to establish a Planned Development Zoning District and design legislatively rather than through the guise of variances. ,.- •;T Page 8 of 8 .y ti 1.4a. t,r