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UPDATE ON SAWYER WALK
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UPDATE ON LYRIC VILLAGE
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DISCUSSION ON DRI ISSUE
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• BERCOW & RADELL, P.A.
MEMORANDUM
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TO: Honorable Arthur E. Teele, Jr., Chairman,
City of Miami Community Redevelopment Agency
FROM:. Jeffrey Bercow, Esq.
SUBJECT: Marlins Baseball Stadium - Alternative Development Scenarios
Development of Regional Impact Issues
DATE: 2/ 15/ 01
CC: Mr. Richard Judy
William Bloom, Esq.
Alejandro Vilarello, Esq.
Mr. Dipak Parekh
This memorandum is intended to be a very brief outline summary of the
major Development of Regional Impact (DRI) issues relating to each of the four
present alternative locations for the Marlins Baseball Stadium. As indicated
below, additional information is needed to complete this analysis.
1. Bicentennial Park "A" and "B". This property is located within the
City of Miami Downtown DRI Development Order. The Miami Downtown DRI
Development Order permits certain types of land uses, with specified intensities,
as "net new development". The definition of "net new development" expressly
allows trade-offs between permitted land uses, provided that the net p.m. peak
hour trip generation of the added use does not exceed the trip generation of the
use that is deducted from the capacity inventory.
DDA's DRI Consultants have performed an analysis of the trip generation
for a proposed baseball stadium, and have calculated the amount of credits that
would remain in the development order inventory capacity after an exchange
between land uses. The analysis indicates that there is more than adequate
capacity in the Downtown DRI Development Order through Increment I build
out of May 28, 2003. DDA is preparing shortly to commence the application
process for Increment II.
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2. West of Biscayne Boulevard. This alternative involves the placement of
the stadium on the west side of a relocated Biscayne Boulevard. It appears that
this location would be within the jurisdiction of the Southeast Overtown/ Park
West (SEOPW) DRI, originally approved by the City of Miami Commission on
February 11,1988.
Like the Miami Downtown DRI Development Order, the SEOPW DRI
Development Order contains a definition of "net new development" that permits
exchanges between land uses as long as peak hour trip generation is not
exceeded. Based upon a preliminary review, there appears to be adequate
remaining capacity within Increment II of the SEOPW DRI Development Order.
(As indicated in our July 27, 2000 memorandum on the status of SEOPW DRI,
Increment I has expired with significant amounts of unused development
capacity remaining.)
Although additional information is needed regarding existing land uses
and intensities at this location, it is conceivable that the proposed baseball
stadium will not produce significantly more peak hour traffic impact than the
existing uses. Since land uses to be demolished may receive a credit against the
proposed baseball stadium for purposes of calculating the net increase, it is
theoretically possible to construct the stadium at this location without an
exchange of land use credits under the SEOPW DRI Development Order.
Additional information needed: existing land uses and intensities within
the properties to be used for this location.
3. Arena West. This property is entirely within SEOPW DRI. As
indicated in the prior section relating to the "West of Biscayne Boulevard"
alternative, there appears to be adequate capacity under Increment II of the
SEOPW DRI Development Order for a stadium at this location. Although
additional information is needed regarding existing land uses and intensities at
this location, it is conceivable that the proposed baseball stadium will not
produce significantly more peak hour traffic impact than the existing uses. Since
land uses to be demolished may receive a credit against the proposed baseball
stadium for purposes of calculating the net increase, it is theoretically possible to
construct the stadium at this location without any exchange of land use credits
under the SEOPW DRI Development Order.
Additional information needed: existing land uses and intensities within
the properties at this location.
4. Arena East Location. This site includes properties located within the
1985 DRI Development Order for the Miami Arena, and property within the
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jurisdiction of the SEOPW DRI Development Order. Although we have been
unable to obtain a copy of the DRI Development Order for the Miami Arena, we
assume that this development order permitted construction of a non -serial
performance attractions facility with approximately 15,000 seats, and that the
property subject to the development -order is limited to the site of the arena itself.
We believe that it is possible to persuade the Department of Community
Affairs (DCA) and the South Florida Regional Planning Council (SFRPC) to
permit construction of a new baseball stadium at this location, without amending
either the development order for the Miami Arena or for SEOPW DRI. We
would need to show the agencies that the Miami Arena Development Order
permits redevelopment of 15,000 seats for a non -serial performance facility, and
that the Southeast Overtown/Park West has sufficient development capacity to
permit construction of another 25,000 to 30,000 seats for such a facility. The
proposed stadium at this location would simply combine these two permitted
uses efficiently at one centralized location.
Additional information needed: Miami Arena DRI Development Order
and any amendments; most recent annual status report for Miami Arena
Development Order; inventory of land uses, types and intensities, on other
properties within this location.
We look forward to providing you further counsel and advise as you
proceed through this process.
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DISCUSSION ON 30-DAY REVOCABLE PERMITTING LICENSE
WITH REGARDS TO COMMUNITY PARKING LOTS
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