HomeMy WebLinkAboutR-85-0811n7/1:'/�5
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A RESOLUTION ISSUING A '•MAJOR USE SPECIAL
PERMIT, ATTACHED HERETO AS EXHIBIT "A"
AND INCORPORATED BY REFERENCE APPROVING
WITH CONDITIONS, THE: COURT HOUSE CENTEP,
PROJECT, PROPOSED BY COURTHOUSE CENSER
ASSOCIATES, LTD. FOR APPROXIMATELY 125-
175 N.W. 1ST AVENUE; MAKING FINDINGS; AND
PROVIDING THAT THE PERMIT SHALL BE
BINDING ON THE APPLICANT rAND SIJCCESiI,?S
IN INTEREST.
4HEREAS, it is the intent that the Major J Sh.,, i al Permil.
shill bthe instrument fr implci7entirig by o11C it:tion,
authori zed for i ssuance by thf2 Ci ty Corlmi s s i on, 31 1 than jo ; i n
the adopted Comprehensive Pl an, z o n i ng di stri ct c1 a s s i fi c a t i n� ,
other zoning actions or other• City ordinances that would
otherwise be necessary to the accomplishment of the objectives
sought in the application for Major Use Special Permit; and
WHEREAS, Court House Center Associates, LTD. , subtni ttr! an
Application for a Major Use Special Permit per Article Z8: AoJ or
Use Special Permits: Detailed Requirenents of Zoning Ordinance
9500, for the Court House Center Project; and
WHEREAS, the Miami Zoning Board, at its meeting in July 1,
1985, Item 7, following an advertised public hearing adopted
'Resolution No. ZB 88-85 by a 8 to 0 vote, recommending approval
.:,f a variance to increase the height of the structure to 358'-5"
to the machi ne room roof parapet ( ref : 395-2 1 /8" Ci ty or "Ai ami
Datum); and
r AHEREAS, the Miami Zoning Board, at its meeting in July I,
1985, Item 8, following as advertised public hearing adopted
Resolition No. LB 89-85 by an 8 to 0 vote, recommending a Special
Excepion to permit an on -site 8 level parking garage; and
comMISSION
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WHEREAS, the Miami Planning Advisory Board, at its meeting
held on July 10, 1985, following an advertised public hearing,
and consideration of the recommendations of the Miami Zoning
Board, adopted Resolution No. PAB 42-85 by a 7 to 1 vote,
recommending approval of a Major Use Special Permit for the
project; and
WHEREAS, the City Commission has conducted a public hearing,
having considered the Application for Major Use Special Permit
and the recommendations of the Miami Zoning Board, and the Miami
Planning Advisory Board; and
WHEREAS, the City Commission has determined that all legal
requirements have been complied with; and
WHEREAS, the City Commission deems it advisable and in the
best interests of the general welfare of the City of Miami to
issue a Major Use Special Permit as hereinafter set forth;
NOW THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
FINDINGS OF FACT
Section 1. The following findings of fact are made with
respect to the project:
a. The Commission has determined that the project is in
conformity with the adopted Miami Comprehensive
Neighborhood Plan.
b. The Commission has determined that the project is in
accord with the district zoning classification of
Zoning Ordinance 9500.
C. The City Commission finds that the project would not
create adverse impact on air quality, ground water,
soils, animal life, vegetation, wastewater management
or solid waste disposal, and further finds that it
would have a number of positive impacts including:
85-811
(1)
A projected 1,940 permanent new jobs would be
generated by the project.
( 2 )
The project wi 1 1 contribute to increased use of
the Metrorail and Metrobus system, because of
the proximity of the project to the MetroraiI
Government Center Station, and a reduction in
the number of offstreet parking spaces in that
general area.
d. The
City Commission finds that the adverse impacts
related to water demand, energy demand, solid waste
generation, demands on public services and traffic
generation will be mitigated by the conditions set
forth in Exhibit "A".
e. The
City Commission finds that:
(1)
The project will have a favorable impact on the
economy of the City; and
(2)
The project will efficiently use public
transportation facilities; and
(3)
The project will favorably affect the need for
people to find adequate housing reasonably
accessible to their places of employment; and
(4)
The project will efficiently use necessary
public facilities; and
(5)
The project will have a favorable impact on the
environment and natural resources of the City;
and
(6)
The project will not adversely affect living
conditions in the neighborhood; and
(7)
The project would not adversely affect public
safety; and
85-811
wo
r yi
(8)
That there is
a public
need for the project.
Section 2.
A Major Use
Special
Permit, attached hereto as
Exhibit "A" and made a part hereof by reference, approving with
conditions, the Court House Center Project, proposed by Court
House Center Associates, LTD., for approximately 125-175 N.W. 1
Avenue, being lots 1, 2, 3, 4, 5, and 6 Block E.G. SEWELLS RESUB.
OF LOTS 8, 9, 16 AND 17 OF BLOCK 10614 (3-8), and lots 5, 6, and 7
Block 106 N MIAMI (A.L. KNOWLTON) (8-41), be and the same is
hereby granted and issued.
Section 3. The Major Use Special Permit, as approved,
shall be binding upon the applicants and any successors in
interest.
PASSED AND ADOPTED this 25th day of July , 1985.
ATTEST:
RaTph G. Ongie, City C&r k
PREPARED AND APPROVED BY:
A*Ao� $7. )k W
o Maxwell
sistant City Attorney
APPROVE AS TO FORM AND CORRECTNESS:
u c i a DoLNherty
City Attorney
t .0
MAJOR USE SPECIAL PERMIT
EXHIBIT "A"
ATTACHMENT TO
RESOLUTION
Let it be known that the Commission of the City of Miami, Florida, has
considered in public hearing on July 25, 1985; the issuance of a Major Use
Special Permit: Detailed Requirements of Zoning Ordinance 9500, said
development to be located in the City of Miami, at approximately 125-145 N.W.
1 Avenue, being
LEGAL DESCRIPTION: Lots 1, 2, 3 4, 5 and 6, "E.G.
Sewels Resub of lots 8, 9, 16 and 17 of Block 106N "
according to the plat thereof as recorded in Plat Book
3 at Page 8 of the Public Records of Dade County,
Florida, and Lots 5, 6, and 7, Block 106N "City of
Miami" according to the plat thereof as recorded in
Plat Book B at Page 41 of the Public Records of Dade
County, Florida.
ALL OF THE FOREGOING SUBJECT TO any dedications, limitations,
restrictions, reservations or easements of record.
and after due consideration of the recommendations of the Zoning Board and
Planning Advisory Board takes the following action:
Authorization to Issue a Major Use Special Permit
subject to the following modifications:
FINDING OF FACT WITH MODIFICATIONS
Development
1. The development propose 440,223 gross square feet of floor area,
comprised of the following elements:
Gross Square Feet
Element of Building Area Spaces
Office Tower
(21 levels)
--office uses 257,595
--retail uses 820
--cafeteria 1,058
Tower Subtotal 2WI-T 3
Parking Garage (8 levels) 180,750 318
Total 4-9 ,�f3
This project meets the requirements of Zoning Ordinance 9500 subject to
a grant of height variance and a special exception for the parking
garage.
The project is further limited by applicable provisions and procedures
as follows:
Page 1 of 6
85-8�.%
It
The Schedule of District Regulations, Sheet 5 of 6, CBD-1,
Central Business District, Zoning Ordinance 9500 and The Miami
Large Scale Development Committee meeting of May 29, 1985, whose
members made recommendations based on the conceptual plan and
design schematics on file dated April, 1985, revised June 27,
1985, prepared by A.J. Socol, architect, sheets L1, L2, and
sheets A-1 through A-20; with the following parameters for the
site under development bounded by N.W. 1 Avenue and N.W. 2
Street.
Additional parameters for the project are as follows:
Parking Approximately 180,750 gross square feet for
approximately 318 vehicles to be accommodated in
8 levels
Height 385'5" to top of machine room root parapet
Stories 29 plus mechanical equipment
Lot area 0.75 acres
Loading 4 bays
Projected
Population 2,500 daytime persons
Estimated
Date of
Completion Summer 1987
Phases One
Current regulations applicable to the CBD-1 Central Business District,
require no minimum open space or side setbacks. Notwithstanding the
regulation, the applicant will provide a west landscaped plaza area of
4,468 gross square feet, a north landscaped plaza area of 2,297 gross
square feet, a north sidewalk of 2,500 square feet, a west sidewalk of
1,350 gross square feet, and, 14 Royal Palm trees distributed between
the north and west plaza areas subject to landscape approval by the
Planning Department.
The applicant further contemplates making an application to the Off -
Street Parking Authority to lease up to 100 parking spaces in Parking
Garage #1, and to apply to the City Commission for permission to
construct a pedestrian bridge over N.W. 2nd Street to connect the
project with Parking Garage #1. These applications require approval of
the Off -Street Parking Authority and the City Commission, respectively,
and are not included in this Major Use Special Permit.
This exhibit constitutes the conditions for a Major Use Special Permit per
Article 28 of Zoning Ordinance 9500, and is applicable to the entire project.
Page 2 of 6
I
THE APPLICANT SHALL:
1. Use only native and other non-invasive species adapted to South Florida
climatic conditions in project landscaping. The landscape plan is
subject to Planning Department approval.
2. Implement best management practices to minimize air pollution to
include:
Provision of an information board in the lobby containing mass
transit information, such as bus and metrorail schedules and routes,
to project tenants;
Provision of at least two percent of all parking spaces for car or
van pool parking;
Establishment and operation of a van or car pool program in order to
encourage ride sharing and make infornation readily available;
Provision of bicycle storage areas in the parking area.
3. Incorporate the following energy conservation measures into the
development:
Individually metered tenant -controlled air conditioning.
Air distribution using a variable air volume system.
Maximum use of task lighting in work areas.
Centralized energy control system that will provide start/stop
optimization, time of day scheduling, electrical demand limiting,
night temperature setback/setup, programmed maintenance, and
building lighting control.
4. Collaborate with the City to incorporate security measures and systems
into the design and operation of the project; security systems and
construction documents to be reviewed by the Miami Police Department (at
their option). The applicant shall report within ninety (90) days of
the issuance of this Major Use Special Permit how and to what extent
security systems and measures have been incorporated.
5. Obtain all necessary permits from Dade County Water and Sewer Authority
Department for the provision of water and wastewater services to serve
the project.
6. In the event any potential significant historic or archeological
artifacts are uncovered, notify State and local historic preservation
officials and delay construction for up to 3 months, if requested, for
survey and excavation of the discovery.
1. Work with the City to prepare a Minority Participation and Employment
Plan to be submitted within ninety (90) days of the issuance of this
Major Use Special Permit.
L Page 3 of 6
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g. Work with the City to develop a Minority Contractors/Subcontractors
Participation Plan to be submitted within ninety (90) days of the
issuance of this Major Use Special Permit.
9. Comply with Federal Aviation Authority regulations and Dade County Miami
International Airport Regulations, as detailed in the Dade County Code, _
Chapter 33, Article 37, covering applicant site as listed in Section 33-
333 through 33-345.
10. During construction, maintain existing parking spaces for the use of
present tenants, or provide alternative spaces, in conformance with
zoning regulations.
11. Upon completion of construction, not allow vehicles to back out onto
N.W. 1st Avenue or N.W. 2 Street.
12. Prepare a parking management plan which directs retail destination cars
to the lower parking levels, and office destination cars to the upper
parking levels, to be approved by the Planning Department.
13. Prepare a plan which limits service vehicles and garbage trucks to
certain off-peak hours, to be approved by the Planning Department.
14. Allow the City to place aerials and appurtenant minor structures on the
roof for the City's emergency communication system (at the City's option
and cost of equipment and installation only, per Department of Building
and Vehicle Maintenance); the applicant retaining rights of
architectural approval.
15. Comply with such impact fee ordinance(s) which may, in the future, be
duly adopted by the City of Miami Commission to provide essential public
services and facilities, and hereby agrees to same.
16. Dedicate ten (10) feet of property along its boundary with N.W. 2nd
street as indicated on the plans submitted and approved in connection
with the major use special permit.
17. At such time as the applicant is directed by the City or Dade County to
construct that portion of N.W. 2nd Street within the ten (10) feet to be
dedicated, the applicant shall immediately construct said improvement or
provide funds sufficient to cover the cost of their construction by the
designated governmental agency.
THE CITY SHALL:
18. Collaborate with the Applicant to ensure the incorporation of security
measures and systems into the design and operation of the project.
19. Assist the Applicant in complying with Federal Aviation Authority and
Dade County regulations in regard to development proposed within areas
controlled by Dade County Code Sections 33-333 through 33-345
Page 4 of 6 85 tip_ i.
General
20. The Applicant shall submit a report, twelve (12) months from the date of
issuance of this Major Use Special Permit and each twelve (12) months
thereafter until a final Certificate of Occupancy is issued, to the
Planning Director, City of Miami Planning Department. This report shall
contain, for the preceding twelve (12) months.
A general description of construction progress in terms of
construction dollars and employment.
A cumulative list of all permits ur approvals applied for, approved
or denied.
A statement as to whether any proposed project construction changes
in the ensuing twelve (12) months are expected to deviate from the
approvals included in this Major Use Special Permit.
The Planning Director, City of Miami Planning Department, or a project
director to be named later, is hereby designated to receive this report,
and to monitor and assure compliance with this Major Use Special Permit.
21. The applicant shall record the Courthouse Center Major Use Special
Permit with the Clerk, Dade County Circuit Court, specifying that the
Major Use Special Permit runs with the land and is binding on the
Applicant, its successors, and/or assigns.
The Applicant shall give notice to Richard P. Brinker, Clerk, Dade
County Circuit Court, 73 West Flagler Street, Miami, Florida, 33130, for
recording in the Official Records of Dade County, Florida, as follows:
a) That the City Commission of the City of Miami, Florida, has issued a
Major Use Special Permit for the Courthouse Center Project, located
at approximately 125-145 N.W. 1 Avenue.
LEGAL DESCRIPTION: Lots 1, 2, 3 4, 5 and 6, Block
106N "E.G. Sewels Resub" according to the plat thereof
as recorded in Plat Book 3 at Page 8 of the Public
Records of Dade County, Florida, and Lots 5, 6, and 7,
Block 106N "City of Miami" according to the plat
thereof as recorded in Plat Book B at Page 41 of the
Public Records of Dade County, Florida.
b) That Court House Associates, Ltd., a Florida limited partnership, is
the developer.
c) That the Major Use Special Permit with any modifications may be
examined in the City Clerk's Offices, 3500 Pan American Drive,
Dinner Key, Miami, Florida 33133.
d) That the Major Use Special Permit constitutes a land development
regulation applicable to the property; that the conditions contained
in this Major Use Special Permit shall run with the land and bind
all successors in interest; it being understood that recording of
this notice shall not constitute a lien, cloud or encumbrance on
real property, nor actual nor constructive notice of any of the
same.
Page 5 of 6 S.)- S1.1
22. The Applicant shall consolidate all original and supplemental
information submitted to the City into a revised Application for Major
Use Special Permit and submit four copies of the document to the
Planning Director, City of Miami Planning Department, within ninety (90)
days of the effective date of the Court House Center Major Use Permit.
Page 6 of 6
A
7:
Ralph G. ongie 1u�,u 7, 1985
City Clerk
iE ResoIutioil No. R - 8 5 - 8 1 1
i Courthouse (:enter Major
Attn: Sylvia Lowman Use Special Permit
Deputy City Clerk
S' 7.. �. City Commission Meeting
Joel F;. Maxwell / cif .July 25, 1985, Item No. 9
Assistant City Attorney
The Major Use Special Permit above referenced, was approved by
the City Commission subject to certain conditions. These
conditions have been incorporated within the Major Use Special
Permit which is identified as "WXHIBIT 'A' ATTACIIMENT TO
RESOLUTION."
The conditions that the City Commission instituted concern
obligations of the applicant and have been incorporated in the
Major Use Special Permit ("Exhibit A") as new paragraphs 15, 16,
and 17. They pertain to impact fees, dedicated right -of -war,
and construction of said right-of-wav, respectively.
The attached new original :Major Use Special Permit should be
attached to Resolution No. R-85-811 as its "Exhibit A" in lieu
of the "Exhibit A" you now have in your possession. It can be
distinguished from the one presently in your possession by the
fact that the old one consists of five pages and the new substi-
tution consists of six pages.
The Commission's conditions are incorporated on page four of the
new Major Use Special Permit as the aforementioned paragraphs 15,
16, and 17.
.JEM. is
Attachment
cc: Lucia A. Dougherty
City Attorney
Sergio Rodriguez, Director
Planning Department
Attn: John Leffley
Major Projects Coordinator
Aurelio Perez-Lugonez
Director
Planning and Zoning Administration Boards
4
CITY OF MIAMI. FLORIDA
9
INTER-OFFICE MEMORANDUM .
The Honorable Mayor and Members DATE July 15, 1985 TILE
of the City Commission
S�E1E�- RESOLUTION - RECOMMEND APPROVAL
COURTHOUSE CENTER
125-175 NW 1 AVENUE
Sergio Pereira / o£FERE4�E5
City Manager / COMMISSION AGENDA - JULY 25, 1985
PLANNING AND ZONING ITEMS
It is recommended by the Planning Advisory
Board that the application for Major Use
Special Permit per ARTICLE 28: MAJOR USE
SPECIAL PERMIT: DETAILED REQUIREMENTS,
Sections 2802.6, 2802.7, 2803 and 2804 of
Ordinance 9500, the Zoning Ordinance of
the City of Miami, as amended, for the
property located at 125-175 NW 1 Avenue
(Courthouse Center) be approved.
The Planning Advisory Board, at its meeting of July 10, 1985, Item 1,
` following an advertised hearing, adopted Resolution PAB 42-85 by a 7 to 1
vote, recommending approval of the application for Major Use Special Permit
per ARTICLE 28: MAJOR USE SPECIAL PERMITS: DETAILED REQUIREMENTS, Sections
2802.6, 2802.7, 2803 and 2804 of Ordinance 9500, the Zoning Ordinance of the
City of Miami, as amended, for the property located at 125-175 NW 1 Avenue,
also described as Lots 1, 2, 3, 4, 5 and 6, E.G. SEWELL'S RESUB OF LOTS 8, 9,
16 AND 17 OF BLOCK 106N (3-8) and Lots 5, 6 and 7, Block 106N, MIAMI (A.L.
KNOWLTON) (B-41), and incorporating the recommendations of the Zoning Board
pertaining to a grant of special exception from Ordinance 9500, as amended,
Schedule of District Regulations, page 5 of 6, CBD-1 Central Business
District, Principal Uses and Structures, Permissible Only by Special Permit,
paragraph 1, to permit an eight -level parking structure in conjunction with a
proposed 30-story retail/office structure (none required) on the subject site,
as per plans on file; also incorporating the recommendations of the Zoning
Board pertaining to a grant of variance from Ordinance 9500, as amended,
Schedule of District Regulations, page 5 of 6, CBD Central Business District,
Maximum Height, to permit construction of a thirty -story retail/office
structure (Courthouse Center) with a proposed height of 385'-5" to top of
parapet on machine room roof (ref: 395' - 2 1 /8" City of Miami Datum) (300'
permitted) on the suoject site, as per plans on file; zoned CBD-1/9 Central
Business District.
Five replies in favor received in the mail; three proponents present at the
meeting.
Backup information is included for your review.
85-811
4b
The Honorable Mayor and Members Page 2
of the City Commission
A RESOLUTION to provide for the above has been prepared by the City Attorney's
Office and submitted for consideration of the City Commission.
AEPL:111
cc: Law Department
NOTE: Planning Department recommends: APPROVAL of the Major Use Special
Permit with conditions, subject to
grant of height variance and special
r; exception approval of parking
Cstructure
!' r
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L
85-SILIL
PLANNING FACT SHEET
• APPLICANT Courthouse Associates, LTD., a Florida limited
partnership
May 3, 1985
PETITION 41. APPROXIMATELY 125-175 NW 1ST AVENUE (COURTHOUSE
Lots 1, 2, 3, 4, 5, and 6
E. G. SEWELL'S RESUB OF LOTS 8, 9, 16 AND 17 OF
BLOCK 106 N (3-8)
Lots 5, 6, and 7
Block 106 N
MIAMI (A.L. KNOWLTON) (8-41)
Consideration of recommendations on the
application for Major Use Special Permit per
ARTICLE 28: MAJOR USE SPECIAL PERMITS: DETAILED
` REQUIREMENTS, Section 2802.6, 2802.7, 2803 and
2804 of Ordinance 9500, the Zoning Ordinance of
the City of Miami, as amended, incorporating the
recommendations of the Zoning Board pertaining
to a grant of special exception from Ordinance
9500, as amended, Schedule of District
Regulations, page 5 of 6, Uses and Structures,
Permissible Only by Special Permit, paragraph 1,
to permit a 350 space parking garage (none
i
required) on the subject site per plans on file;
zoned CBD-1/9 Central Business District and
incorporating the recommendations of the Zoning
Board pertaining to a grant of variance from
Ordinance 9500, as amended, Schedule of District
Regulations, page 5 of 6, CBD Central Business
District, Maximum Height, to permit a proposed
height of 385'-5" to top of parapet on machine
room roof (ref: 395' - 2 1/8" City of Miami
Datum) (300' permitted) on the subject site per
plans on file; zoned CBD-1/9 Central Business
District.
REQUEST To make recommendations on a Major Use Special
Permit for the Court House Center Project, which
includes a special exception to permit parking,
and a variance to permit a heignt above that
permitted by Ordinance 9500.
t PAB 7/10/85
6
Item # 1
Page 85-8:J:J-5
1
Note: At the Zoning Board meeting of July 1,
1985 the applicant withdraw the request for a
variance from the visibility triangle
requirement.
BACKGROUND Zoning Ordinance 9500 establishes a Major Use
Special Permit Process, Article 28, Zoning
Ordinance No. 9500, whereby defined major uses
require recommendations by the Zoning Board and
the Planning Advisory Board, and consideration
and authorization by the City Commission before
construction can be undertaken. It is the
intent of the Major Use Special Permit to
include in one action, any changes on the
comprehensive plan, zoning district
classifications, and other City ordinances, that
would be necessary for a building permit to be
considered.
The proposed schedule of events is as follows:
DATE PUBLIC HEARING
July 1, 1985 Zoning Board public hearing -
Review and recommendations on a
variance to permit a height in
excess of that permitted by
Ordinance 9500, and a special
exception to permit parking.
July 10, 1985 Planning Advisory Board public
nearing - Review and
recommendation on the
application for a Major Use
Special Permit, including
recommendations of the Zoning
Board.
July 25, 1985 City Commission public hearing -
Review of recommendations by
the Zoning Board and Planning
Advisory Board and
consideration of the issuance
of a Major Use Special Permit
for the Courthouse Center
Project.
3
t
PAO 7/10/85
Item 01
Page85 -811
4 40
ANALYSIS
RECOMMENDATIONS
ZONING BOARD
(See Analysis attached)
Approval of the Special Exception to permit a
parking garage, and a variance from height
limitations, per Resolution 88-85 (7-1-85), by a
vote of 8 to 0, with a 12 month time limit.
PLANNING DEPARTMENT Approval of the Major Use Special Permit, with
conditions, subject to grant of a height
variance and special exception approval of a
parking structure.
PLANNING ADVISORY BOARD At its meeting of July 10, 1985, the Planning
advisory Board adopted Resolution PAB 42-85
by a 7 to 1 vote, recommending approval of the
above.
1 PAB 7/10/85
Item #1
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ZITY Or MIAW. ='_JRf0A
INTER -OFFICE MEMORANDUM
-E June 28, 1985 r __
Analysis, Findings and
Recommendations - Courthouse
Center Request for Major Use
Qcrrar" :ES Special Permit
rgi Rodriguez, Di rect?r
QEi
Planning Department-='-
MAJOR USE SPECIAL PERMIT REPORT: ANALYSIS, FINDINGS AND RECOMMENDATIONS
Courthouse Associates, Ltd. has proposed a 29 story office building to be located
at approximately 125-175 NW 1st Avenue in Downtown Miami. The project, entitled
"Courthouse Center," will be comprised of 257,595 gross square feet of office
uses, on 21 levels.1,878 gross square feet of retail/restaurant uses, eight levels
of parking to accommodate 318 cars and 4 loading bays. The project population
will be approximately 2,500 persons. Because proposed office space exceeds
200,000 square feet, a Major Use Special Permit is required. The Planning
Department, having reviewed the proposed project and supporting material
submissions for the 29 story office tower, submits the following analysis and
findings as to project impacts (per Sections 2305 and 2803 of Zoning Ordinance
9500, the Official Zoning Ordinance of the City of Miami).
Recommendation
Approval of the application for a Major Use Special Permit for the Courthouse
Center Project, per conceptual plan and elevations prepared by A.J. Socolb
Architect, dated April, 1985 (revised June 27, 1985), should be conditioned
upon the prohibition of backing out on to NW 1st Street and NW 2nd Avenue, the
establishment of parking management and refuse management plans and approval of
the requested height variance and special exception for parking.
Planning Department Findings:
Ingress and Egress
All vehicles will enter from NW 1 Avenue at the southwest corner of the
building. Vehicles proceed eastward almost the full length of the building,
proceeding up a circular ramp to reach the parking levels. Leaving the parking
area is accomplished by driving down a second circular ramp in the northeast
corner of the building, exiting the building on to NW 2 Street. Service and
fire rescue vehicles can use one of the four loading bays available on the
Page 1 of 5
FAi
85-811
0
Files
June 28, 1985
arrival level without use of the circular ramps. Fire trucks will only have
access to the building from the north and west sides of the building from
public right-of-way. Vehicular backing out onto NW 1st Avenue and NW 2nd
Street should be prohibited (including service vehicles).
r Offstreet Parking and Loading
Plans on file include an 8 level parking structure containing approximately 318
parking spaces. This represents a ratio of approximately 1 parking space per
815 sq. ft. of gross building floor area, which is consistent with adopted
parking ratios near the Brickell Metrorail Station requiring a minimum of
1:1000 sq. ft. of gross floor area and a maximum of 1:600 sq. ft. of gross
floor area. Specific guidelines for parking ratios in the Central Business
District are currently being developed but will not be complete until the
conclusion of two special studies sometime in early 1986: 1) the
Parking/Transit Ridership Study and 2) the Downtown D.R.I. A parking
management plan should be prepared which directs retail destination cars to the
lower levels, and office destination cars to the upper parking levels.
y� The applicant contemplates making an application to the Off -Street Parking
Authority to lease up to 100 parking spaces in Parking Garage #1 and to apply
to the City Commission for permission to construct a pedestrian bridge over
N.W. 2nd Street to connect the project with Parking Garage Al. The 100 leased
spaces would change the parking ratio to 1 parking space to 620 sq.ft. of gross
building floor area.
Pedestrian movement will use the public sidewalks on the north and west sides
of the building. The applicant's landscaping plan indicates the provision of
some 14, 30 foot high, Royal Palm trees within the sidewalk area as an amenity
feature; this provision requires further review because of M.W. 2nd Street
reconstruction.
0
No trucks or vehicles will be permitted to back out onto NW 1 Avenue or NW 2
Street.
Refuse and Service Areas
Since service and garbage trucks must use the same entrance
a plan should be prepared which limits this type of truck
off-peak hours and certain days, in this manner reducing
could occur during the AM and PM peak traffic periods. The
that adequate shielding will be provided to minimize
pollution.
Page 2 of 5
ramp used by cars,
service to certain
the conflict that
site plan indicates
odors and visual
85-811
0
Files
Utilities
Signs and Lighting
June 29, 1985
Appropriate lighting and signage is proposed by the applicant which will
provide a visual amenity and promote traffic safety. The structural and
landscaping design relates to the general trend in the area, and will also
promote a continuity of compatible design.
All utilities have indicated that adequate capacity can be made available to
serve this project. There will be no adverse appearing utility structures or
other adverse impacts upon adjoining on nearby properties.
Drainage
The applicant proposes a complete on -site system by discharging into the .
Biscayne Aquifer. No significant adverse impacts are projected due to drainage
from the proposed project. Washdown from the parking garage will be routed to
a sedimentation box and discharged into deep drainage wells. The final system
must conform to City and Dade County requirements.
Roads, Signals and Transit
The applicant submits that there will be no adverse change in the level of
service in regard to street vehicle capacity as a result of the project's
traffic. Both adjoining roads are State Roads, and the project will consume
less than 3.5 percent of these two roads' AM peak hour capacity and less than 3
percent of the PM peak hour capacity. Both adjacent streets are projected to
operate at acceptable levels of service in the AM and PM peak hour periods.
The Government Center Metrorail Station is located immediately across the
street from the proposed project. The full 20.5 mile 20 station system is now
operational, and will provide excellent access to the project, and reduce
offstreet parking requirements for those properties so favorably located.
Also, the Offstreet Parking Authority has been conducting studies of possible
sites in this general area for additional public parking facilities. However,
this type of users, i.e., lawyers dictates an increased need to use vehicles
during the day.
The proposed project also meets requirements listed in Article 28, Ordinance 9500,
as follows:
Miami Comprehensive Plan
The proposed Courthouse Center is in conformance with the Miami Comprehensive
Plan 1976-1986, which designates this area as the Miami Central Business
District, which provides for a wide variety of business and residential
opportunities, allowing for a pedestrian orientation, and a sensitive response
to the climate and culture.
Page 3 of 5
ss-8�.1
i
Files June 29, 1985
Zoning
The site is zoned CBD; Central Business District. Both high density housing
and commercial activities are encouraged. Because this area is the focus of
the regional transportation network and the major concentration of public and
private activities, a high intensity range of future uses is promoted. No
rezoning action will be required for this project, although a height variance
and special exception for parking will be required the Planning Department is
recommending approval for these requests.
Economy
The development will have a favorable impact on the economy. The basic concept
underlying this proposed development is the provision of office space for law
firms throughout Dade County who wish to establish satellite law offices near
the Government Center and state and federal agencies. Generally, about 600 net
square feet per attorney will be available, with 2-3 persons as support staff
as the average requirement. It is estimated that 385 attorneys and 1,555
support staff positions will be created.
% Public Transportation
t
The project will efficiently use the Metrorail and Metrobus systems. Also, the
peoplemover system when completed, will provide ready access to the balance of
the Central Business district.
Housing
Although the project proposes no dwelling units, the development will have a
favorable affect on the need for people to find reasonably accessible housing.
Proximity to the Government Center Metrorail Station will provide access to a
wide range of housing opportunities.
Public Safety
The development will not adversely affect public safety. The Police and Fire
Departments have indicated that their services will be available upon
completion of construction. A condition is proposed to allow the City (at its
option) to place aerials for the City's emergency communication system in the
roof.
Page 4 of 5 /
135-811
Files June 28, 1985
Summary
The Planning Department finds a public purpose is served with the project pending
modifications as listed above. The project is in conformance with the Miami
Neighborhood Comprehensive Plan and will not require any rezoning actions with the
exception of a height variance and special exception for parking - both of which
are typical for the downtown area. The Planning Department recommends approval
(with modifications) of the Major Use Permit application for the Courthouse Center
project.
SR/CBS/JAL/mv
Page 5 of 5
85-811
*V*
it is our understanding that the above revisions to the previously signed off
plans are an improvement thereto and do not change the character or magnitude
of the project, and further, are acceptable to the toning, Planning and Public
Works Departments.
Comments: 9v Planning/Zoning/C.P.W.
1. Approval of entrance driveway.
2. Approval of "ticket spitter" and gate location.
3. Approval of sight lines at service drive way, corner 1st Ave. and 2nd St.,
driveway exit from parking ramp on 2nd St.
Note: 1, 2 & 3 are subject to final review and acceptance of amended drawings
described herein.
This office will make every effort to complete the above revisions and deliver
the drawings to Planning and toning on June 26, 1985.
Should there be any errors or omissions in the above comments, please notify
the undersigned in writing and corrections will be made and reissued.
Sincerely,
Dariel D. Capotorto, AIA
Copies: All Attendees
a
/-3
e�-s11
4
40.
..�:H � •:J.v
I '
t`
APPLICATION FOR A MAJOR USE SPECIAL PERMIT File Number MU4Y*.
It is intended that major use special permits be required where specified uses and/or
occupancies involve matters deemed to be of city-wide or area -wide importance.
The City Commission shall be solely responsible for determinations on applications
for major use.special permits. (See Article 28.)
The City Commission shall refer all applications for major use special permits to the
Planning Advisory_ Board and to the director of the Department of Flawing for
recommendations, and may make referrals to other agencies, bodies, or officers,
either through the Department of Planning or directly, for review, analysis, and/or
technical findings and determinations and reports thereon. (Section 2301.5.)
i, DEBBIE R. MALINSKY , hereby apply to the Director of Plan-
ning of the City of Miami for approval of a Major Use Special Permit under the provisions
of Article 28 of the City of Miami Zoning Ordinance.
Address of Property N •w • 1st Avenue and 2nd Street. Miami, -L
Nature of Proposed Use (Be specific) An of Tice building with 221,000
square feet for office use, and 15,000 square feet for retail use.
I
The building is designed to serve the legal community :with office
space designed to meet their needs, at a location easily accessible
to the Dade Countv Courthouse, Federal Courthouse, and Citv,
County, State and Federal agencies. A Scecial Exception to permit a parkinc
garage and a variance from the 300' heicht limitation to permit 385' to be
Preliminary Application �� �structed ar��r'"`'�re�sted. �,� ;.
I attach the following in support or exp�on o" the Prell nary,APPlicatidn':
I. Two copies of a survey of the property prepared by a State of Florida Registered �y's•:
Land Surveyor.
2. Affidavit disclosing ownership of property covered by application and disclosure of
interest form (Forms 4-83 and 4a-83, attach to application).
3. Certified list of owners of real estate within a 37S foot radius from the outside
boundaries of property covered by this application (Form 6-83, attach to applica-
tion).
Page I of 3
Form 16-83 Revised
14
85-811
.h.�.r...+..o -.. ... .r.. ..•. !f ....Cis';: ti:"1:.5'. stir.^!f'I+C��:}M�•!M'ir•M.Ft '_it*�. ...� .._ -. w•-• .. .. .y
a. Maps of: (a) existing zoning and (b) adopted comprehensive plan designations for
the area on and around the property covered by this application.
*� S. General location map, showing relation fo the site or activity to major streets,
schools', existing utilities, shopping areas, important physical features in and
adjoining the project, and the like._
6. Concept Plan
(a) Site Plan and relevant information. Sections 510.2.3 (a through h) and
* * 2304.2.1 (d through h).
W Relationships to surrounding existing and proposed future uses, activities,
systems and facilities. Section 2202.3.2(a).
*_ (c) How concept affects existing zoning and adopted comprehensive plan
- principles and designations; tabulation of any required variances, special
1 permits, change of zoning, or exemptions. Section 2802.3.2(b).
* * 7. Developmental Impact Study (an application for Development approval for a
Development of Regional Impact may substitute).
8. Other (Be spectf (c) '
9. Fee of $ . based on the following:
(a) $.01 per sq.ft. of building(s). Additional fees for any required specia! permits
changes of zoning, or variances shall be in accord with zoning fees as listed in
Section 62-61 of the City Code. '
(b) Fee tabulation '
Building(s)
.' Other (Specify)
' S . +•� .vas». b K - ' � i ..•. .T ..
Pit t
.S'A•
....._ . Total ... '
_ .. . _ +� r � - ..s-....w _••w.. _ •.� .� .. -��• . •ram .
** See Binding Letter of -Development of Regional Impact Status
-application attached hereto as Exhibit "B'
Page 2 of 3 _
Form 16413 "' w •. - _ _• ' �` .
85-811
OF
. -. .. . . t. a: .
Final Application
I attach the following additional information in support or explanation of the final
applications
I'
l�
Signature K`
caner or Authorized Agent
Name DEBBIE R. MALINSKY Adcjress 1401 Brickell Avenue,
City, State, Zip Miami, Flor-- da 33131 Phone 305/579-0533
This application is _ approved _ denied'
in accord with City Commission Resolution No.
other
ergio Rodriguez, Director
Planning Department
Date
' Page 3 of 3
Form 16-83
m
85--811
7raq
14.
AFFIDAVIT ~M
SPA+ c OF F'L=A)
SS.
0=,= OF DACE )
Before me, the undersigned authority, this day personally
appeared D E B B I E R . .`' AL I N S KY who being by me first duly sworn,
upon oath, deposes and says:
1. That -se is ZhaxxomX:w the legal represern*ative of the
owner, submitting the accompinving application for a public hearing as
required by Ordinance No. 9500 of the Code of the City of Miami, Florida,
effecting the real property located in the City of Miami as described and
listed on the pages attached to this affidavit and made a part thereof.
2. That all owners which he represents, if any, have given their
Hill and complete perrassion for him to act in their behalf for the charge
or modification of a classification or regulation of zoning as set out in
the accom-panying petition.
3. That the pages attached hereto and made a part of this
affidavit contain the current names, mailing addresses, phone mzrbers and
legal descriptions for the real property which he is the owner or legal
representative.
k. The facts as represented in the application and doc===
submitted in conjunction with this affidavit are true and correct.
Further Affiant sayeth not.
Sworn to and Subscribed before me
this day of
Notary Public, ate aC Florida at Large
My Comaission Expires: - - --
.J ��Rr PUBLIC ',TA i E OF FLOWA
It J�.Gmmi>SiuN WAS ma 3n iQaa
(Nam I
DEBBIE R. YALINSKY
85-811
9
OWNER'S LIST
Owner's game **
Hailing Address
Telephone Number
Legal Description:
** Cour!--,tcuse 'Associates, its.
c/o L-bbie R. %lalinsr,, C J J
✓i�-r
,:rpenberc, Trauric, Askew et al
1401 Srickell avenue -� `" �',l� �+•-�.�
Owners Nara lam - o_ lorida 33131
r \
0533
Mailing Address %
Telephone Number
Legal Description: 77�,
Owner's Name
Mailing Address
Telephone Number
( Legal Description:
Any other real estate property owned individually, jointly, or severally
(by corporation, partnership or privately) within 37S' of the subject
site is listed as follows:
- Street AddressLegal Description --
�10[�
Street Address Legal Description
Street Address Legal Description
F
i
85-81�
i,E'
1. ca1 OeSCrA. .6-' and scv
ree= address cf suclec'• •on'-r••�.••. .
:lots 1, 2, 3, 4, and 6, i teems oz09.E "E.G. Sewels ?.2s b accor^.ina to the
Plat thereof as r=ccr^e✓ in Plat Book 3 3t Pace 9 of she aihlic 'e- -rds of
Dade Count',✓, Florida, -and trots 5, 6 anc. '� , Block 10�1i "�i�'1 of Yiamill
according to the Plat thereof as recorded in Plat Hook H at Pace 41 o'
the Public Records of Dade County, Florida. 175 N.W. 1st Aw. nue
2. N-ner(s) of s;:.; real percentace of Owners'-4 --�—
Ncte: City of M` aMi Ordinance tic. 9419 rec;4—ras disclosure Of a 1 =ar=+es
tav:nc a f inanc:a: interest, either direct or indirect, the suc=ect
:,atter of a presentation, request or petition to ,- City Cc;:•'iss:on.
Accordincl': , q'jestion 42 recuires disclosure of a1: shareholders o:
corporations, beneficiaries of t..:sts, and/cr any ot.^er Ain terestec pa:-;,eS�
together ::ith their addresses and p^:=-icnnate interest.
See Partners List attached hereto as Exhibit "A" `
3. Leca1 description. and street address of any rea?rcp �er_y (a)
owned tv anv ;arty "Steed in an_vwer to questionn t2, dry ('o) located within
feet of ;he s-%jec real prcmerty.
None
. '.-U Gn P."'iJF,ivT.
S:A_'. 0= ::LR_-: SS:
C 1.. OF ii; ' )
DEBBIE R. MAL NSKY , bei-k. du'v swot-, dexses ah.:
says t^a: ne :s tine Immem (Attorney .cr 0w-ner) of t:.e rea: r:ooe:=v
described in answer to question aoove; t:.a: ne has read a ecci:�c
answers and .h a: cite swe are trae a.^.d =r. e:e; znd ( if act-n as a:tc:ney
for owner` that he has author: _v to execzte " :s :isd:Osure of Nmers::
torn on bw a+= of the owne .
:�efzre re
c2v C:Tn
yof2 p0jC_SfA_TE o �OWA
it • `0�r�:P �1 0 SW atW. -406
DEBBIE R. MALLNSKY, ESQ.
tNotary.r•.+►w��� �'/
Flor.*da at
Y
85--811
STA= OF FMR=A ) SS I
CCUNITY OF WE )
D B I'- p . DIAL I N S KY . being duly sworn, deposes and
salm that he Ls the duly appolntea re_ . e tative/attr-meof eland Courthpuse, Inc
the owner of the real property described n anslrer to quest.LM 111, aov e;
that he has read the forecpirlg answers; that the same are true and caa-
plete; and that he has the authority to execute this Disclosure of Owner-
ship farm on behalf of the owv-r..
.J
(Name)
DEBBIE R. MALINSKY
SMQTN TO AIM SUPMRIBED
before me this
day of
My COM.`SISSIM, WIFM I
NOTARY PUBLIC STATE OF FLORIDA
*l."'OtU '"KJ QclltK'.L IN5
4JKAN4.t ujV .
MY LOMMISSION WIMS MAR 31 Igd6
Notary Puolic, Stat¢ og
Florida at Large L
1
U
COURTHOUSE CENTER
COURTHOUSE ASSOCIATES, LTD.
A Florida'Limited Partnership:
GENERAL PARTNER:
Roland Courthouse, Inc.
President: Gerald Robins
Exec. Vice Pres: Joel Friedland
Senior Vice Pres: Bruce Kaye
Vice Pres/Treas: Melvin Seiden
Vice Pres/Sec: Martin J. Abel
3250 Mary Street, Suite 500
Coconut Grove, Florida 33133
LIMITED PARTNERS:
65%
Gerald Robins (Individually)
10%
3250 Mary Street, Suite 500
Coconut Grove, Florida 33133
Joel Friedland (Individually)
10%
3250 Mary Street, Suite 500
Coconut Grove, Florida 33133
Aaron Podhurst (Individually)
5%
Podhurst, Orseck and Parks
25 West Flagler Street, Suite 1201
Miami, Florida 33130
Modular, Ltd.
Alberto J. Socol
Michael Katz
General Partners (Individually)
10%
2100 Ponce De Leon Blvd, Suite 700
Coral Gables, Florida 33134
EXHIBIT "A"
V� !
85����
DAVID PLUMMER &ASSOCIATES INC.
CONSULTING ENGINEERS /
June 10, 1985
Ms. Luanne Raines
State of Florida
Department of Community Affairs
2571 Executive Center Circle, East
Tallahassee, Florida 32301
Re: Courthouse Center Binding Letter Application - #4249
10
Dear Ms. Raines:
Enclosed please find our response to your letter dated May
31, 1985. In an effort to expedite your review, Ms. Debbie -
Malinsky of Greenberg, Traurig, Askew, requested that we send
this response directly to you.
• We trust that this response adequately covers all of your
questions and concerns on the Courthouse Center Project. In the
event that questions remain, please contact me directly as soon
as possible.
We appreciate your cooperation on this matter.
Very truly yours,'
Mark J. Gillis
MJG/cl
Enclosure
cc: Mr. Brian Teeple
Mr. Joseph McManus
Mr. John Lefley
Mr. Berry Peterson
Mr. Michael Katz
Mr. Alberto socol
.Ms. Debbie Malinsky
4225 SALZEDO STREET . CORM GABLES • FLORIDA 33146
13051 444.2116
9
85-81i
COURTSOUSE CENTER
RESPONSE TO DEPARTMENT OF COMKUNITY AFFAIRS
QUESTIONS DATED MAY 31, 1985
Question 1. The site plan (sheet No. L-1) indicates gross
square floor area as 258,958 for eighteen stories.
The drawing however, indicates a thirty -story
building. The text of the binding letter
application indicates that the building is 246,000
gross square feet. What is the correct gross
square footage and number of stories in the
Courthouse Center?
Response: The Courthouse Center Project is a 30 story office
building as follows:
Floor
1 Arrival Floor
2 Mezzanine Floor
3-10 Parking
11 Transition/Storage
12-27 Office
C28-30 Penthouse
The difference in square footage reported between
the site plan (Sheet No. L-1 - 258,958 square
feet) and the text of the Hind-.^.g Letter
Application (246,000 square feet) is due to one
floor in the building, immediately above the
parking garage, designed as a transition floor.
with this floor, the GFA is 258,958 square feet
while the actual usable GFA is 246,000 square
feet.
A total of 246,000 square feet of gross floor area
was reported in the text for analysis purposes.
The ±12,000 square feet in question is represented
9
r
by the storage/transition floor. This floor
provides the transition between the garage and the
office tower. As such, the building design
requirements (i.e. beam and columns) restrict
floor heights. It is uncertain if this will be a
usable floor. At this time, the transition floor
is not anticipated to have air conditioning and
its use is intended to be restricted to storage
only. Therefore, this floor and its associated ,
square footage will generate no additional traffic
volumes.
Question 2. The response regarding stormwater discharge
indicates the depth to the lower Biscayne Aquifer
as 150 feet. Is this the depth at which
stormwater will be discharged? If not, please
specify the depth of discharge.
Response: Stormwater will be discharged directly into the
lower Biscayne aquifer which has been estimated by
Dade County Department of Environmental Resource
Management to be at a depth of 1501. The exact
depth of the drainage wells will be determined
during construction.
Question 3. The response regarding the concentration of
chlorides indicates the location of the 1,000 PPM
Line. Specify the concentration of chlorides for
the aquifer depth at which the stormwater will be
discharged.
3
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LAW Orr,CES
GREtNSERG. TRAURIG, ASKEW, HoorFMAN, LIPOFF, RoscN S OUCNTEL. P. A.
LINDA ■00s*1CA A06E0
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CESA" I. ALVAotZ
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Acril 10, 1985
FEDERAL EXPRESS
Mr. Brian Teeple
Florida Department of
Community Affairs
2571 Executive Center Drive
Tallahassee, Florida 32301
RE: Courthouse Center
Dear Mr. Teeple:
AM*LCo r -ass .4
ZAC-Aft• r *06rr
Or COI,NscL
•*ICAtLL CONC*6*S
WC, soICAeLL AvtNyt
w.AM, rLOR.DA 33.3•
w.Ar. =5) 519 Z500
s4DwAs0 335I523 a`
1t6t2 80 3 ZA
1t.CCO*•'3C5t 519 CT 1
-00 saw,- 0121t M-G-WA.
wEs' *A.m stAc. rLOetoA 334-
300; 659 a333
we've* s O,OCCI NO
"t."LT TO: 941ANO OrPICt
Enclosed is the Binding Letter Application for a
246,000 square foot office building to be constructed in
the City of Miami and to be known as the Courthouse Center.
We are submitting this application on behalf of Courthouse
Associates, Ltd., the developer of this project. This
Binding Letter Application was prepared by our office in
conjunction with David Plummer & Associates, Inc.
Very truly yours,
614B"IER. MALINSKY
DRM:mcm
Enclosures
cc: City of Miami Planning Department, Joe McMannis
South Florida Regional Planning Council, Harry Peterson
Michael Katz
Alberto Socol
David Plummer
Robert H. Traurig EXHIBIT "B'I
DAVID PLUMMER & ASSOCIATES INC.
CONSULTING ENGINEERS
March 25, 1985
• j -
Mr. R. L. Lichtenstein
Contracts officer
Miami -Dade Water and Sewer Authority
P.O. Box 330316
Miami, Florida 33233-0316
Re: Courthouse Centre - #4249
Dear Mr. Lichtenstein:
David Plummer and Associates is preparing an Application
for a Binding Letter for Development of Regional impact Status
for a project known as Courthouse Centre in Miami, Florida. The
Project site is comprised of approximately .86 acres and is
bounded on the north by N.W. 2nd Street and on the west by N.W.
1st Avenue. A vicinity map (Exhibit 1) with the site identified
is attached for your use.
The project includes 231,000 square feet of office space
and 15,000 square feet of retail space for a total of 246400
square feet of gross floor area. Buildout is planned for 1987.
When completed, the project will require an average of
23,850 gallons per day of potable water and will generate
approximately the same quantity of wastewater. These flows
represent maximum increases which in all likelihood will not be
realized at the public facilities due to the removal of existing
structures with their generated wastes and water supply demands.
Pursuant to the Binding Letter requirements, we are
requesting that you provide us a projection of the excess
capacity of the potable water supply, Virginia Key Sewage
Treatment Plant and Pump Station #1 to which connection will be
' made upon completion of the project. Based on conversations
with your staff on March 25th, we anticipate that there will be
sufficient excess capacity to accomodate this Project.
We would appreciate your early attention to this request so
that we may finalize the Binding Letter Application. If you
require any additional information regarding this proposed
development, please do not hesitate to contact these offices.
Sincere ,
MR/cl
iycl y ughes
a Attachment _ -
4225 =AL2E00 STREET . CORAL GABLES • FLOR10A 33146
12051 "4.2116
85-81
1
2.a. POTABLE WATER SUPPLY - GALLONS PER DAY BY LAND USE,
SOURCE, AND THE AVAILABLE CAPACITY OF THE SOURCE.
Average daily potable water demand by land use is
shown below. These flows represent maximum increases
which in all likelihood will not be realized at the
public facilities due to the removal of existing
structures (with their generated flows) on site.
Average Daily Potable Water Demand
Office Retail Total
Sq. Ft. Flow Sq. Ft. Flow sq. Ft. -Flow
231,000 23,100 15,000 750 246,000 23,850
Notes:
Data estimated as follows:
Average Flows:
Office 10 gpd/100 square feet.
Retail 5 gpd/100 square feet.
Generation rates were obtained from the Guidelines and
Standards for Preparing a DRI A lication or Develop nt
Approval, published by the South Florida Regions Panning
Council, July 1984.
Based on conversations with the MOWSA, it is anticipated
that there will be sufficient capacity to accommodate this
Project. A copy of the letter requesting confirmation of
the available capacity of MDWSA is attached.
b. NON -POTABLE WATER SUPPLY - GALLONS PER DAY BY LAND USE,
SOURCE, AND AVAILABILITY OF SUPPLY.
Non -potable water will not be required for this development.
k
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S'AZ or rw=h ss.VKm01-83
DwA=:s== or Comm::'! &"x=Rs
ams1ON or LOCAL RZSQC= KMAGVC=
3QRLA0 or un um w&Tn w►rzAcr =
2571 bcecative Canter Cirels, Last
Tallahassee, Florida 22301
-
APnzcx o.:x Fox A arsomic Lz—..n ar
DV*" .Op.'6E:': of RZG:oNAL VO&L: STATUS
Cif'DZA SZC:ZGRS 360.06 and 120.57, FLCRSDA STATUES
Z. Issuance of a binding letter is final agency action and sub;ect to Judicial
review pursvaat to Section 120.68, Florida Statutes. The record on appeal
will consist of exhibits, docents or other materials prepared br the
applicant and sL`mitted to the Division of Local Resource Managemant
pursuant to this application plus other information or materials the
Division of Local Resource !la.nageaant say develop and make past of the
record. The Division of Local Resource FAnageaent say provide for a
hearisg if appropriate under subsection 92-16.16(4), Florida Ad_nis trative
Cade. Zf necessary for the preparation of a coQiate factual record, the
applicant should request a hearing. The hea:isq shall bo conducted pur-
suant to provisions of section 120.37, Florida Statutes, which are
appropriate to the issues to be decided. Where the Division detarmiaas
that information submitted is inadequate for a dete_-3iaatios, then the
bindiaq letter issued say state that date_�iaation.
�. Z, ' ' DE992E R' ' !KAT_SA15K4' ' • the undersigned iosm=
Odic aw--horired representative of. *Courthouse Associates, Ltd.
heraby request a binding letter of intarpretation of DRS statszs in accor-
dance with SectSons 120.37 and 3S0.06, Florida statutes. Z hereby car-
tify that all in:orration submitted with and pursuant to this application
is true and correct to the best of sy knowladge and belief and that on
this date a copy of this application has bean submitted to the
appropriate regional plaaniag agency and local government as regsired in
Subsection 93-16.16(2), Florida Administrative Code.
-April 10, 1565. .
Date signature
Greenberg Traurig, et al
• 1401 Brickell Avenue
Street or 7.,2. Address
Miami, Florida 33131,
City State Zip
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PART I.
A. IDENTIFY THE DEVELOPMENT
1.
NAME OF DEVELOPMENT: Courthouse Center.
DEVELOPER: Courthouse Associates,- Ltd., a Florida
limited partnership.
AUTHORIZED AGENT: Debbie R. Malinsky, Greenberg,
Traurig, Askew, Hoffman, Lipoff, Rosen Quentel,
P.A., 1401 Brickell Avenue, PH-1, Miami, Florida
33131.
2.
PREVIOUS DRI DEVELOPMENT NAME AND DEVELOPER OF PROJECT
SITE: none.
3.
DISTANCE OF THE DEVELOPMENT TO THE NEAREST COUNTY:
approximately 17 miles.
4.
LEGAL DESCRIPTION: Lots 1, 2, 3, 4, 5 and 6, Block
106N "E.G. Sewels Resub" according to the plat thereof
as recorded in Plat Book 3 at Page 8 of the Public
Records of Dade County, Florida, and Lots 5, 6 and 7,.
Block 106N "City of Miami" according to the plat
thereof as recorded in Plat Book B at Page 41 of the
Public Records of Dade County, Florida.
S.
TYPE OF DEVELOPMENT PURSUANT TO CHAPTER 27F-2, FAC:
Office.
6.
PRESENT OWNERSHIP OF PROPERTY: Courthouse Associates,
Ltd., a Florida limited partnership, General
Partner: Roland Courthouse, Inc., Gerald Robins,
President.
7.
PROPERTY OWNED, OPTIONED OR LEASED BY THE DEVELOPER
ADJACENT TO OR WITHIN ONE-HALF MILE OF THE PROPOSED
SITE: none.
i
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V
B. DESCRIBE THE PROJECT:
1.
TOTAL ACREAGE AND PROPOSED BREAKDOWN BY LAND USE: .75
plus or minus acres, office use.
2.
PRESENT AND PROPOSED LAND USE AND ZONING: Old
Apartment Building and parking lot, zoned CBC-1/9.
3.
NUMBER OF UNITS, GROSS SQUARE FOOTAGE, PARKING SPACES,
ETC.: Gross Square Footage - 246,000 sq. ft.
Office Use - 231,000 sq. ft.
Retail Use - 15,000 sq. ft.
Parking Spaces - 350
4.
GROSS AND NET RESIDENTIAL DENSITY: not applicable.
5.
PROPOSED PHASING OF PROJECT BY TIMING PERMITS, INCLUD-
ING THE AMOUNT OF DEVELOPMENT PER PHASE: a single
phase project.
6.
PROJECT POPULATION AT BUILD -OUT AND DATE OF BUILD -
OUT: approximately 2,500 persons, completion date
Summer, 1987.
C. DESCRIBE
THE REGULATORY STATUS:
1.
TYPES OF PERMITS APPLIED FOR, RECEIVED, REQUIRED OR
DENIED: an application for a Major Use Special Permit
pursuant to Ordinance No. 9500, City of Miami Code,
has been applied for concurrently with this appli-
cation.
2.
PERMITTING AGENCIES AND STATUS OF PENDING PERMITS:
City of Miami, administrative review of site plan
presently ongoing.
D. PROVIDE THE FOLLOWING VISUAL EXHIBITS:
1.
GENERAL LOCATION MAP: attached hereto as Exhibit A.
2.
PROPOSED SITE PLAN/PRELIMINARY LAYOUT OF SITE:
attached hereto as Exhibit B.
3.
EXISTING LAND USE MAP OF THE AREA: attached hereto as
Exhibit C.
.?
85-6111.
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PART II. 17'ot
A. DESCRIBE THE POTENTIAL IMPACTS ON NATURAL RESOURCES
1. AIR QUALITY:
a. SOURCE, AMOUNT AND TYPE OF POLLUTION.
j
The following table estimates vehicular emissions (CO,
Hydrocarbons and NOx) for the proposed development. The
estimated emissions are based on the Environmental
Protection Agency's Mobil 2 Air Quality Program.
Emission (Pounds/Day)
Hydrocarbons 76
NOx 69
CO 897
b. PROJECT LOCATION IN RELATION TO ATTAINMENT OR NON -ATTAINMENT
AIR QUALITY AREAS.
The Project is located in a non -attainment area for ozone.
Transportation system management strategies will be
encouraged in an effort to reduce Air Quality impacts. The
Government Center Metrorail Station is located approximately
one block from the Project. The proximity of that station to
} the Project will make the public transit system more
desirable to the building's employees and visitors. A
reduction of private vehicles in the Project area will
reduce emissions. In addition, increases in vehicular
emissions will likely be reduced by increasingly stringent
regulations concerning new vehicular emission rates.
0
1.
2. WATER QUALITY:
A. POTENTIAL IMPACTS TO EXISTING WATER BODIES RECEIVING
DISCHARGE FROM THE PROJECT AND THEIR CURRENT STATE WATER
QUALITY CLASSIFICATION.
The conceptual drainage system for Courthouse Centre is
based on complete on -site disposal of the design rainfall
event. This system will minimize off -site runoff by
discharging into the relatively saline reaches of the
Biscayne Aquifer. No significant adverse impacts are
projected due to drainage from the proposed project.
B. POTENTIAL IMPACTS TO GROUND WATER FROM POLLUTION, RUN-OFF,
OR SALT WATER INTRUSION.
The entire site is currently planned as a single drainage
area with an interconnected drainage system. Runoff from
impervious surfaces will be collected in catch basins and
routed by pipes to sedimentation boxes. Injection punnps
will then discharge the runoff through drainage wells into
the lower Biscayne Aquifer. Catch basins receiving water
from washdown of the parking areas inside the parking garage
will incorporate oil and grease traps.
3. SITE CLEAP-MCE: No Existing Vegetation.
I
4. IMPERVIOUS SURFACES - TYPE AND AMOUNT (E.G. PAVED SURFACES,
STRUCTURAL, ETC.).
The.site is comprised of approximately 37, W square feet.
Courthouse Centre, upon completion, will cover virtually all
of the site with buildings and other impervious surfaces.
The site is currently covered by impervious surfaces
including a structure of approximately 100,000 square feet
GFA and an asphalt parking lot.
._ .._ _...xS .s""'E'• ._._ _ ��...�1�lG:jYNiiw:.i::..::�r::.ic' . ... �.. _. .. ..a:. ar.i•yT.��..r.
5. GROUND AND SURFACE WATER: -
a. ESTIMATED DEPTH TO AQUIFER.
j Estimated depth to the lower Biscayne Aquifer is 1501,
according to Dade County Department of Environmental
Resource Management.
b. IDENTIFY THE LOCATION OF EXISTING SURFACE WATER BODIES
CONTAINED ON SITE OR ADJACENT OF THE SITE.
No surface water exists on or adjacent to the site.
l
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6. SURFACE DRAINAGE:
a. POTENTIAL IMPACTS TO PREDEVELOPMENT DRAINAGE CONDITIONS.
As noted in 4. Impervious Surfaces, the site is currently
covered by impervious surfaces. No negative impacts are
anticipated due to the Project, which may contribute to an
overall improvement of drainage conditions on the site.
b. IDENTIFY THE TYPE OF STORM EVENT THAT WILL BE CONTROLLED AT
POST DEVELOPMENT, IMPACTS TO ANY REGIONAL DRAINAGE SYSTEM
(E.G. CANALS, RIVER BASINS, ETC.), THE POINT(S) OF
DISCHARGE, AND THE LEVEL OF TREATMENT TO BE PROVIDED PRIOR
TO DISCHARGE.
The drainage system for the Project will be sized to handle
a five year event of unspecified duration as shown in the
Dade County Public Works Manual, Detail WC1.1. The system
will be designed to dispose the runoff from the design event
on site.
This complete on -site disposal system will minimize off -site
runoff by discharging into the relatively saline reaches of
the Biscayne Aquifer. No significant adverse impacts are
projected due to drainage from the proposed project.
t
a
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4.
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Drainage for the proposed project compares favorably with
existing conditions. Both existing and proposed uses are of
an urban character with similar expected runoff
constituents. The covered parking for the Project will
reduce stormwater loadings for various pollutants associated
with parking areas. Washdown water from the parking garage
will be routed to a sedimentation box and discharged into
the drainage wells. Since the stormwater will be discharged
into lower levels of the Biscayne Aquifer and will then
travel toward Biscayne Bay, there will be long travel times
and commensurate opportunity for bacterial die -off,
filtration and absorption, and bio-chemical degradation of
pollutants.
- 85-811
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7. WETLANDS: None.
kh,
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I
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8. 100-YEAR FLOOD PLAN - PERCENT OF LAND AREA IN FLOOD PLAN AND
SPECIFY THE PERCENT OF PROJECT IN A VELOCITY ZONE. PROVIDE A`
SITE PLAN INDICATING THE BOUNDARY OF FLOOD PLAN AREAS.
1
The proposed development lies entirely within Flood Zone A17
of the Federal Emergency Management Agency (FEMA) Maps for a
100-year flood. The minimum required first floor elevation
for this zone is 11.0 feet NGVD.
44
9. DREDGE AND FILL: none required.
- .. .• -' Pot .. • r /aa- *.r 4. �7rr�....,t •-M. -ti. -I i. I • 7Cw .. _..a Y
_ — .
10. NATURAL VEGETATION: the site has already been cleared.
J
. .. . ... . . . . ••
11. ENDANGERED OR THREATENED PLANT AND ANIMAL SPECIES:
none.
B. POTENTIAL IMPACTS ON HISTORICAL OR ARCHEOLOGICAL SITES:
none.
r
k`
C. DESCRIBED THE POTENTIAL IMPACTS ON PUBLIC FACILITIES.
1. SEWAGE FLOW:
a. GALLONS PER DAY BY LAND USE.
j
Average daily wastewater flows by land use are shown below.
These flows represent maximum increases which in all
likelihood will not be realized at the public facilities due
to the removal of existing structures (with their generated
wastes) on site.
Average Daily Wastewater Flows
Office Retail Total
Sq. Ft. Flow Sq. Ft. Flow Ss. Ft. Flow
231,000 23,100 15,000 750 246,000 23,850
Notes:
Data estimated as follows:
Average Flows:
Office 10 gpd/100 square feet.
Retail 5 gpd/100 square feet.
Generation rates were obtained from the Guidelines and
Standards for Preparing a DRI Application for eve o ment
Approval, , published by the South Florida Regional Planning
Council July 1984.
b. LEVEL OF TYPE OF TREATMENT.
No on -site treatment is intended. All wastewater will be
intercepted by treatment facilities of Miami -Dade Water and
Sewer Authority Department (MDWSA).
c. ON -SITE OR OFF -SITE DISCHARGE LOCATION.
There will be no on -site wastewater disposal. Off -site
discharge will be to KDWSA pump station Number 1 located at
NW 4th Street near NW 5th Avenue.
85-81A
ry
d. AVAILABLE CAPACITY OF REGIONAL OR LOCAL TREATMENT FACILITY
(IF APPLICABLE).
The treatment facility serving the Project area is Virginia
Key Sewage Treatment Plant.
Based on conversations with the MDWSA, it is anticipated
that there will be sufficient capacity to accommodate this
Project. A copy of the letter requesting confirmation of the
available treatment and transmission capacity of the
applicable MDWSA facilities is attached.
�..rwgyGZ "' L!✓:.w� - .....� :C .. ��. �. 'F'�.J. ��.�•_.!.IRih,}lrlfhfl..
3. SOLID WASTE GENERATED:
a. POUNDS PER DAY BY LAND USE, DISPOSAL METHOD.
J `
Average daily domestic solid waste generation by land use
are shown below. These amounts represent maximum increases
which in all likelihood will not be realized at the public
lr facilities due to the removal of existing structures (with
their generated wastes) on site.
Average Daily Domestic Solid Waste
Of ce Retail Total
Sq. Ft�bs. Sq. Ft. s. Sq. Ft. lbs.
231,000 2,310 15,000 600 246,000 2,910
Notes:
%.`• Data estimated as follows:
Average Daily Pounds:
Office 1 lb./100 square feet
Retail 4 lbs./100 square feet
Generation rates were obtained from the Guidelines and
Standards for Preparing a DRI Agplication for Deve o ment
Approvalp published by the South Florida Regional Panning
Council, July 1984.
Solid waste will be collected by a private hauler and
disposed of by Dade County Solid Waste Disposal Division at
its Central Transfer Station.
b. THE AVAILABLE CAPACITY OF A•SANITARY LAND FILL OR OTHER
DISPOSAL FACILITY?
Based on conversations with the bade County Solid Waste
Disposal Division, it is anticipated that there will bey,
K.
..... ...tea „ .... � � �..rA ... r. -JJ. �.. .• .....: Y.• .•. .� �. ..
sufficient capacity to accommodate this Project. A copy of ,
the letter requesting confirmation of the available capacity
of the Dade County Solid Disposal Division facilities
serving the Project is attached.
.. • . •—,. 11�►•.--'r.., ' . . . r....ArL.. . r.. . - ,e. • . —..
DAVID PLUMMER & ASSOCIATES INC.
CONSULTING ENGINEERS
March 25, 1985
Mr. Joseph Ruiz, Chief
Solid Waste Disposal Division
Dade County Public Works Department
909 S.W. First Avenue
Miami, Florida 33131
Re: Courthouse Centre - #4249
Dear Mr. Ruiz:
David Plummer and Associates is preparing an Application
for a Binding Letter for Development of Regional Impact Status
for a project known as Courthouse Centre in Miami, Florida. The
project site is comprised of approximately .86 acres and is
bounded on the north by N.W. 2nd Street and on the west by N.W.
1st Avenue. A vicinity map (Exhibit 1) with the site identified
is attached for your use.
The project includes 231,000 square feet of office space
and 15,000 square feet of retail space for a total of 246,000
square feet of gross floor area. Buildout is planned for 1987.
The project has been projected to generate. -an estimated
1.46 tons or 5.13 cubic yards of solid waste per day when it is
fully developed. These amounts represent maximum increases
which in all likelihood will not be realized at the public
facilities due to the removal of existing structures (with their
generated wastes) on site.
Pursuant to the Binding Letter requirements, we are
requesting that you provide us a projection of the excess
disposal capacity of the Central Transfer Station and land fill
serving the site at completion of the project. Based on
conversations with your staff on March 25th, we anticipate that
there will be sufficient excess capacity to accomodate this
project.
We would appreciate your early attention to this request so
that we may finalize the Binding Letter Application. If you
require any additional information regarding this proposed
development, please do not hesitate to contact these offices.
Sincer ely
lyM011 ghes
ME/cl
! Attachwnt
430 SAMOO IM119T • COM OA1L $ • PLARIOA 33144
I36st 4"4151 a -
COURTHOUSE CENTER
BINDING LETTER OF DEVELOPMENT OF REGIONAL IMPACT STATUS
QUESTION C.4 TRANSPORTATION
EXECUTIVE SUMMARY
The Courthouse Center is located in the southeast quadrant of
the intersection of N.W. 1st Avenue and N.W. 2nd Street in the
Miami CBD. A total of 246,000 square feet of gross floor area
is proposed for the mixed use office development. This includes
231,000 square feet of office GFA and 15,000 square feet GFA of
support retail space. Buildout of the Project is anticipated in
1987.
The conclusions of this analysis are as follows:
1. There is no change in level of service operation on the
State Roads analyzed in this study as a result of the
Project's traffic. The consumption of service volume
on a peak hour directional basis on those State Roads
by the Project is less than 3.5% in the AM peak hour
and less than 3.0% in the PM peak hour.
2. Because of the Project's driveway locations and the
surrounding street network (N.W. 2nd Street one way
eastbound at the Project's driveway), the Project's
greatest consumption of service volume is found on N.W.
2nd Street and N.W. lst Avenue adjacent to the site.
Both links, however, are projected to operate at
acceptable levels of service in the AM and PM peak
hours with the Project.
I
- i '- 8 -81
11, IT 11 R 0 oil IN I
immol wl-
TECHNICAL REPORT
' �►••. -•� .. •?•f•��'V a'..t�E'tw.. _'•'. .�' :. rr r.:. ^'a. ..mow.' .. .. .'.... ._.......G i:Z .C.tt f•�:..►'�t .. _ .
S
STUDY OBJECTIVE
The objective of this traffic study was to identify the
Project's traffic impacts in relation to the following factors.
1. Roadway segment level of service with and without the
Project.
2. Project's future traffic volumes as a percent of peak
hour traffic volumes.
3. Project's future traffic volumes as a percent of the
roadway link's peak hour service volume.
STUDY AREA
In consultation with representatives of the reviewing agency a
Study Area was established for the Project. That Study Area is
generally bounded by I-395, I-95, S.W. Sth Street and Biscayne
Boulevard. Within that Study Area 31 roadways links were
identified for analysis purposes including the following
roadways.
1.
I-395
1-95 to
Biscayne Boulevard.
2.
I-95 ; SR
836 to
S.W. Sth Street.
3.
S.W. Sth
Street
: I-95 to Brickell Avenue.
4.
S.W. 7th
Street.;
I-95 to Brickell Avenue.
5.
Brickell
Avenue
: S Sth Street to Biscayne Boulevard.
6.
Biscayne
Boulevard
; Brickell Avenue to I-395.
7.
N.E. 2nd
Avenue
: S 2nd Street to N 11th Street.
S.
N.E. 1st
Avenue
: S 2nd Street to N 11tb Street.
9.
Miami Avenue : Flagler
Street to N 2nd Street.
10.
N.W. 1st
Avenue
: Flagler Street to N 2nd Street.
-: t' ....n.d••.1:'!t .. G. .•i•nig►..' y4}'Y•�-.ter v....
11. N.E. 1st Street : Biscayne Boulevard to Miami Avenue.
12. N.W. 1st Street : Miami Avenue to I-95.
13. N.E. 2nd Street : Biscayne Boulevard to N 1st Avenue.
14. Flagler Street : Miami Avenue to N 1st Avenue.
15. S.W. 1st Street : Miami Avenue to N 1st Avenue.
• J `
PROJECT LOCATION/DESCRIPTION
The Courthouse Center is located in the southeast quadrant of
the intersection of N.W. 1st Avenue and N.W. 2nd Street in the
Miami CBD. (Exhibit 1). The Project is located in close
proximity and easy walking distance of the Government Center
Metrorail Station, Dade County Courthouse and the Government
Center itself.
A total of 246,000 square feet of gross floor area is proposed
in the mixed use development. This includes 231,000 square feet
of office GFA and 15,000 square feet GFA of support retail
space. Buildout of the project is anticipated in 1987.
Access/egress to the Project is via one entrance on N.W. 1st
Avenue and one exit only onto N.W. 2nd Street. Due to the one
way street system in the Miami CBD, right turn outbound only
movements will be permitted from the exit onto N.W. 2nd Street.
DOWNTOWN TRANSPORTATION IMPROVEMENTS
A number of transportation improvements are occurring within the
study area. Major facilities have recently been completed, are
under construction or proposed for construction.
2
-
85-8:.1
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n
Metrorail
The south line (Government Center Station to Dadeland South
Station) and portions of the north line of Metrorail have
begun regular weekday revenue service. It is projected
that the complete north line (Government Center Station to
Okeechobee Station) will begin full revenue service within
the year. When the full 20.5 mile, 20 station system is
operational, it will connect many of the County's outlying
residential and commercial areas directly to downtown. The
Government Center Station is within one block from the
Courthouse Center.
S.R. 836 Rams
New ramps from S.R. 836 to the downtown surface street
system will provide direct access to eastbound and
westbound travelers. This project is presently projected to
be completed in early 1988.
Port Access Bridge
As part of the Port of Miami expansion program a new bridge
will be constructed connecting the Port to Biscayne
Boulevard. Dade County and the City of Miami have been
involved in extensive negotiations as to the number of
traffic lanes and the western terminus of the bridge. The
western terminus of the bridge has not been decided. This
new Port access bridge is projected to be completed in mid
1988.
3
Metro -Mover
Metro -Mover is a 2.5 mile elevated rail loop around the
downtown area. The system has a total of ten stations with
a station at the Metrorail Government Center Station.
Revenue service will begin in late 1985 or early 1986.
Miami Avenue Bridge
Construction on the new Miami Avenue Bridge, a six -lane
bascule bridge began in late 1983. This new facility
connecting Downtown to Brickell will open in mid 1985.
Bifurcated Ramps
This project involves reconstruction of the existing
Downtown distributor which connects I-95 to the Dupont
Plaza area. Mainline and ramp improvements at I-95 area
also included in this project. This new facility when
completed will provide direct access to Biscayne Boulevard
Way and from S,E. 2nd Street.
a:.
Roadway improvement Projects are shown on Exhibit 2. Many of
the transportation improvements discussed above will not be
operational at Project buildout. Therefore, only those projects
(Metrorail, Metro -Mover and Miami Avenue Bridge) which will be
completed are included in this analysis.
AREA DEVELOPMENT
In order to properly access the traffic impacts from the
Project, it was necessary to identify other area development �T
4 w
activity surrounding the Project. Three developments of note
are under construction or committed to development.
1. Flagler Office Project: t 260,000 square feet between
Flagler and S 1st Street.
i
2. Government Center Complex: Phase 1 - ; 1,426,750
square feet.
3. Bayside - t 235,000 square feet.
In projecting other area development traffic, the Development of
Regional Impact Statement for the Downtown Government Center was
obtained and Question 31, prepared by Metropolitan Dade County,
was reviewed. In order to provide consistency of analysis, the
traffic data from that response was used when -appropriate.
Included in the Downtown Government Center DRI were traffic
volumes associated with the Government Center (Phase 1 -
1,426,750 square feet GFA) and other area developments and
' background traffic growth. Projected traffic volumes
associated with the Flagler Office Project at W. 2nd Avenue
between Flagler Street and S. 1st Street were derived from the
report titled "Flagler Office Project Parking Requirement and
Traffic Impact Studies" dated June 9, 1961. Traffic volumes
associated with the Bayside Specialty Center were derived from
the report titled "Bayside Specialty Center Traffic Impact
f
S
. rt.•._�•• .� • ..rya.
Study" dated May, 1984. Included in those reports were traffic
volumes associated with other area developments including Miami
Center, Freedom Tower, S.E. Overtown/Park West and the Port of
Miami Expansion.
The schedules of all project buildouts were adjusted to reflect
f conditions consistent with the Courthouse Center.
TRAFFIC GENERATION CHARACTERISTICS
Previous studies for office buildings in both the Miami CBD and
Brickell Avenue Area have recognized that trip generation rates
in those areas are different than those traditional rates
commonly used in traffic analysis for office buildings located
in suburban areas. In the Brickell Area, lower floor space
efficiency normally associated with high-rise buildings and the
type of tenant, both result in lower building population
densities (fewer workers per 1,000 square feet) than in more
suburban types of buildings and locations. These factors reduce
the overall trip generation intensity and number of trips to and
from the building.
Additional factors effecting the number of trips by automobile
include retail and food establishments within walking distance
of the building or within the buildinq itself, and the
availability of excellent transit service. The Courthouse
Center, in particular, will benefit from the building's location
within one block of the Government Center Metrorail Station and
the resultant use of transit by workers and visitors.
cc
_ W
1
k
_ .-.a► i'. '1t _ '�•�.i�.t�.•...r1e++^-^• t'-v....•.. _.moo..._
The retail uses for this building will be oriented primarily
toward patrons within the building or in the immediate area.
The vehicular traffic associated with these businesses will be
primarily those of employees and/or deliveries. Vehicular trip
generation rates for these establishments are, therefore, lower
than rates for shopping centers located in suburban areas where
the primary mode of access is automobile.
Trip generation rates used in this analysis were derived from
two sources. The first was based on a recent traffic study
conducted in conjunction with the Brickell Area Traffic Study.
That study shows that the number of trips generated by an office
building is controlled by either the building size or the number
of parking spaces provided. For that study, a total of six (6)
parking facilities associated with free standing office
buildings were surveyed in the Brickell Area and the Miami
Central Business District. Parking was provided in these
facilities at rates ranging from one space per 710 square feet
of GFA to one space per 325 square feet of GFA. Manual traffic
counts were conducted at each of the garages to establish AM and
PM peak hour entering and exiting volumes. Additional field
surveys were also undertaken during the morning and afternoon
peak accumulation periods to determine parking garage occupancy.
Analysis of the traffic volume data, parking occupancy rates and
parking supply lead to the following conclusions:
7 85—SILIL
0
k,
1. Building size controls trip end generation for office
buildings that supply on -site parking at one or more
spaces per 500 GFA.
2. Parking supply controls trip end generation for office
buildings that supply on -site parking at less than one
space per 500 GFA.
3. There is a predictable percentage of the parking garage
spaces that enter and exit during the peak hour.
Based on these conclusions the trip generation rates calculated
in that study are as follows:
For Parking at Less Than One Space Per 500 GFA
(Parking Controls)
Trio En s Per Par inc Since
In Out Total
AM Peak 0:90 0: _0_.M
PM Peak 0.10 0.40 0.50
Since the Courthouse Center will provide less than one parking
space per 500 GFA, the above trip generation rates were used to
generate the traffic volumes entering and exiting the Project's
parking garage.
The second source for trip generation rates were those rates
used for the office and retail components of several previously
approved ADA's in the Brickell Area. Adjusting for increased
transit ridership and auto occupancy in the Miami CBD, the
adjusted rates are as follows:
Trip Ends
Per 1,000
Square
Feet GFA
In
Out
Total
Office
AM
.89
.04
.93
PM
.08
.79
.87
Retail
AM
.32
.08
.40
PM
.90
1.10
2.00
This comparison of the trip generation based on the two sources
of trip generation rates is summarized in Exhibit 3. The
differences in the traffic volumes associated with the two rates
represent those trips which:
1. Shift to transit ridership (i.e. Metrorail.or
Metrobus),
2. Divert to increased auto occupancy, or
i
3. Park in satellite parking facilities.
' Adjacent to the site, the trip generation based on parking
garage capacity (spaces) was used. However, in order to account
for the variation in trip generation - garage and building size
- the differences (+16 AM and +20 PM) based on the above factors
i
9 - 1
v 85��8 ■ i
A
(Exhibit 4) were added to the parking rate and assigned to the
street system beginning within three blocks of the site.
Exhibit 5 summarizes the resultant trip generation for the
Project.
TRIP DISTRIBUTION
The directional distribution contained in the Government Center
Development of Regional Impact was used in distributing the
traffic volumes associated with the Courthouse Center in order
to maintain consistency. The directional distribution
assumptions are as follows:
To and From Percentage of
` General Area Total Trips
I-95 North of State Road 836
(East/West Expressway) 25%
State Road 836 (East/West
Expressway) West of I-95 19%
East/West Expressway to Miami
Beach 14$
Flagler Street West of I-95 9%
S.W. 8th Street West of I-95 58
I-95 southwest of S.W. 8th Street 22%
Residential area west of the
Government Center 6%
SOURCE: Metropolitan Dade County Department of Traffic and
Transportation
Using the above directional distribution assumptions, the
traffic volumes into and out of the Project's parking garage
85-811
. _ ...�. , it � : „tMr:�,y.:..i �....=.r0_ ....... :* . .. .. .� , � •.. • ..t.r .r �, . . .
were then assigned to the external roadway network (Exhibit 6).
Exhibit 7 summarizes the Project's driveway turning movements,
• for the AM and PM peak hours.
f f _
r
The residual volumes as identified in Exhibit 5 were assigned to
nearby municipal parking facilities using the previously
described trip distribution assumptions (Exhibit 8).
Link Analysis
The AM and PM peak hour link analysis is summarized in Tables
I-1 and I-2.
Roadway link service volumes at Level of Service "C" were
IN.
obtained from the report titled "Guidelines and Standards for
Preparing a DRI Application for Development Approval" by the
South Florida Regional Planning Council (July, 198-4). (Service
volumes as identified in that report were derived from the
UTPS.) Roadway service volumes at Level of Service "C" are
' summarized in Exhibit 9.
Q
volume to service volume at LOS "C" ratios and the resultant
Level of Service are consistent with the South Florida Regional
Planning Council's 'Guidelines and Standards for Preparing a DRI
Application for Development Approval". The Council's volume to
service volume (LOS "C") ratios and level of service are
summarized below:
-
Il
�-
85-811
611
[1
L
0
V/SV(c) LOS
Under 0.71
A
0.71 to 0.90
B
0.91 to 1.10
C
1.11 to 1.30
D
1.31 +
E
Thirty-one links were analyzed in this study. From Tables I-1
and 1-2, the Project's AM peak hour volume is less than 3.5% of
the Level of Service "C" service volume on the state roads
analyzed in this study. During the PM peak hour, the Project's
volume is less than 3.0% of the Level of Service "C" service
volume on those same state roads. Due to the Project's driveway
locations and N.W. 2nd Street as a one way eastbound roadway,
the Project's greatest consumption of service volumes is found
on N.W. 2nd Street and N.W. ist Avenue adjacent to the site
(both are not state roads). However, acceptable levels of
service operation are maintained on those links in the AM and PM
peak hour with the Project's volumes.
0
-12-
TA-oLE 1-1
PM '---AK
H%w R
ANALYSIS
•
WITHOUT
PROMT-1
Y:TH PRwEC:-1
"NEV Y%0E
%
I
SE6:!ENT
1
SER PK
HR
VI
Pt MR
V1
TOTAL
EER
SOAWY
FROM TO DIRECT LANES
VOL-2 -
VOL
SV1C1 :2:-3
VOL
SVtCI L03-3
VOL
140L
STATE RCAOS:
:-:75
1-95 RISC 1
E9
5700
NA
NA
N4
NA
NA
NA
VA
23:
N8
4
.700
NA
NA
NA
NA
NA
RA
NA
3.00
I-9S
5R836 1-95
N9
4
5700
NA
NA
NA
NA
NA
NA
NA
1.2!
O:ST
S1
4
57CO
NA
NA
NA
NA
NA
NA
NA
0.116
1-93 S 8 ST
NB
4
5700
:998
1.05
C
SOC4
1.05
C
0.10
0.11
NET
SB
4
:100
NA
KA
NA
NA
KA
NA.
KA
0.46
_3
3
1S40
KA
KA
VA
NA
NA
4A
NA
0.18
9 2 AV 6R:CK
Eli
3
1640
:270
1.:8
E
2:70
1.38
E
0.00
0.:0
S 7 ST
I-95 S .2 AV
N1
3
1640
19!8
1.:3
0
1969
1.14
0
0.34
D.bl
3 2 AV IM CL
No
S
1640
!6:1
1.:1
0
1M
1.11
0
0.:7
0.:0
BRICK
S 8 ST S 7 ST
.0
3
2090
207!
0.99
C
2271
0.91
C
0.00
0.00
AVE
s8
3
2090
1192
0.S1
A
1:94
0.V
A
0.17
0.10
1I9:
ER:CI S 2 ST
%1
3
1440
NA
NA
NA
NA
NA
NA
14A
0.00
BLYO
.
S : ST K 4 S1
N8
4
2110
19445
0.34
1
18:5
0.24
1
0.00
0.:0
e1
4
2:90
:::.2
0.70
A
'M
0.70
A
0.00
O.C;
N 4 ST N 6 IT
N3
4
2190
l?T
0.91
C
:942
0.11
C
0.4;
0.4!
51
4
'.:90
364
4.67
A
1467
5.67
A
C.:O
..:4
M 6 STN 11 ST
N1
4
2700
2112
0.7S
1
2127
0.79
1
0.11
O.:S
S6
4
2700
:2:1
0. 4'.
A
IN T
0.43
A
0.49
C.22
KE 1
11 c: 4 1 AV
4
:
144C
i1:
144
:G
+A
'.A
KA
S'
N 1 AV ': Alm. I
93
1440
Ml
3. ?0!
A
461
0.:2
A
1.45
0.i:
NI !
KIAY..1 M 1 AV
11
3
1440
SSC
1.:.3
A
:90
C.41
A
6.79
2.7E
ST
K 1 AV I.45
N1
3
1440
S34
1.44
A
b::
2.46
A
4.bb
2.:.
FLA".
!IIANI Z 1 AV
N1
2
ED
:88
0.67
A
547
0.:8
A
141
1.02
ST
S 1
PU6,! M 1 AV
;?
3
1441
!0:9
C.72
t
10;2
0.72
1
0.29
0.21
ST
46.
�.. _ .ram _. ..- . .... .. ..... -, •' -++. ♦'..! F',.W •��`q' V•� K . �i.l1� ..� � . �:, .. .. . �.�
'a9:E :-! F4 "t,4.
4:'J
ASALYS:S
._» _. -.
r••••r.-.--•--_-•-•
•-...
�-•
--•-------
• wr •.• -w--.
41THOUT PRO:EC'-1
w.--r •-------•--•---�•--r--•
PATH PPOJEC':-1
--•-»-• - •----
PRU M VOLC4E
t
'
SEPENT
I
SER
PK WR
VI
P1: HA
V/
TOTAL
SER
30ADOY
-------------------_.»-------------
FROM TO
N ECT LAVES
VOL-2
-----------W_»-----»_w_-N
VIOL
SV;I1
LC5-3
VOL
SY(CI
LO33-3
VOL
VOL
C:TY!MUNTY RCACS:
VE 2
S 2 ST N ! ST
S3
3
1440
4A
NA
NA
NA
NA
AA
NA
0.14
AV
N 1 ST N 6 ST
SB
3
1440
60
OX
A
615
0.4;
A
0.'3
0.14
N 6 ST N 1! ST
SB
3
1640
600
0.37
A
602
0.37
A
1.33
0.12
NE !
S 2 ST N I ST
N9
3
1440
NA
NA
NA
NA
NA
NA
NA
0.63
AVE
N 1 ST N 6 :T
1440
1:20
0.11
B
1042
0.1'
B
2.0
14.94
N 6 ST !! :I ET
NE
.0
:640
1360
0.95
C
11.51
0.91
C
0.45
5j'.
"!A":
FLA3 N 1 ST
S3
+
144:
343
1.24
A
416
0.:9
A
:7.Irz
5,;11
AVE
.
N I ST N 2 ST
SB
3
14:.
332
047
A
486
1.::
A
21.40
7.:2
K9 1
FLA: N I ST
KB
2
220
249
0.23
A
.63
C.:)
A
5.S2
:.:9
S3
2
800
2.
0.27
A
231
0.:7
A
0.00
O.CO
N ! ST N : ST
N?
2
680
:14
0.':
A
297
C.'4
A
1.14
2.61
SB
9E0
2:9
O.:S
a
23I
.Y_
Ni 2
..
31:. y ! AV
EB
2
$90
KA
►;A
A
NA
fiA
NA
f;A
1.C2
K I AV MLA,'!!
E?
2
Bea
U3
0.0
A
464
C.
A
1.71
4.0'
N1 2
MIRP.1 4 : AV
ES
2
9e0
w,4
OX
A
4
0.3
.4
ST
w••••••--1-M•-N_Y•-.w
-1
r•----w-•-•-�.M-w.•-..--N-w-•w
FROMT BUILICUT 1987.
W--••N-•-••
----•-•
••»w-w.N-
-1
SEPV:CE VOLUME
AT LIS C PER SFR?C
ORI EJMNES,
M. MT.
-'
LOc UTICS PE;
SFROC :R!
""=" NEB
SHE 'E1T.
85`81I.
.. .. _ _. . . r :Pig ... . :. .._ .J/. _r. . •.{' • - . -♦-..-
CCU; iri9U::
C_T.rER
TA8;.1: 1-2
AN PEAK
HOUR
ANALYSIS
AI?HOUT
PRO:E:7-1
41TH PRO.ECT-1
PR03.CT
Z
I
'
SEGMENT
4
SER
PK HR
V/
PX HR
V/
TOTAL
SEA
KANAY
FROM TO DIREr"T LANES
VOL-2
VOL
SVIC)
L35-:
VOL
SV:C) LOSS
VOL
VOL
;'A-E PCABS:
:-39:
1-15 SIX B
EB
4
5?00
NA
NA
NA
KA
MA
NA
!IA
0.:0
kB
4
5700
NA
NA
NA
NA
rA
NA
NA
0.00
I-95
SR83R I-9S
KB
4
5700
NA
5A
NA
"A
NA
MA
4A
..t,
�.
9IST
SB
4
5700
`IA
KA
RA
NA
MA
NA
NA
% E4
I.95 S 9 ST
k8
f
$700
HA
NA
MA
NA
NA
MA
NA
M3
DIST
SB
4
3700
5101
1.00
C
57:2
1.00
C
0.0:
t.C2
•T
S 3 :
14• 1
2 A�
a
1 .6t.0
::
..r4
.
•.ae
E
:376
,
. .45
E
0,714
f •.,
....
S 2 AV 5R::.
EB
:
:6L0
:261
:.:5
C
1E3i
..:`.
2
0.:0
1.'''�
S 7 ST
1-95 S 2 AV
kB
3
1640
NA
VA
NA
MA
MA
MA
VA
I.(t
S 2 AV 'F.1CK
98
3
:640
4A
KA
AA
NA
NA
NA
eh
^..:
:RICK
S B ST S 7 ST
X9
3
2090
151?:
0.2:
B
:5??
t.?:
B
1.:2
%
A4'E
SB
3
2090
:C:4
:.:n
A
14:4
0.E?
A
O.GO
9I:.
BRICK S 2 ST
N?
1440
NA
VA
1A
NA
K"
NA
Na
0.:=
2 ST 4 4 57
Na
4
2:90
NA
"A
KA
NA
MA
YA
NA
0.0o
Sp
4
2199
"A
h(.
KA
NA
NA
NA
"A
0.:.
A 4 ST N d ST
MR
4
2190
950
0.4;
a
=5:
0.4:
A
0.11
:.0!
SB
4
2190
1:11
O.R.I.
A
IiSe
044
A
1 6 M 1: ST
K9
4
2700
1089
0.40
A
1:90
0.47
A
).09
0.04
S!
4
2700
183:
0.68
G
IU2
0.69
A
1.66
1.::
NE 1
113c s : aV
N9
3
1440
35
0.:2
A
:rr
0.:',
4
! X
I.::
ST
V 1 414 ":Am:
va
:
1::0
::2
0.:;
A
:96
0.26
A
Nli 1
W:GIt1 II 1 AV
d
3
:440
:t6
0.:4
A
:9:
0.27
A
ST
ti AV I-?5
0
3
:44C
i:;
1.44
A
4i6
0.0
A
0.::
14.:4
P�ner...
'P
" r r
.F• I AV
c
ila
r
EEC
too
`80
D..Ir
2
A
4S?
V.rl
:.w.
:.�•
;T
S 1
!IAN: K 1 AV
E3
:
1:4C
1074
0.'S
1
1076
ow7r
!
0.:9
14
.��w+wrwww�wMwww•ww.wrNMw►wwww�..wrssrl
w •«Mwww•.r
sw w.r.rwwww.•w..+++.s��«��www+.w�r►. w'wwrMwM prww
3
�i
0
Jq
MITEOJT FRC:E:' :
1:T ;fi"„:E:T-1
Z
S
SE6yf•MT
!
SER
?K HR
V/
?w u,R
V/
TOTAL
5ER
RGANAY FROM TO DIRECT
LANES
1'OL-Z
VOL
SV,C1 :03-3
r%
SYIC)
LOS-'
V3L
VOl
C:TY!MNTV ROADS:
NE 2 S : ST N I ST
SO
3
I440
UA
NA
MA
NA
NA
KA
NA
0.00
AV
N 1 ST N 6 ST
- $B
3
1441
Ki
0.58
A
8:9
0.58
A
0.00
0.00
M 6 ST N 11 ST
SB
3
164C
I:66
0.77
D
1:19
0.79
B
1.02
0.79
NE 1 S 2 ST N 1 ST
N9
3
1440
NA
NA
NA
MA
NA
NA
HA
3.06
AVE
N 1 ST N 6 ST
NO
3
1440
500
0.35
A
S01
0.115
A
0.20
0.07
N 6 ST N 1! ST
N3
3
1640
674
0.41
A
674
0.41
A
O.CO
0.00
?.IANI " N 1 ST
S8
3
1440
261
0.18
A
264
0.3
A
1.14
0.:1
AVE
N 1 ST N 2 ST
S9
3
144(
297
0.2I
A
O.:I
A
11.66
0.:S
4 1 FLAo M I ST
%1
2
PPO
105
0.35
A
:77
0.43
A,
1?.I0
9.18
AVE
S9
2
290
89
0.1.0
A
99
0.10
A
040
0.00
N ! ST N : 5T
t4B
2
880
589
0.67
A
7.S
0.90
B
16.45
13.3
SB
2
830
230
0.:6
A
:90
0.33
A
:0,69
6.82
NE 2 DISC : AV
E!
2
980
KA
NA
NA
MA
KA
MA
KA
0.3
ST
M 1 AV 41ANI
E9
2
830
Syr
0.63
A
25
0.63
A
0.16
0.:3
Nil : ItIANI 7 1 aV
E9
2
ISO
632
0.72
1
C9
0.73
E
1.3
O.E6
ST
-1 Nr C:E:T 22IL02W :467.
-2 SViY'6M 'I'M E AT US C P'q SFRPC :nl SUIDEUNES. SZE 11
-3 M RATIOS PER SFR?' ;PI Su TEIT.
85-811
-
1
DAVID PLUMMER 6 ASSOCIATES INC. COURTHOUSE CEi'eTER
coNsaltma eMuesdamt
CORAL GA*tft • il0109A
PFiO.ECT LOCATION
EXHIBIT 1
PROJECT LOCATION
I
EXHIBIT 3
TRIP
GENERATION
COMPARISON
j
AM_
Peak
-
PM Peak
In
Out
Total
In
Out Total
Parking Garage
Rate
175
7
182
35
140 175
Brickell Rate
Adjusted
208
7
215
13
180 193
Difference
+33
0
+33
-22
+40 +18
r
..i _. . � - . r •..� . .+. � .. �. .... " � .�..1 .:i�.a � :f MLM.7'RMP}�'.7„ w W •.� �..,fl1� ... _ 4, �, . ii
EXHIBIT 4
RESIDUAL
TRIP GENERATION
ADJUSTMENTS
'
AM Peak
PM Peak
In
Out Total
In Out
Total
Garage
175
7 182
35 140
175
Residual
33
-- 33
-- 40
40
To Public
Transit
10
-- 10
-- 12
12
Auto Occupancy
7
-- 7
-- 8
8
To Satellite
Parking
16
-- 16
-- 20
20
Garage 175 7 182
Satellite
Parking 16 - 16
TOTAL 191 7 198
i.
EXHIBIT 5
TRIP GENERATION SUMMARY
AM Peak PM Peak
In Out Total In Out Total
35 140 175
- 20 20
35 160 195
.. .. .. . .• . . .,. ....... �y � �� ....r1 .+.... .•,e•.w JJ. .+.rat. a � ., .ter .
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EXHIBIT a -A
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� - Y'. � ..ter. 1.. _.. . _. +••.A }•ry.�� .Irr✓aC ✓..' � ... .. • .
EXHIBIT a -A
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EXHIBIT 7
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N. 2 ST.
7 (140)�
2 �36��
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DAVID PLUMMER i ASSOCIATES INC.
ra�+�► aura • notion
AM AND PM PEAK HOUR
DR V-WAX VOS LIMES
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(00) PM
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EXHIBIT 9
ROADWAY SERVICE VOLUMES
(Level of Service C
Area: Outivinq Business District
# Lanes Divided Arterial/ Undivided
One Direction Freeway Expressway Arterial one -Way
1 -- -- 590 450
2 2850 1350 1020 1020
3 4275 2090 1665 1640
4 5700 2700 2460 2430
Area: Central Business District
# Lanes Divided Arterial/ Undivided
One Direction Expressway Arterial One-way
1 -- 470 450
2 1125 825 880
3 1710 1325 1440
4 2190 1980 2130
Source: Guidelines and Standards For Preparing A DRI
Application For Development Approval, South Florida
Regional Planning Council, July, 1984 - (UTPS).
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5. DAILY ENERGY DEMAND AND SOURCE: Florida Power &
Light, 2,400 kilowatts - no other alternative energy
plans.
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AWN
6. AVAILABLE FIRE AND POLICE PROTECTION INCLUDING RESPONSE TIME
TO THE SITE.
Fire protection for the Project will be provided by the City
of Miami's Fire, Rescue and Inspection Services Department.
The Project and surrounding area is served by Fire Station
#1 located at 144 NE 5th Street. Response time in the area
1A
is under three minutes.
Police protection for the Project will be provided by the
Miami Police Department. Department statistics indicate
an average response time for emergencies of four minutes and
thirty seconds from the time of call receipt at the station
to the time emergency equipment arrives at the scene.
L
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H
7. AVAILABLE HEALTH AND EDUCATION FACILITIES INCLUDING
PROXIMITY TO SITE.
The Project will be served by Jackson Memcrial Hospital,
located 4.5 miles from the site at 1611 N.W. 12th Avenue.
Education facilities in proximity to the Project include
Miami Dade Community College. The Mitchell Wolfson - New
World Center Campus, at 300 N.E. 2nd Avenue, is less than a
third of a mile from the Project.
. - A- vt...W le. -111�*- - . - - .. '. . . ... '..y.... -
8. DISASTER PREPAREDNESS, CIVIL DEFENSE, AND EVACUATION PLANS.
Not required as per DCA.
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D. DESCRIBE THE POTENTIAL IMPACTS ON THE ECONOMY OF THE REGION:
1. SUBSIDIARY DEVELOPMENT AND OR CAPITAL IMPROVEMENTS
EXPECTED TO BE GENERATED BY THIS PROPOSAL: an under-
lying concept in this development proposal is to pro-
vide office space for law firms throughout Dade County
to establish satellite offices near the government
center and state and federal courthouses.
2. EMPLOYMENT OPPORTUNITIES GENERATED OR AFFECTED BY THIS
PROPOSAL: generally, the law firm tenants proposed
for this development will utilize 600 square feet per
attorney, with 2-3 persons as support staff per
attorney. Therefore, approximately 385 attorneys can
` be located in the proposed development with potential
employment opportunities for between 770 to 1,155
positions available for support staff.
85 -811.
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LOURT•tIQUbE
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POST OF rrAM
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GENERAL LOCATION
- 8
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EXHIBIT "C"
lo�
MAJOR DEVELOPMENT SUBAREAS ,
SGUMA1M S pifpl fA011 THE iOYNUST OV OTOWN / PAELOf+11ENt t;
1 .
8