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Home My WebLink AboutR-80-07903 rf " RESOLUTION NO. 8 0- 7 9 U A RESOLUTION CONCERNING THE NASHER PLAZA PROJECT, A DEVELOPMENT OF REGIONAL IMPACT LOCATED ON BRICKELL AVENUE BETWEEN APPROXIMATELY SE 7TH AND SE 8TH STREETS, MIAMI, FLORIDA, AUTHORIZING ISSUANCE OF A DEVELOPMENT ORDER FOR SAID PROJECT APPROVING SAID PROJECT WITH MODIFICATIONS, AFTER CONSIDERING THE REPORT AND RECOMMENDATIONS OF THE SOUTH FLORIDA REGIONAL PLANNING COUNCIL AND THE PLANNING ADVISORY BOARD OF THE CITY OF MIAMI, AS REQUIRED BY THE CITY OF MIAMI ORDINANCE 8290, AND AFTER CONDUCTING A PUBLIC HEARING AS REQUIRED BY SECTION 380.06 FLORIDA STATUTES, SAID APPROVAL AND AUTHORIZATION SUBJECT TO THE CONDITIONS OF THE DEVELOPMENT ORDER ATTACHED HERETO AS EXHIBIT "B" AND THE APPLICATION FOR DEVELOPMENT APPROVAL; FURTHER DIRECTING THE CITY CLERK TO SEND THE HEREIN RESOLU- TION AND SAID DEVELOPMENT ORDER TO AFFECTED AGENCIES, AND TO THE DEVELOPER. r WHEREAS, Raymond D. Nasher Company has submitted a com- plete Application for Development Approval for a Development of Regional Impact to the South Florida Regional Planning Council pursuant to Section 380.06 Florida Statutes, and did receive a favorable recommendation for a proposed develop- ment order, as set forth in the Report and Recommendations of the South Florida Regional Planning Council attached hereto as Exhibit "A" and WHEREAS, the Miami Planning Advisory Board, at its meeting held on July 16, 1980, Item #1, following an ad- vertised hearing, adopted Resolution No. PAB 21-80 by a 7 to 0 vote, recommending approval of the Development Order for the Nasher Plaza Project, a Development of Regional Impact, in conformity with the City of Miami Ordinance 8290, as hereinafter set forth; and U �� • 1 i u WHEREAS, a recommendation from the Pilch l% an nin 9 Advisory Board has been forwarded as required by Ordinance 8290; and P7HEREAS, the City Commission has conducted a public hearing, considered the Report and Recommendations of the CITY COMMISSION MEETING OF QCT3 0 1900 RMOIUT{ON NO.,1„8 U - 7 II....... N.NI REMARKS: ........................ ».. U South Florida Regional Planning Council,each element required to be considered by Section 380.06(13) Florida Statutes and considered the recommendation of the Planning Advisory Board. WHEREAS, the City Commission has determined that all legal requirements of publication at the public hearing for the issuance of the proposed Development Order have been com- plied 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 Development Order for the Development of Regional Impact, as hereinafter set forth; NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: ",' �--• Section 1. A Development Order, attached hereto as Exhibit "B", approving with modifications, the Nasher Plaza• Project, a Development of Regional Impact, proposed by the Raymond D. Nasher Company for a tract on Brickell Avenue U) !"L' Q between SE 7th and SE 8th Streets, be and the same is hereby granted and issued. Section 2. The Application for Development Approval is incorporated herein by reference and relied upon by the parties in discharging their statutory duties under Section 380.06, Florida Statutes. Substantial compliance with the representa- tions contained in the Application for Development Approval is a condition for approval unless waived or modified by agree- ment among the parties. Section 3. The City Clerk is hereby authorized and directed to send certified copies of this Resolution immediate- ly to the Florida Department of Community Affairs, Division of Local Resource Management, 2571 Executive Center Circle East, Tallahassee, Florida 32301; to the South Florida Regional Planning Council, 1515 NW 167th Street, Suite 429, Miami, Florida; and to Raymond D. Nasher Company, 777 Brickell Avenue, Miami, Florida 33131. -2- w 80-790 Section 4. The recitals of fact referred to in the herein "Whereas" clauses are true and correct and made a part hereof together with Exhibit "A". PASSED AND ADOPTED this OCTOBER , 1980. ATTEST: ALPH G. ONGIE TY CLERK PREPARED AND APPROVED BY: li,j, a - i J64-� RK A. VALENTINE AS T. CITY ATTORNEY 30t1i day of MAURICE A. FERRE MAURICE A. FERRE, MAYOR APPROVED AS TO FORM AND CORRECTNESS: -3- gp-790 r EXHIBIT "A" DEVELOPMENT OF REGIONAL IMPACT ASSESSMENT FOR NASHER PLAZA Located in the City of Miami, Dade County 8074 UE FOLL p w SOUTH FLORIDA REGIONAL PLANNING COUNCIL July, 1980 south florida regional. pldnning council 1515 n.w. 167th street, suite 429, miami, florida 13169 3051621-5871 C c- 71L- \��- July 8, 1980 The Honorable Maurice A. Ferre Mayor, City of Miami 3500 Pan Amerlcan Drive lvi Miami, Florida 33133 FOLLOV ri Dear Mayor Ferre: The South Florida Regional Planning Council has officially adopted the enclosed Regional Impact report for Nasher Plaza and forwarded copies to the applicant, the Dade County Developmental Impact Committee, the South Florida Water Management District and the Department of Community Affairs. The report is provided for your use in reviewing the Development of Regional Impact pursuant to Section 380.06, Florida Statutes. While the staff of the Council is available to assist In the resolution of any matter regarding the report, the CounclI has no legal mechanism through which it can act on this report again, except through appeal procedures. Chapter 380.06(7)(e) and (11) require that the City of Miami render a decision on the application within 'thirty days after its public hearing. Furthermore, the "development order" (an order granting, denying, or granting with conditions an application for a development permit) must include findings of fact and conclusions of law regarding the extent to which: "(a) The development unreasonably interferes with the achievement of the objectives of an adopted state land development plan applicable to the area; (b) The -development is consistent with the local land development regulations; and (c) The development is consistent with the report and recommenda- tions of the regional planning agency." Copies of any development order issued with regard to this project must be transmitted to the South Florida Regional Planning Council and the Florida Department of Community Affairs for their review. The statutory 45 day appeal period is triggered by receipt of your development order. During this period, the Council will determine whether the City's develop- ment order is consistent with the Council's report and recormendatIons. The Honorable Maurice Ferre Page 2 July 8, 1980 If we can be of assistance in regard to this report, please have your staff call Kevin Byrnes, Planning Specialist. Sincerely, M. Barr Peterson, AICP Executive Director MSP/rnh cc: Mr. Joseph R. Grassie Mr. Jim Reid Mr. Lee Rawlinson Mr. Mike Garretson , Mr. Ili I I lam Morris Mr. Alex Sokolik Mr. Cliff Schulman Ms. Jeanne Hall -_ �R +i2ar� u *Arr,,'R!tG;�aJ��cf•:u�c u 1 ai � 4 . r TABLE OF CONTENTS Page LISTOF FIGURES . . . . . . . . . . . . . . . . . I LISTOF TABLES . . . . . . . . . . . . . . . . . . INTRODUCTION . . . . . . . . . . . . . . . . . . . i PART I. PROJECT DESCRIPTION . . . . . . . . . . . . . . . . . . 2 A. APPLICANT INFORMATION . . . . . . . . . . . . . . . 2 B. PROJECT INFORMATION . . . . . . . . . . . . . . . . 2 PART ll. SUMMARY OF PROJECT IMPACTS . . . . . . . . . . . . . . . 7 A. ENVIRONMENT AND NATURAL RESOURCES . . . . . . 7 S. ECONOMY . . . . . . . . . . . . . . . . . . . . . 8 C. PUBLIC FACILITIES 10 D. TRANSPORTATION . . . . . . . . . . 14 E. SUMMARY . . . . . . . . . . 38 PART III. DEVELOPMENT ISSUES . . . . . . . . . . . . . . . . . 40 PART IV. RECOMMENDATIONS . . . . . . . . . . . . . . . . . . 45 LIST OF FIGURES Ficure No. Title Pace 1 Location Map . . . . . . 3 2 Site Plan Rendering: Building b Plaza 4 3 Site Plan Rendering: Bayfront Walkway b Parking Structure . . . . . . . . 5 4 1980 Traffic Conditions (P.M. Peak Hour) . . . . . . 15 5 Alternative Access Designs . . ... . . . . . . . . . 17 6 Nasher Plaza Traffic Assignment (1984 Peak Hour) # 19 7 1984 Total A.M. Peak Hour Traffic . . . . . . . . . 20 8 1984 Total P.M. Peak Hour Traffic . . . . . . . . . 21 9 Major Trafic Generators Used In Traffic Study Analysis . . . . . . . . -• : . . . . . . . . . 23 10 Existing Traffic Laneage Adjacent to Nasher Plaza . . . ... . . 25 11 Critical Lane Analysis: Volumes and Levels of Service for Access Alternatives . . . . . . . . 28 12 Proposed Modifications Adjacent to Nasher Plaza Site . ... . . . . . . . . . . . . . . . . . 32 13 Recommended Improvements to S.W. 4th Avenue b S.W. 7th Street . . . . . . . . . . . . . . . . . 33 • --' � .M^vmiearn a CttS}IRp7MFv`alG�� ,ner�a:.:.rvsvaa.•.xrna�,::>aw.vKuw.,::ti'...x,w..�.o«......>.....,...„.,.....�_. ..__,....r. n LIST OF TABLES Table No. Title Pace 1.1 Building Area Compilation . . . . . . . . . . 6 11.1 Estimated Construction Costs . . . . . . . . . . g 11.2 Estimated Loadings for Existing and Future Conditions . . . . . . . . . . . . . 11 11.3 Fiscal Impact Analysis . . . . 12 11.4 Levels of Service at Critical Intersections in Primary Impact Area . . . . . . . . . . . . 18 11.5 Traffic Components at Critical Intersections for 1984 . . . 0 . . . . . 10 0 . . . . . . . . 22 11.6 Committed Future Development & Anticipated Traffic Loadings in Primary Impact Area 22 . 11.7 Level of Service for Critical intersections Based on Degree of Saturation . . . . . . . . . 29 11.8 Level of Service for Critical Intersections with Recommended Modifications . . . . . . . . 37 111.1 Office Buildings Planned or Under Construction in the Brickell Avenue Corridor . . . . . . . . 40 JnU,RIP ,. i Q�" INTRODUCTION This assessment of the proposed Nasher Center office complex has been prepared by the South Florida Regional Planning Council as required by the Florida Environmental Land and Water Management Act, for all Developments of Regional Impact. The assessment is based on information supplied by the applicant, by City of Miami and Dade County staff, official plans, consultants, and field inspections. Additional research re,ative to specific issues was conducted by Council staff where needed. In accordance with the Act, this assessment and report is intended to provide the City of Miami and the State of Florida with an overview of the positive and negative impacts 11kely to result from approval of the proposal. The recommendations are intended to assist the City of Miami Commission In reaching a decision regarding the proposed development. They are not Intended to foreclose or abridge the legal responsibility of local government to act pursuant to applicable local laws or ordinances. Copies of any "deve►opment order" fan order granting, denying, or granting with conditions an application for a development permit) issued with regard to this project should be transmitted to the.South Florida Regional Planning Council and the Florida Department of Community Affairs. PART I - PROJECT DESCRIPTION A. APPLICANT INFORMATION Project Name: Nasher Plaza 4k Applicant: Raymond D. Nasher Company 777 Brickell Avenue Miami, Florida 33131 Date of Acceptance of Application: June 24, 1980 Local Government Hearing Date: Type of Development: Office park Location of Development: City of Miami, Dade County S. PROJECT INFORMATION The proposed Nasher Plaza, to be constructed on the remainder of the Flagship Center site, 4.2 acres located northeast of the intersection of Brickell Avenue and SE 8th Street (see Figure 1), is a mixed use development, consisting of a single integrated structure characterized by a low rise podium, an office tower with support commercial activity (at the podium level) and a landscaped plaza (see Figure 2) connecting the proposed structure with the existing Flagship Center office building. The Applicant also proposes to construct a landscaped, decked walkway along the Biscayne Bay bulkhead (see Figure 3), with possible development of a restaurant or private health club to encourage active use of this amenity and encourage pedestrian mobility between the Holiday Inn, north of the site, and the Nasher Plaza location. The office tower, proposed as a 13-story structure with 265,525 gross square feet, would be oriented along an E-W axis. Parking for the "SUPPORTIVE DOCUMENTS -2- FOLLOW 0 00��M�� i, U �TT 01110 OyC-J��I) r. t CLAUGHTON ISLAND r e 0 1 ISLAND V s u M NASHER V PLAZA o F I GURE I: LCCAT I ON IMAP - 3- 0 I N J siizi((-"i- u.;:f i!-:.J--i[Zfft r:,•-.- � _ T� 'I :ij y.irlT2=i.ft� 'ilil=Sifyrtl� 71 TTJIijZS tT Il rtfl r. •� i. T1�ItfZftll� IJtT'lS: t! 3f� fly. ��i..iltjjli��:;zz`r 1I!i I," It =t tt�• t ./" ��' •'•' jIt3 Z SS lff l jy!!T}}ill ��i �Y� � _ `; 'tTTFlT.11�tzlzt:l•r-l�lii iSll£TT�ISf�SI i1� ,t T :F2.. iiifl.l i r22F+TF1Tf1 S,fT{iT fi r �.ray { T t TTi2Sy 11y r trfSi=ltlfrt f ST i2� �� i�.fS�Ti�j=TT SI+STStl�ttfiT�TT:%Ty11J�tf i11'11 t! it �, � 'L'%i �,',(i "�►►�;1=f/17Ti11TI�T'/T•171r•I!T-�LTSlllf:j=stzz�eztzt i � 'i:: •' ; to=:�ITrf1�-iy.:�lTT=T� •r•!i y7► ' t ,1�`j i M� -� � �� -fit'► � � } � LJ� Tf � � � _� �— •1st i�igtin9 _ • ' t �, ylo95hiP 9anx . nu St-' StLeet S17f PL�� RENDER1t�G: E3U IL4a.PLAZA ING GURE Z 714 t:•y;tl��ft�(��ra�f��r��^!� 'il� ln. 1✓ram`: \, •� Li�'�� f 1.11 is •`11_� � �, �"'��l ��,rt'•;��,►�y�.�.'r'h'1��`�(iL_ .� AVO� fit: w s^� -fit ..-1.1: r, i .r`� ;�/af ''' � 1�;,►�� •t1U �- .�,11f O ,f :A:, .,yL v m FIGURE 3: SITE PLMI RENDERING: QAYFRONT WALKtlAY & PARKING STRUCTURE 6A i . 0 project would be provided on -site in a multi -level structure with access to the street along SE 8th Street at SE Bayshore Drive and Brickell Avenue at SE 7th Street, accommodating 1,592 vehicles. The project site is zoned R-C-i by the City of Mlami with a floor area ratio (FAR) restriction of 2.00. According to the Applicant, the project would conform with all City zoning requirements (see Table 1.1). Ma for Element Office Cc+rmerc i a 1 TOTAL TABLE 1.1 BUILDING AREA CO"'ILATION Gross Building Area FAR (So. Ft.) 2.0 265,525 2.0 35,076 300,601 Gross Leasable Area (Sa. Ft.) 252,249 33,321 285,570 11(�1 t,..,,, �yv 60 PART II - SUMMARY OF PROJECT IMPACTS A. ENVIRONMENT AND NATURAL RESOURCES 1. Air Air pollutant emissions are anticipated to be high enough to warrant requiring a complex source permit from Florida Department of Environmental Regulation, based on the proposed 1,592 car parking structure. Average dally emissions are estimated to be as follows: 1,050 lbs./day of carbon monoxide (CO), 136 lbs./day of hydrocarbons (HC), and 112 lbs./day of nitrogen oxides (NO). 2. Land, Water, and Wetlands The 4.2 acres of the project site are aitered lands In urban use (paved parking lot). Soil on -site consists of a shallow layer of sand underlain by moderately -hard to soft, slightly porous, oolitic limestone on top of quartz fine sand. There are no water bodies on -site nor any wetland associations. 3. Floodplains The proposed development site is classified within Zone A-14 of the Federal Insurance Administration Rate Maps, with a 100-year flood elevation of +11 feet NGVD. All finished floor elevations would be above this level. All parking facilities would have a minimum finished elevation of 5.0 feet In compliance with Dade County 10-year storm flood criteria. -7- a, 41 4. Vegetation and Wildlife As altered urban land, the project site has no significant vegetation or wildlife. As a result of the landscaping to be provided by the project, such plant species as Black Olive, Mahogany, Bishopwood, and Tabebula trees and St. Augustine grass would be Introduced to the site. 5. Historical and Archaeoloaical Sites As altered urban land, the project site is not expected to yield any significant historical or archaeological artifacts, according to the State Historic Preservation Officer. However, if any historical or archaeological finds are made during construction, construction should be delayed until state and local historical preservation officials can survey the discovery. B. ECONOMY 1. Employment The Applicant estimates that 350 temporary construction jobs will be supported by this project, contributing $7,000,000 in wage and salary income to the local economy. The Nasher Plaza building is expected to provide office space for 1,125 persons as employees of tenant firms locating In the building. The project market study Indicates that 50 percent or more of the Nasher Plaza tenants would be existing firms in Dade County which would relocate to the proposed development. 4. Consequently, the actual number of new permanent Jobs created by the project is less than 560. 2. Project Cost The Nasher Plaza office building is estimated to cost a total $35,000,000, of which $29,400,000 is estimated to be spent in the Region (see Table 11.1). TABLE Ii.1 ESTIMATED CONSTRUCTION COSTS Cost Item Cost Land $ 10,000,000 Labor 7,000,000 Materials 12,000,000 Interest 5,000,000 Preliminary Planning 500,000 Other 5000000 TOTAL S 35,000,000 3. Fiscal impact The project would have a positive fiscal Impact upon the City of Miami, Dade County, the Dade County School District, and the South Florida Water Management District. According to the Applicant, the 1978 property tax assessment on the site was $304,740. Using 1980 millage rates and an assumption that 40 percent (450) of the 1,125 jobs will be new positions, the net fiscal impact would be a surplus of $160,542 for the City of Miami, $13O,076 for Dade County, $75,452 for the Dade County School District and $5,722 for the South Florida Water `4, Management District (see Table 11.3), for a combined regional surplus of E371,793. C. PUBLIC FACILITIES 1. Wastewater Management Wastewater flows from Nasher Plaza would be handled by the Miami -Dade Water and Sewer Authority, which has sufficient excess capacity to serve all of the projected increase in demand (an average of 31,900 gallons per day). 2. Drainage The drainage plan is designed to retain stormwater runoff for the first Inch of rainfall, under existing permits for Flagship Center from the Dade County Department of Environmental Resources Management (DERM), the City of Miami, Florida Department of Environmental Regulation, and US Army Corps of Engineers. According to the Applicant, the existing drainage system Is adequate to accommodate the proposed development. If any facilities are disrupted or displaced by building construction, the Applicant will replace in kind or add drainage wells to supplement on -site drainage. Runoff In excess of the first inch will be discharged into the Miami River through the existing storm drain system. Pollutant loadings In pounds per year after retention are estimated by the Applicant to be 1,216 lbs. of suspended solids, 104 lbs. of 600-5, 17 lbs of total nitrogen and 5 lbs. of total phosphorus (see Table 11.2). t t '� �j -10- �up , \T'V1' HOC UI� � E IL"N TS FOLLQw» 0, 4 TABLE 11.2 ESTIMATED LOADINGS FOR EXISTING AND FUTURE CONDITIONS Unit Loadingi Constituent (Pounds/Acre/Year) (Acres)2 Suspended Solids 766.3 7.73 BOD-5 67.5 7.73 Total Nitrogen 11.19 7.73 Total Phosphorus 0.98 7.73 Loading (Pounds/Year) Before Retention After Retention 6078 1216 522 104 66 17 7.6 5.0 1 Broward County 208 Plan Final Report provides only available Region - specific pollutant run-off unit loading values, adopted by Dade County, 2 See Question 22. 3 Based on 80% annual reduction In pollutant load due to retention of the first Inch of runoff. 3. Water Supply The Applicant estimates potable water consumption to average 39,900 gallons per day, to be supplied by the Mlami-Dade Water and Sewer Authority. 4. Solid Waste The Applicant estimates that the development would generate 2.62 tons per day of solid waste materials which will be collected by a private hauling company under contract and disposed of by the Dade County Solid Waste Disposal Division. 5. Energy Electrical energy consumption by the development is estimated by Council staff at 6,160,000 average annual KWN and peak hour demand at 670 KW. An emergency power generator will be provided In the development to support emergency egress and signage lighting, the building fire pump, reduced elevator service, and r.� DO�- ww TABLE 11.3 FISCAL IMPACT ANALYSIS I••E Or DCVLLarfENT *WW" PLAZA lRA1T 1 C1111 AIA>+I COHT V DKt SPVIAL OISTRtCT DRE WHOM DISTRICT DAD( TVrE Or DCVa OirENT MORES IDW IAI TYPE Or ONE" INO WIT StNEL:-7g1ILV MULTI-rl•I►LV WMILE-4009 NLPWR M UNITS • • • Pumm, Or STIMMS P" WIT • •• • M • M MNc71E1 OF PEFSOG KR W I T • •• • SAS • •• TOM NUMNO Or WITS • TOTAL NUPMER Or STUbVfTS • WStDCNT POPULATION • 10.0"a or EMPLOYEES •�+• AILVSIS CMAXTCD USING, *4RWA tor"IC►ENTS cXPtmIRUK CATEGORIES CITY COWTV SPECIAL DISTRICT SCNCOL DISTRICT O NEM OOVERM'ENT • 1414S • T112 • •] PUGLIC WETV • W" • /916 • • ►EALTN AO KLr:lcc • 094 • 10593 • u 1150KATION AND CALTUVE • 5"2 • 2871 • • TRAMMrMSPOR tAT1ON • 2596 • Ism • • MIUTUIM RESOURCES •, 1•S9 • 0.3 • R PUBS. i C 1Q+a S • 4390 • 72 A. • 3.2 AISC2LLAMLWS • 3•Sd • r" • • EDO"ytok r1vv0ITUKS • • MrATIO. M►Mil MST • SEAVICc AO CW I TAL CUTLA Y • SKCIAL CPPITAL rACILITv • AMNUA cAnNDITURYs • • • • • • • REYEMac CATEWAIES CITV cmpiry SPECIAL DIS781CY SCMDM DISTRICT PROPEAri TAES • SM94 • S1t234 • SM2 • 17432 OTKA TAQS • 47 "S • 24W • • SERV ICc CHPPQES • "m • 262" • 454 OTMM NON -low LOCA1. •l,Wllf • i0•• • USN • • STATE INTERODYMOENTAL • 47" • 2141 • • riDCAML INTERDOVOD•ENTML • 4773 • 93107 • R STATE EDUICATIOAAL • • rLDC"L :DUCATIO/U. • • AISCELLMOUS • 9•7 • 2111196 • 67 • • CM-TIAE REVMt3 • 2•••• • 3'2••• • • • • CITV OONfTV VCCIAL DISTRICT SCN= DISTRICT TOTAL TOTAL MELT M•••/L cWtHDITUMS • RS••t • 4322L • N• • • • MAtt! j TOTAL LOA POWs. mrcml" • 205644 • truss • am • r•ROt • 4an" WT SU• PLUMS < Da I C 1 T) • SM56L • L7076 • ISM • ARS& • 771 Al -12- r: j A, emergency ventilation systems. Electrical power will be purchased from Florida Power and Light Company. 6. Education Not applicable. 7. Recreation and Open Space The development site plan provides for a landscaped pedestrian courtyard atop the podium, with seating available for passive recreational use by office tenants from the proposed development and the existing Flagship Center complex. Within the 50 foot setback area along the bayfront bulkhead, benches, a covered walkway and appropriate landscaping would also be provided. 8. Health Care and Fire Emergency medical service is available through the City of Miami Fire Department Rescue Squad responding from Rescue Unit #1 located at 144 NE 5th Street with an emergency response time to the site of 1.5-2.0 minutes. Fire call response would be dispatched from Station No. 4, located at 1000 South Miami Avenue with a response time to the site of 45 seconds. Back-up response is available from Stations Nos. 1 and 3 within 2-3 minutes of the development site. City " CJl)�,�-) fire officials have recently expressed some concern that the t T11 / r: �` jl,�� ; ,. .proposed and approved development activity In the Brickell 13 /1iA,II Avenue area represents an additional demand upon Fire Department V `/ `/ -13- A and Emergency Rescue Company services without any promise of Increased funding to assure the availability of the necessary facilities and services. 9. Police Police protection service would be provided by the City of Miami from its downtown station at NW 2nd Avenue and NW 4th Street. City police officials have recently expressed concern that the proposed and approved development activity In this area will pose problems in the area of traffic enforcement unless new roadways and bridges are constructed to effectively manage Increased traffic In the area. D. TRANSPORTATION 1. Existing Traffic The impact area of the project and existing traffic conditions in terms of operational level of service (LOS) and p.m. peak -hour traffic volume are shown In Figure 4. All critical Intersections for evaluating project Impacts are currently operating at LOS "C" or better. 2. Future Traffic Analysis In preparing the project traffic analysisp the•Applicant was required to take Into account 9 additional new developments In the project Impact area (Figure 9). In addition to the traffic from these planned developmentsp existing traffic volumes were Increased by 3.5 percent per year through 1984 to take Into a- �, �'IVE Ole t rt�s� [� ''•� .�_ a,.-.,.� ,i a — �$ 1st //aa�� • ry • �± S �SSy � N 20 :�E ---� -- Ri NpUR) FIGURE 4: account normal growth in background traffic. Of the total 39,670 new trips per day which could occur in 1984 in the Impact area, Nasher Plaza would generate an average of 2,440 or 6.2 percent. ' Under the Applicant's proposed access design, access to and egress from the site would occur from two points, the intersections of SE 8th Street with SE Bayshore Drive, and Brickell Avenue with SE 7th Street (see Figure 5). The results of the traffic analysis provided by the Applicant, for this access alternative identify five intersections in the Impact area which, under the existing geometric configuration, will operate below Level of. Service "D" during either a.m. or p.m. peak hour periods, on at least one lane of approach, in 1984. Table 11.4 shows level of service at critical intersections. Figure 6, 7, and 8 provide traffic volumes used in the Applicant's analysis. These five Intersections will break down, even with the Applicant's assumption that 17 percent of Nasher Plaza trips and 10 percent of the trip generated by other committed development will be by transit. i It :.1 F UL 0IVY ORIGINAL ACCESS PLAN (WITHOUT IMPROVEMENTS) S.E. 7th ST. w �r LLJ x 2 m m 4- S.E. Sth ST. 0- --llw ALTERNATIVE ACCESS PLAN (WITHOUT IMPROVEMENTS) S.E 7th ST, uj S.E. 8th ST. ji FIGURE 5: ALTERNATIVE ACCESS DESIGNS -17- ij A. TABLE 11.4 LEVELS OF SERVICE AT CRITICAL INTERSECTIONS IN PRIMARY 1111PACT AREA A,4 Deav 11:u^ P,4, De3• W,,, A B A E Nall 1984 1994 1990 19?4 19a, In!o�sn:• Ev e!ie^, EllcvIrou': 70']I Erislinq a,t.b:r-Jnd Tc•jl S.W. 7th St, and S.W. 4th Ave. A A A A C+ D S,W, 7th St, and S.W. end Ave, A A A C O O S.W. 7th St, and So. Miami Ave, A A A A C D S.E. 7th St, and Brlckell Ave. A D D B O O S.W. Bth St, and S.W. 4tr Ave. A C C A A A S.W.Btn St. and S,W, 2nd Ave, A D D C+ D D S.W. Btn St, and So. MIa-i Ave. A C C A C• C+ S.E. Btn St, an: Brickell Ave, A O O A O O S.E. Bth St. and Bays,,ore Drive A C O A EA 0 S,F., 13tn St, and Bricked Ave. A C• C+ A A 0 S,E, 2nd St, and Mla-i Ave. A A A A A A S.E. 3rd St. and S,E, 2nd Ave. C+ O O A C+ C+ A Ba.�nrojnd traffic Includes 3,5 Dercent per Year gro,tn In through traffic and the tra'llc resilfing from the co-ritfed develoDrents,in Brickell Avenue corridor and Claugnton Island, 8, Total traffic includes Da:4ojround traffic Diu% the traffic from the Nasner Plaza, 0 For each of the 5 intersections Identified above, which are projected to have at least one approach lane operating below level of service I'D", Nasher Plaza traffic exceeds 6 percent of the total intersection traffic assignment only at the intersection of SE Bayshore Drive and SE 8th Street, as shown in Table 11.5. W-1Z FIGURE 6- HASHER PLA7A TRaFF1C ASSIGNttENT C1984 PEAK HOUR) A\ 1984 10'At 0 C C� LEvtt •'E `V FFiC �OTat P •M' 4EAK KOUR IRA 1984 TABLE II.$ TRAFFIC COMPONENTS AT CRITICAL INTERSECTIONS - 1984 Existing Normal Committed Flagship Nasher Intersection Pe-lod 1980 Growth Developr. Center Plaza S.W. 7th St, and S.w, 2nd Ave, P,M. Peak Hour 70% 9% 12% 5% '4$ S.E. 7th St, and Brickell Ave, P.M. Peak Hour 60 8 19 7 6 S.E. 8th St, and A.M. Peak Hour 52 7 32 5 4 Brickell Ave. P.M. Peak. Hour 60 9 28 2 1 S.E. 2nd St, and S.E. 3rd Ave, A.M. Peak Hour 62 9 24 3 2 S.E. 8th St, and S.E. Baysnore Dr. A.M. Peak. Hour 20 10 46 11 13 Other committed future development (see Figure 9) is the largest contributor of new traffic growth in this area. Table 11.6 details these other committed developments and their anticipated traffic loading in the Impact area. TABLE 11.6 COMMITTED FUTURE DEVELOPMENT A ANTICIPATED TRAFFIC LOADINGS IN PRIMARY IMPACT AREA Total Percent A.M, Peak Hour P.M. Peak Hour Daily of Development Inbound Outbound Inbound Outt,_und Traffic Total Flagship Center 375 70 35 390 2,570 6.4 Doran Jason Office 115 20 10 120 790 2.0 800 Brickell Office 285 55 25 295 1,950 4.9 Caribank Building 145 30 15 150 990 2.5 Interterra Building 330 65 30 355 2.270 5.7 Forte Office Building 200 40 20 205 1,360 3.4 Claughton island 200 600 800 200 20,000 50.4 Holiday Inn 350 175 215 220 6,300 15.9 Brickell Apartments 15 75 75 35 1,003 2.5 Committed Projects: 2,015 1,330 1,215 1,970 37,230 93.8 Nasher Plaza: 360 75 35 370 2,440 6.2 TOTAL for Planned Projects 2,375 1,405 1,250 2,340 39,670 100.0 Frill VE -22- it VIGURE 9: MAJOR TRAFFIC GENERATORS USED IN TRAFFIC STIq?Y ANAIY`:IS III INNIIINNN� The Claughton Island development, although constrained by a development order condition which limits peak hour trip generation to 800 vehicles, is the largest single traffic generator in the impact area in 1984. While Claughton Island developers are required to provide a left -turn lane improvement (for northbound Brickell Avenue to westbound SE 7th Street movement) from the existing median along Brickell Avenue between SE 7th and 8th Streets (see Figure 10), the appropriate timing for this improvement is yet to be determined by the City. Claughton Island accounts for approximately 50 percent of the total number of vehicle trips generated by new developments in the project impact area. While the exiting traffic volume constraint on the bridge crossing provides the City with some control over the ultimate development of Claughton Island and the island developers have agreed to provide the extra lane capacity on Brickell Avenue, no other such land use control or traffic impact relief has been imposed by the City on other Brickell Avenue development to mitigate the cumulative effect of such intense development pressure in such a relatively small and vital impact area. Since Nasher Plaza accounts for only approximately 6 percent of 1984 traffic In this impact area, this means that 44 percent of the 1984 traffic is from projects approved by the City without either adequate traffic impact studies by the City or County or any commitment from individual developers or the City to provide -24- "SUPPORTIVE DOCU M ENTS The Claughton Island development, although constrained by a development order condition which limits peak hour trip generation to 800 vehicles, is the largest single traffic generator in the impact area In 1984. While Claughton Island developers are required to provide a left -turn lane improvement (for northbound Brickell Avenue to westbound SE 7th Street movement) from the existing median along Brickell Avenue between SE 7th and 8th Streets (see Figure 10), the appropriate timing for this improvement is yet to be determined by the City. Claughton Island accounts for approximately 50 percent of the total number of vehicle trips generated by new developments in the project impact area. While the exiting traffic volume constraint on the bridge crossing provides the City with some control over the ultimate development of Claughton Island and the island developers have agreed to provide the extra lane capacity on Brickell Avenue, no other such land use control or traffic Impact relief has been imposed by the City on other Brickell Avenue development to mitigate the cumulative effect of such intense development pressure in such a relatively small and vital impact area. Since Nasher Plaza accounts for only approximately 6 percent of 1984 traffic in this Impact area, this means that 44 percent of the 1984 traffic is from projects approved by the City without either adequate traffic impact studies by the City or County or any commitment from individual developers or the City to provide -24- "SUPPORTIVE DOCUM- MTS S.E 71n ST II I 1IIII I _ �-- —+ oo II I� II ;III a u � � I I I I FLAGSHIP I CENTER I I CLAU3HTON j,l I ISLAND S.E It%ST. gT I 4 At•,GASSADGRS I NTE-'CCtI T I NEUAL HOTEL I I c z REQUIRED IMPROVEMENT BY FIGURE 10: EXISTING TRAFFIC LANEAGE CLAUGHTON ISLAND DEVELOPER DEVELOPER ADJACENT TO NASHER PLAZA necessary access Improvements. For example, the City -approved Flagship Center and Barnett Center, which together provide 455,000 square feet of office space and account for almost twice the amount of traffic of Nasher Plaza, were not required to provide any transportation system improvements. Further, both were permitted to construct in locations that prevent any significant increase In right-of-way. Since there has not been adequate attention to ensuring transportation infrastructure appropriate to the intensity of permitted land use, a number of street intersections in the impact area wiII break down (operational LOS of "E" and 'IF") under 1984 traffic volumes, even if Nasher Plaza Is not approved. Further, since the City has not reserved right-of-way along Brickell Avenue to allow necessary roadway modifications to correct existing and future traffic congestion problems, adequate improvements to these intersections are difficult, if not Impossible, to achieve. Given the apparent difficulties in resolving traffic impact, under existing roadway geometrics and with the projected congestion at the Brickell Avenue/SE 8th Street intersection from Claughton Island, Flagship Center, Barnett Bank, and Nasher i Plaza traffic, the Applicant analyzed an alternative access proposal. This alternative involves constructing a one-way extension of SE Bayshore Drive, north of SE 8th Street, curving westward to Intersect with Brickell Avenue at SE 7th Street. 'd, UU Figure 5 graphically displays this alternative roadway alignment. Originally proposed by City of Miami staff during preapplication meetings held by the Council to bring together all affected public agencies and the Applicant, the "SE Bayshore/SE 7th Street extension" proposal was later waived by the City as an access alternative required for study. However, Dade County Department of Traffic and Transportation staff, in response to Council request for departmental review of the Nasher Plaza ADA, subsequently noted that the Bayshore Drive extension warranted closer review as a possible alternative to simplify the complex signal phasing, turning movements and signal progressions along Brickeli Avenue at SE 7th and 8th Streets, which would be required to manage total 1984 projected traffic in the Immediate impact area. The resulting critical lane analysis (see Figure 11), using a.m. and p.m. peak hour volumes and calculating levels of service for each lane of approach in each Intersection under analysis, suggests that neither access plan Is significantly better than the other. Calculation of the degree of saturation to determine the weighted average of volume to capacity ratios for each lane for each alternative confirms this conclusion (see Table 11.7). Overall, with the extension alternative (which requires all of the other Improvements recommended by the Applicant to achieve acceptable levels of service), there is a transferral of traffic -27- "o, Ur6'RTi11E ORIGINAL PROPOSAL J�ON n 4 r Jn,n •- � R 35ItGO) - < m k-- A (D*) to s85) ¢ � � :-� A (UI W SE Tth ST 10 f45) o SE 7th STix LLi o * W tt r TRAFFIC VOLUMES o d o< LEVEL uF SEMVICE XX AM PEAK HOURJn o; X AM PEAK HOUR m IX)) PM PEAK HOUR w m v (X) P M PEAK HOUR y( W orJ _v _M ]C _ tJ Uo is U) 2 ` p �[ �C(A) m l� 67012351 �l rls(235► Loll tjll '�a(A) SE BthST. `265(125—123U251 i r ulul wlel ( 1 ( S E 8th ST (IT TO 540 (40142s_ MA = i ? (A) D} =f tS (270�160(160) 295�� (D10 n (A) A Z 1 O NNE � _ _ t EXTENSION ALTERNATIVE a m W �— _�� 410(340) �35514401 p �111 �A(A1 La SE Tth ST. 215t s35 o S E T/h ST m f+ �� * _ aJU 1 .. �� TRAFFIC_VOLUMEJ u a = LEYEL.4F.�ELYLC N r J N_ Rio' - a J W < XAM PEAK HOUR a XX A M. PEAK HOUR m - m W r. ao (XX) P M PEAK HOUR W Y (X)P M PEAK HOUR y) ix- wo to V n A N t0 O tL < u —125 bDOl SE.BtA ST. ♦ Itp SE.(311,ibl%4i/ �� J401e:u�yjr [D1 A� 11� (AIA.� 15251610 —S t76512'+O C(A) A (TTO)260 k',o 11101295 _�vo m n p'- o- g FIGURE 11: CRITICAL LANE ANALYSIS: VOLUMES AND LEVELS OF SERVICE FOR ACCESS ALTERNATIVES !1� volumes from the SE 8th Street intersections with SE Bayshore Drive and Brickell Avenue to the SE 7th Street/Brickell Avenue intersections with associated improvements in service levels and signal progressions at the first two intersections and a proportional decline at SE 7th Street and Brickell Avenue. TABLE 11.7 LEVEL OF SERVICE FOR CRITICAL INTERSECTIONS With Recommended Improvements (Based on Degree of Saturatlon)i Peak Dearee of Saturation Level of Service Intersection Hour O.P. A.P. O.P. A.P. Brickell Avenue d A.M. 0.78 0.73 C- C S.E. 8th Street P.M. 0.86 0.80 D- D Brickell Avenue d A.M. 0.64 0.75 B C S.E. 7th Street P.M. 0.80 0.83 D D S.E. Bayshore Dr. 6 A.M. 0.75 0.48 C A S.E. 8th Street P.M. 0.58 0.64 A B 1 Calculated with 120 second signal cycle length. O.P. = Original Proposal A.P. 2 Alternative Proposal (Bayshore Drive Extension) These shifts in levels of services are not only a direct result of the rerouting of CIaughton Island traffic as the largest single project traffic generator in the area, but also of the loss in access flexibility of the proposed development site for Nasher Plaza, as well as Flagship Center, traffic. Under the extension alternative, traffic for both of these developments would be forced to access the site at SE 8th Street and SE Bayshore Drive and egress, via the Bayshore Drive extension, at 7 'Z�t _J SE 7th Street and Brickell Avenue. Ll—.� 0 a CD C)G_ Off -setting the relatively insignificant beneficial traffic 0 -29- impacts of the "extension alternative" is the adverse effect upon air quality. The Applicant has calculated that the proposed extension of SE Bayshore Drive as either an enclosed or open "tunnel" would result in excessive carbon monoxide (CO) levels, requiring extensive ventilation to mitigate the unacceptable emission levels expected. In addition, the Applicant believes this access alternative to have significant negative aesthetic and functional impacts on the project. Under the original proposal, the landscaped plaza walkway along the bayfront bulkhead, with landscaped corridors running east -west through and around the parking structure, encourages pedestrian use of the public area within the 50 foot setback ordinance requirements of the City. The imposition of the SE Bayshore Drive extension represents a functional barrier to discourage such intended use, proposed as a compromise acceptable to the City for the waiver of the City waterfront view corridor requirements. Moreover, the roadway extension right-of-way constitutes 13% of the Nasher Plaza development site area. A comparison of the slight net Improvement in traffic circulation to be derived from the SE Bayshore Drive/SE 7th Street extension with the adverse effects which this extension would have on air quality and design considerations of this development, suggests that the original access design proposal, with the implementation of the recommended improvements, should be adequate... -30- 3. Recommended Improvements With the existing roadway configuration, five intersections have been identified as operating at below LOS "D" by 1984. Improvements in levels of service at two intersections, SW 2nd Avenue at SW 7th Street (p.m. peak hour LOS "F") and SE 2nd Avenue at SE 3rd Street (a.m. peak hour LOS "F") are virtually impossible to achieve, due to the unavailability of necessary right-of-way for road widening at the first intersection and the constraints of grades, clearances and curvatures to accommodate the proposed bifurcated 1-95 ramp system in the latter case. These unacceptable levels of service are expected without the addition of Nasher Plaza traffic, which contributes 4 percent of the projected p.m. peak hour volume at SW 7th Street and SW 2nd Avenue and 2 percent of the projected a.m. peak hour volume at SE 2nd Avenue and SE 3rd Street. The three remaining problem areas identified by the traffic study result from roadway capacity constraints which can be overcome through various modifications presented by the Applicant (see Figures 12 and 13) to achieve acceptable levels of service. A. SE Ba shore Drive and SE 8th Street (Figure 12) Although not required to overcome capacity constraints, the Applicant recommends that SE Bayshore Drive, south of the project site, be restriped for 4-lane, two-way traffic. r -31- i E 7ih ST TO BE FUNDED BY N CLAUGHTON ISLAND DEVELOPERS ;0D I F I CATION P,ECO',!'-lCNDED BY NASHER CENTER TRAFFIC ANALYSIS —32- CLAUGHTOId _ ISLAND — — " Q A'.;BASSADORS INTERCONTINENTAL HOTEL FIGURE 12: PROPOSED MODIFICATIONS ADJACENT TO NASHER PLAZA SITE i i ---"' S.W. r 7th ST. (.�U,M IENTFOLLOWly FIGURE 13: FECOM,'-'ENDED I h'PROVDIENTS TO S.W. 4th AVE. & S.W. 7th ST. -33- This can be achieved through the elimination of one side of on -street parking south of SE 8th Street. Also, SE Bayshore Drive will require widening from a two-lane to a four -lane cross-section between SE 13th Street and SE 15th Street as a safety rather than a capacity improvement, to accommodate traffic generated by the Forte office building and through traffic to and from the south on Brickell Avenue. The stop sign control at SE 8th Street and SE Bayshore Drive would ultimately require upgrading to traffic signal control, and left -turn bays will have to be constructed from the center median. Nasher Plaza and Flagship Center traffic eastbound on SE 8th Street would need a left turn lane for inbound movements on the west leg of the intersection, while existing Claughton Island traffic to southbound Brickell Avenue, via Bayshore Drive, would require a left turn lane on the east leg of the intersection. Traffic exiting the Nasher Plaza/Flagship Center site should be prohibited from turning right in order to force this traffic southbound on SE Bayshore Drive, thereby relieving the SE 8th Street/Brickell Avenue Intersection. B. SE 8th Street and Brickell Avenue (Figure 10) The center median on the southern leg of the SE 8th Street and Brickell Avenue Intersection could be truncated to ease , -34- • I� the westbound 8th Street to southbound Brickell Avenue left -turn movement. Also on the south leg, an additional through lane and appropriate signs will be required for traffic that will turn west on SE 7th Street from Brickell Avenue. For traffic making the left -turn, westbound SE 8th Street to southbound Brickell Avenue movement, additional stacking distance in the left turn lane will be required. Further, it is recommended that the City study the future need for a northbound Brickell Avenue to eastbound SE 8th Street right -turn lane to determine if such an improvement is warranted by future development plans in the immediate area. Necessary improvements for southbound traffic along Brickell Avenue include: restriping the western side of Brickell Avenue between SE 7th and SE Sth Streets to provide two southbound through lanes and two left -turn only lanes at SE 8th Street. A narrow strip of right-of-way, if public right-of-way is unavailable, will be required from the Barnett Center property to accommodate the realignment of through traffic lanes on the northern and southern legs of this intersection. This right-of-way will also aid the optional right -turn (southbound) and through lane (eastbound) movements from the western leg of SE 8th Street at Brickell Avenue. -35- C. S.E. 7th Street and Brickell Avenue (Figure 12) The only required modification at this Intersection is the construction of the left -turn lane on the southern leg back to SE 8th Street. This modification has already been committed by the Claughton Island developers. Exiting traffic from the Nasher Plaza access drive onto Brickell Avenue should be prohibited from turning left in order to relieve the SE 8th Street/Brickell Avenue intersection. The Applicant plans to provide three lanes (2 lanes westbound, 1 right turn lane northbound) for exiting traffic from this point, each lane with storage capacity for seven vehicles. The parking control gate will be recessed from Brickell Avenue to accommodate the seven car storage lengths which may then exit freely when the green phase is presented to the east approach. The Applicant further suggests that SW 4th Avenue and SW 7th Street, while not one of the five critical intersections falling below LOS "D", can be modestly improved through implementation of the following modifications (see Figure 13) to achieve most efficient operation: • restriction of parking during p.m. peak hour, from the southwest corner of the intersection south along the west side of SW 4th Avenue, so that through traffic from the north leg can be directed by restriped lanes to continue southbound, • restriping the northern leg of the Intersection to allow an optional right turn movement from the westernmost through lane, -36- W • restriping the center lane of the eastern leg to allow optional left turn, southbound movements# and • the continued use of 3 phase signal control to separate local through traffic on SW 4th Avenue from southbound , through and westbound traffic from the 1-95 off -ramp approach. The levels of service resulting from the recommended modifications to critical intersections are summarized in Table 11.8. TABLE 11.8 LEVEL OF SERVICE FOR CRITICAL INTERSECTIONS WITH RECCAIMENDEO MOOIFICATIONS Poorest Approach Intersection Peak -Hour Level -of -Service S.W. 4th Avenue d S.W. 7th Street PM 0 S.W; 2nd Avenue d S.W. 7th Street Pill E Brickell Avenue d S.W. 7th Street PM 0 Brickell Avenue d S.W. 8th Street AM 0 Brickell Avenue d S.W. 8th Street PM 0 S.E. 2nd Avenue d S.E. 3rd Street AM F FOLLO11-`I,li1 S.E. Bayshore Drive d S.E. 8th Street AM 0 Some improvement can be gained at SW 2nd Avenue and SW 7th Street by restriping the SW 7th Avenue approach and Imposing p.m. peak hour on -street parking restrictions to achieve four westbound approach lanes, but available right-of-way Constraints still prevent the attainment of minimally -acceptable LOS I'D" or better. -37- A E. SUMMARY The Nasher Plaza regional impact review indicates that the proposed development will have a positive impact on the local and regional economy, providing a net fiscal surplus of $160,542 to the City of , Miami, $130,076 to Dade County, $75,452 to the Dade County School District, and $5,722 to the South Florida Water Management District. The project site, as altered urban lands in downtown Miami, will be served by existing public utilities. Consequently, the project will have no undue adverse impact upon water quality, wetlands, plant and animal life, wastewater and solid waste management, drainage and water supply. The traffic Impact analysis identified five intersections in the primary impact area which will operate at unacceptable levels of service during peak hours in 1984. However, Nasher Plaza traffic accounts for only 6 percent or less of the total traffic at four of these intersections and 13 percent at the remaining intersection. In other words, the critical intersections identified would break down under 1984 traffic volumes, with or without approval of the Nasher Plaza proposal. This situation results from the intense development taking place in the Brickell Avenue area. Claughton Island, a previous DRI, will account for up to 50 percent of total 1984 traffic in the primary impact area If buildout is realized by 1984. Further, the City of -38- �xrMS n'.s1vTVY.Y.ntnMPrKtiuiMifSgNMRtIJW5FY1AAW51'P.R%1.6V4H.vY.Mr'F."e_4fs.,hentity..nfnmm.R.wa-...wax•w..r..ww.w+rw..+"...w+....w+.�"r..ww....-...w�..—....� -Ai mm Miami has recently approved eight major office developments in the Brickell Avenue corridor without requiring adequate traffic impact studies, securing commitments from the developers to provide necessary access improvements, or preparing a capital improvements program to insure that the necessary improvements would be provided by the public sector. Indeed, right-of-way along Brickell to allow necessary roadway modifications and improvements has not been reserved. Parenthetically, although some of these eight developments qualified as developments of county impact, the Dade County Development Impact Committee chose not to review any of these projects. Thus, neither the City nor County has acted to insure an adequate transportation network in this significant impact area. r VF f01� PART III - DEVELOPMENT ISSUES A. EFFECTIVE GROWTH MANAGEMENT IN THE BRICKELL/MIAMI AVENUE AREA In the past few years, considerable interest and commitment from private developers has focused on the Miami downtown area. Within the Downtown Development District, such projects as Miami Center Mall Point), the Miami Convention Center, the Downtown Government Center, the World Trade Center, and the Southeast Bank and Holywell Dupont Plaza development complex, are ample evidence of the emergence of downtown Miami. Concomitant to this growth In the downtown area is a major boom in office construction along the Brickell Avenue corridor. Including the 285,570 sq. ft. of rental area for the Nasher Plaza project, a total of 1,389,570 sq. ft. of net rentable office space Is planned for construction by 1983 In this area south of the Miami River (see Figure 9 and Table 111.1). TABLE 111.1 OFFICE BUILDINGS PLANNED OR UNDER CONSTRUCTION IN THE BRICKELL AVENUE CORRIDOR Estimated Net Rentable Building Location Completion Date Square Feet Nasher Plaza Flagship Center Forte Plaza on the Bay Barnett Center Doran Jason InterTerra Car(bank Intercontinen- tal Bank U.S. Immigration 8 Naturaliza- tion Service 701 Brickell Avenue 1983 285,570 777 Brickell Ave. Jan., 1980 280,000 1101 S. Bayshore Dr. Spring, 1981 118,000 800 Brickell Ave. Fall, 1980 175,000 25 S.E. 8th Street May, 1980 85,000 Brickell a Coral Way Feb., 1981 184,000 860 Brickell Ave. March, 1981 100,000 SE 13th St. d Brickell Dec., 1980 42,000 Brickell Ave., South Under Construc- 120,000 of River tion "SUPPORTIVE_40- DOCUMENTS FOLLOW„ I Heavy demand for high -quality office space In downtown Miami and the Brickell Avenue area, coupled with the extremely -limited supply of available office space (estimated vacancy rate of 2.4 percent as of June, 1979), has created the current construction boom. The supply of new office space, after a building boom in the early 1970's, has ■ ■ dropped off dramatically in the face of recent demand. This demand for office space is precipitated in part by the continued expansion of US foreign trade with Latin America. The depressed value of the US dollar on foreign currency exchanges, coupled with Miami's favorable geographic location and large Spanish-speaking population, gives the Greater Miami area a competitive advantage in US trade and tourism relations with Latin America. Also the current foreign currency exchange rate and South Florida's favorable winter climate have provided impetus to an expanding tourism.market from Northern Europe. 'In addition, proposed liberalization of State banking regulations would provide further stimulus to local economic growth by improving the prospects for local capital formation and reinvestment. Over the past 15 years, the Applicant estimates that an average of 89,600 square feet of office space have been absorbed (leased and taken off the market) annually in the Brickell Avenue corridor. Of the other 1,104,000 square feet of new office space planned in the Brickell Avenue area (excluding the proposed Nasher Plaza and Claughton Island), 447,000 square feet were reported as leased as of Its u jam--�, � �� mid -October, 1979. Applying the average annual office space absorption rate of 89,600 square feet, the balance represents an over 7 year supply of office space. Addition of the Nasher Plaza office space extends the supply to nearly 10 years. A factor influencing the effective rate of office space absorption in the Brickell Avenue area will be the pace and magnitude of future office construction in downtown Miami, Claughton Island, and in Coral Gables, which is rapidly becoming a major finance and commercial center. For example, recent discussions with developers of the Dupont Plaza area suggest the possible future addition of 1.8-2.4 million square feet of office space in downtown Miami. The ability of the market to absorb the expected supply of space will become increasingly uncertain, if office construction continues at this pace. In addition, as more intense land use is permitted in downtown Miami, it becomes increasingly necessary to insure that the required public facilities to serve development are provided. Only through the provision of adequate facilities, particularly transportation infrastructure, can the City and private developers insure that office space absorption will not be unnecessarily constrained. In other words, the long-term security of major private investments and the beneficial returns which these projects represent to the Region in temporary and permanent employment, construction expenditures, economic diversification and stabilization, and property taxes for essential services, all depend significantly on the availability of -4?- adequate public services and facilities, including competitive accessibility, to support existing as well as to attract and accommodate future development. Unfortunately, however, the existing roadway network is Inadequate to meet the future needs of development and business activity already approved for location in the Brickell Avenue corridor and downtown Miami. The number and magnitude of additional developments proposed in the downtown area foretell no easy resolution of the individual and collective problems which these proposals present. The plans for Metrorail and the Downtown People Mover provide only a partial longer -range solution to current and projected congested traffic conditions in downtown Miami. Still unresolved are the necessary decisions on the final design of access improvements through DuPont Plaza, the connection of 1-95 and US 1, and additional Miami River crossing capacity to relieve traffic bottlenecks currently experienced at the Brickell and South Miami Avenue bridge crossings. Clearly, this problem calls for a creative solution which provides for an effective growth management mechanism to assess the comprehensive and collective impacts of Individual development proposals, existing and potential, in downtown Miami as well as the Brickell and Miami Avenue corridors and to assure that both the Individual and collective needs and impacts of such developments are addressed and resolved to the mutual satisfaction of public and private sector interests alike. -43- Perhaps the most crucial element to the successful Implementation of such an impact assessment and resolution mechanism is the recognition by all parties involved that each has responsibilities and obligations to fulfill. A primary concern of a responsible developer in such a partnership is that he receive fair and equitable treatment through the review of his project, its relation to other developments, and the assessment of the relative impact of each project on the supporting public infrastructure. In turn, a legitimate concern of the public sector is that the public interest be protected and that each project contribute a fair share towards the public facility and service costs necessary to sustain the development. Moreover, the public sector is concerned that the service and facility costs accruing to all areas affected by a development or group of developments be borne according to the real cost burden felt by each affected area. FO L -44- eo� PART IV - RECOMMENDATIONS Based on evaluation of the positive and negative regional impacts, it is the recommendation of the Council to the City of Miami Commission that the Application for Development Approval for the Nasher Plaza office complex be approved, subject to the incorporation of the following conditions Into the Development Order in recognition of the mutual responsibilities of the Applicant and the City of Miami in resolving and mitigating problems in the primary impact area: The Applicant will: 1. Pay for constructing a left turn lane from the existing center median on SE 8th Street to allow eastbound SE 8th Street traffic to turn left (northward) into the Nasher Plaza/Flagship Center property. 2a. Pay for restriping SE Bayshore Drive, extending from SE 8th Street to SE 12th Street, as a 4-lane roadway or any other laneage configuration mutually agreeable to the City, Dade County, and the Applicant. The City will: 2b. Prepare, in cooperation with Dade County Department of Traffic and Transportation, a restriping plan for SE Bayshore Drive and transmit the plan to the Applicant no later than 6 months following the issuance of a building permit for the proposed development. It shall be further understood that the City will not issue a certificate of occupancy for Nasher Center until the restriping work has been inspected and approved by the City Department of Public Works. 2c. Accept a peak -hour right turn restriction on exiting movements from parking lot access along SE 8th Street and a peak -hour left turn restriction on exiting movements from parking access drive along Brickell Avenue. "l71 r*) 3a. Pay twenty-four (24) percent of cost of purchasing and installing a traffic signal at SE 8th Street and SE Bayshore Drive. 4a. Agree to pay up to fourteen (14) percent of the cost of constructing a right lane on the south approach to SE 8th Street and Brickell Avenue, should such turn lane be required by the City and County In the future. 5. Not use any invasive or harmful exotic vegetation species in the final pro- ject landscape plan. F6L1 10 1 Tw. ,4l1•tV. ••y ,'. •il 'r� JJ1 EVE �1 3b. Monitor, in cooperation with Dade County DOTT, the SE 8th Street/SE Bayshore Drive intersection to establish the appropriate timing for a warranted traffic signal. At such time as warranted, the City will cause said traffic signal to be installed. 4b. Study, in any future plans submitted for development review on the parcel bounded by SE Bayshore Drive, SE 8th Street, Brickell Avenue, and Ambassador Drive, the need for a right turn lane on the north approach to the SE 8th Street/Brickell Avenue intersection. The City will consult with DOTT on this needs study and, if determined to be warranted, the City will require the owner of the above identi- fied parcel, to dedicate this right- of-way for construction, by the City, of this right turn lane. 6. Complete arrangements with Claughton Island developers to insure that the left -turn lane Improvement agreed to by the developers will be completed within two years of the date of this development order. 7. Prepare, within twelve months of this development order, a small area growth management study to balance the de- sired use of the Brickell/Miami Avenue and Dupont Plaza area as a major business activity center with the public infrastructure improvements necessary to support such use. The study must result in recommended land use regulations and a program of infrastructural improvements to support the Intensity of activity that will be permitted in the study area. These recommendations shall be trans- mitted to Dade County and the d M KI 8a. Promote the use of public transit by coordinating with MTA and OTA and by providing the necessary amenities (benches, shelters, etc.) to encourage bus ridership to and from the Plaza. -47- Regional Planning Council for review and comment, prior to their adoption by the City. Further, to implement the adopted regulations and program of improve- ments, the City will formulate revised review procedures to evaluate the comprehensive and collective impacts of development occurring within the Brickell/ Miami Avenue/Dupont Plaza area. The City will transmit the revised procedures to the Regional Planning Council and Dade County for review and comment, prior to their adoption by the City. 8b. Work closely with the Brickell Association and the Applicant to promote mass transit use by office tenants in the Brickell Avenue corridor and to actively encourage the adoption by Brickell area employers of such traffic measures as: voluntary ride -sharing programs; variable work hour schedules, including staggered work hours, flex -time, and a 4-day work week; employer -subsidized transit use, public promotion of transit use and on -street parking prohibi- tion and enforcement; which are intended to maximize the use of available roadway capacity. 9. Implement the following roadway modifications as interim improvements to maximize the capacity of the Brickell corridor, in support of previously City -approved developments in the impact area: a) a left -turn lane on the east leg,of the intersection of SE 8th Street and SE Bayshore Drive, b) placement of signalized traffic controls at SE 8th Street and SE Bayshore Drive, when warranted for effective traffic management (see Condition 3a 8 3b) 1 wry � N c) modification of the existing left - turn stacking lane on the east leg of SE 8th Street and Brickell Avenue, d) an additional tapered merge Lane on the southern leg of SE. 8th Street and Brickell Avenue, e) truncation of the existing center median terminus on Sri ckeli, if necessary, to allow signal - controlled, unrestricted left turn movements from westbound SE 8th Street to southbound Brickell Avenue, f) restriping of the existing south - bound lanes on Brickell Avenue between SE 7th and 8th Streets to permit two left turn lanes (to eastbound SE 8th Street) and two through lanes, g) If public right-of-way is not available, obtain necessary right- of-way from the property owners of the parcel Identified by the street address of 800 Brickell Avenue, to permit the safe right turn movement from eastbound SE 8th Street to southbound 8rickeli Avenue and to allow smooth through flow from the west side of the northern leg of this intersection. h) restriping of the southern through lane on the western leg of SE 8th Street and Brickell Avenue to per- mit an optional right turn move- ment from this lane, 1) restriping of the center through traffic lane on the eastern leg of SW 7th Street and SW 4th Avenue to permit an optional left turn movement to southbound SW 4th Avenue, J) restriping of the westernmost through lane of the two approach lanes, southbound on SW 4th Avenue to permit an optional right turn movement to westbound SW 7th Street, -48- to"I,. k) prohibition of sufficient on -street parking space extending along SW 4th Avenue from the SW corner of SW 7th Street and SW 4th Avenue southeastward to provide unconstrained through movement southbound. 1) construct a right turn lane for northbound Brickell Avenue approach ' to SE 8th Street, if warranted (see Condition 4b). t< 10. Incorporate all original and additional revisions to the originally -submitted Application for Development Approval into one complete Application and provide copies within 90 days of the issuance of a Development Order to the City of Miami, the Regional Planning Council, and the State Department of Community Affairs. 11. Incorporate the Application for Development Approval by reference into the Development Order of the City of Miami as follows: the Application for Development Approval is incorporated herein by reference and relied upon by the parties in discharging their statutory duties under Chapter 360, Florida Statutes. Substantial compliance with the representations contained in the Application for Development Approval is a condition for approval unless waived or modified by agreement among the parties." 12. This Development Order shall be null and void if substantial development of the site and transportation improvements specified above have not begun in two (2) years of the recorded date of the Development Order. Substantial development is defined herein as the construction of all interim access Improvements specified by Condition for the City, Claughton Island developers, and the Applicant, and construction of building foundations for the proposed development. -49- , EXHIBIT "B" MEL CITY rl DEVELOPMENT ORDER Let it be known that pursuant to Section 380,06, Florida Statutes, the Commission of the City of Miami, rlorida has considered in public hearing held on September' 15, 19:30, the issuance of. a Development Order. for MIsher Plaza a Development of Regional Impact to he located in the City of Miami, at approximately 623-799 Brickell = Avenue, being All of Lots 3 and 4 and a Portion of. Lots 5 and 6 Block, 1.03 S BRICItI?LL APT) MEW) (8-113) Lot 2 J. AUSTIN 1',ALI, (2-48) Lot 1 J , AUS`I'IN IIALL LOT 1 PLAT 0-69) TRACT "A" FLAGSHIP SIMMIVISTOM (108-10-0) AND UNPLATTED LANDS 1A1M0, 11AST1,11LY O S , BAYSHORE DRIVE (EX'1•ClIDMI)) and after due consideration of th0 confti.strnc:y of this proposed development with r.egulati.otts, attd the Rcnort and Recommendations of the South 11l.orida Regional. Planni.ttr Council, ttte Commission takes the followittl! action: Apor.oval. of Application for Development Approval with the followinf; modifications: FINDIIIGS OF FACT WITH MOMFICATIOMS_ Development 1, The development is litttlt•r:d to it project containing not more than 35,007 ,square Feet of cotr.nterei.al ;tnacn; 292,502 square feet of office space, 10,000 aCIuat•e feet of pedestrian-ori.ent:ed retal.l. nnnco over.Lookinr, a Bayfront Walk; and that: the comhirtcd commercial, vOtail and office space is limited to 337,507 Square feet and that it parlring gar. nge is 1 i•mi ted to 1,710 spnces • The project, its n. r. onosocl would compr i ne a floor area ratio of less than the 2,0 nllcwed for the two acre site, Further, the lot coverage shall not exceed 517 j the enclosed nedestrinn canon f:naeo nt the nla,sa level is 42,675 and the heiftht of rate orflcO tower shall not exceed 15 ntoricfq, 111.1. its spee1.fied by the Applicant i.n thr. Appl.i.cati.on for Dovelonrte.nt Approval, as revised, and further lit;tited by applicable provisions of Comprehensive Eoning Ordinance 6781, Traffic Access and Circulation 2, The ahl licant and the C tv or VU11,ti (in c000cr.rition With other pub.l.ic af;encic;i) t.•eco nNe c(�rtnt.n mutual. responsi.bili.tips in rr.sol.ving and pit t:ipnti.ny, traffic access and circulation problems in the victtt.it:v, "SUP FOR TIVE D0CLJA,1f--Aj7'-§ .LOW To resolve these problems, The Applicant shall: a) SE Sth Street Pay for, and construct a left turn lane from the existing center median on SE Sth Street to allow eastbound SD Sth Street traffic to turn left (northward) into the Flagship Center property, per City standards and signing. Provide a left turn lane on the east lei; of the intersection of SE Sth Street and SE Bayshore Drive. The Cit, shall: IZecommc211d to the Dade County Department of Traffic and Transportation that signalizud traffic controls be installed at the Intersection of St Sth Struot and SE Rayshore Drive by the Dade C.,c,irty DOTT when warranted and, in connection therewith, shall include an advance. signal ("presignal") approximately 90' sotith of said intersection. m Pa.y for one -hundred Request cost participation from (100) percent of the future developers contributing cost of ,and installa- to the traffic impact at SIB Sth tion of a traffic. signal Street and SE Bayshore Drive, and cont'ro.11er mech- anism at Si Sth Street and SE Bayshore Drive or such lessor percent- age as may be deter- mined throu-h cost participation agreements, developmental condi- tions or offers to contribute by other future developers. (The cost of purchasing and installing the advance signal ("pre - signal") south of the intersection is to be borne by the owner of iiot'el Intercontinental - Miami . ) Accept a peals -hour right - turn restriction on exit- ing movements from the parking lot access along SE Sth Street if condi- tions warrant. Modify the existing left - turn stacking lane oil the east leg of the SF Sth Street/Brickell inter- section. Provide a left -turn bay (striping) on SE Sth Street to serve the drive-in teller. -2- cR�� g t�t�7(�..��i` ,,.. II gem j:1 I• �1 � I i i W 11 :I J i W � I �i I I•I . 1 ` m I I fit; I I; I . I� , f I CLAUGHTCN N I SLAD' - �- -,,,, 1 � ', ram-- - -- - - �.— r... �-'---��-}�' �i ►� � � -:_rir'i� .. .r-, � I i ��•il j ZARNETT C:'I TER I 4 Ah'BA55r1Dbn5 o INTE NCCNT I NE<NTAL HOTEL TO BE FurtDED SY CLAUGHTCH ISLAND CE`/ELCPEPG PRCFQSED dICUIFICATiCt1S at•:C01 F jr-AT ICtI BY ADJACENT TO NASHER PLAZA tIASHE '. CPITER TRAFFIC AHALYS I S S I TE I The Applicant Shall: Participate and contribute a pro-rata share to the install- ation of signalizatton at or near the garage exit- of the Hotel Intercontinental -Miami on SD Sth Street and the Clauc;hton Island Bridge, if warranted, b) Brickell Avenue Accept a peals -hour left -turn restriction on exiting movn- ments from the. parking access drive along; Brickell Avenue if conditions warrant, DOCUNiC.:N.� FOLLOW" The City Shill: Recommend to the Dade County Dent. of Traffic and 'Transportation a study of tile need .for signalizati.on at or near the garage exit of the. hotel at Sig Sth Street and the Claughton Island Bridge and to install such signalization, if warranted. Request cost participation from future, developers contributing to the traf fi.c impact at or near the garage exit of Hotel Intercontinental - Miami. Complete arrangement with the Claughton Island clevelope rs to insure that the dual left -turn improvements of the Brickell Avenue median between SC 7th and Sth Streets ..;reed to by the two parties named hc-Q10in by the condition will be completed as needed. Rocomrn4:nd to the Dade, County Depart- ment of 'Traffic, and Transportation that signal display equipment, con- trollers, loop detectors, and poles at the intersections of Brickell Avenue/SIB Sth Street and Brickell Avenue/SE 7th Street be modified and reinstalled per consultant recommendations when warranted and as funds are available, If wurrfcnted, re -stripe the existing sot►thbound lanes on Brickell Avenue between Sly 7th and gth Streets to permit dual south -to east left turn lanes to eastbound SF 8th Street and two through lanes. Study, in any future development plans submitted for development review on the parcel bounded by S1j E3ayshoro Drive, SE Sth Street, Brickell Avenl.lo and Ambassador Drive, the need for a right turn laile oil the south leg of the SD 8th Stroet/Bric:kell Avenue inter- section, If warranted, the City 101.1 attempt to secure needed dodications, Study the truncation of the exist- ing cantor median terminus on the south let; of the Brickell Avenue/ SE Sth Stroet intersection to allow signal controlled unrestricted west -to -south left turn movements. 110(1110st of Dade County Department of Traffic and Transportation, re - striping of thou inner thl'ough lane Oil tho western leg of SD 8th Street ^.11d I?rickell. Avenue to permit all o,)t+.onal right turn movement from this Lane, -h- The Applicant Shall, Participate and contri- bute a pro rata share to the construction of an additional northbound lane on the cast side of Brickell Avenue between approximately 300' south of SLR Sth Street and 300' north of SE 7t1i Street or other similar street improvements on the west side of Brickell Avenue southbound be- tween 300' south of SE Sth Street and 300' north of SE 7th Street. c) SE Bayshore Drive Together with the owner of Hotel Intercontinental - Miami., jointly prepare a re -striping, and marking plan for Sr,, Bayshore Drive, then transmit the plan to the tuck' County Department of Traffic and Transporta- tion for approval. It is further understood that the City will not issue a Certificate of Occupancy for Nastier Plaza until the re - striping wort; has been in- spected and approved by the City of Miami Public Works Department. d) SW 7th Street/SW 4th Street The City Shall; Recommend to the Dade County Department of Traffic and Transportation that appropriate Brickell. Avenue street improve- ments be finalized and request cost participation from other developers contributing. to the traffic impact on Brickell Avenue betwoon 300' south of SE 8th Street. and 300' north'of SE 7th Street. Request of the Dade County Depart- ment of Traffic and Transportation the re -striping of the center through traffic i -5- I Ff M s W. 7th ST. I / RECC'';'..;1�c0 It1.'Rv';G''�tJTS TO S,';i, 4tn AVE, S S ''', 7fh ST The Applicant shall: W The City shall: lane, on the eastern 1r-,7 of the SW 7th 5trcet/51,-1 4th Avenue intersection to permit an optional ws t-to-south left turn movement to SW 4th Avenue, and rr�,stripincl of the westorn►aost southbound through lane of the two approach lanas to per.- mit an optional South - to -west right: turn movo- ment; to westbound 0`11 7th Street. Prohibit sufr;iciont on- strcat parking space. alonq the crest sir- of, S11 4th Avenue from G,l 7th Street/S11 ,4th Avenue in- tersection south to pr.o- vidc unconstrained through southbound moveraent s. e) General Coordination Promote the use of. Work closely with the 'public transit by 3ricl:e11 Association and coordinating with the the Applicant to promote Metro Transit Author- mass transit use by ity and Dade County office tenants in the office of Tr.anspor- Bricl:ell Avenue corridor tation Administration and to actively encourage and by providing the the adoption by 3r. ickel l naccssary arnenities Area employees of any and (benches, sheltazs, all traffic measures pro - etc.) to encourage sented in the South Florida bus ridership to and Regional Planning Council from the Plaza. report including voluntary ride -sharing programs, variable worl; hour schedules such as staggered work hours, r flex -time, and a 4-day t-ror}: �tC,�D�'))r7""��'" week, and employer -subsidized transit use, public pror"otion r., of traansit use and on -street O(f�� vlr��itl+�i�:.``;v'"� p-arki.ncl prohibition and en- FOLLONV" Lorcoment, which are in- tendod to maxitni-e the use of available roadway capacity. Gr:o,+tth flanaciemont 3. The City grill pr.apare, in conjunction With thu, Miami Ac:cessihi.lity and 1lobility Study, within l-solve months of this Drvlolnpvlont order , r3 avao growth manahernont ' study to balance the_' daStrad use of the Bri.c}:all, Ni llni Avenue, and Dupont Pla^ra aro"I as a major busine�;n activity center with thu public i.nfr,ast:r.ucture improvemants necossary to support such us;o. The stucly nu,;t: rottult in recommended lan(l uSra plan and a program to support the intonsity of acti.vity that will bo pormittcd in t:flo study aroa. These recomrienci:rt:ion:; shall bo t:ran:.raittod to Dade County Depart- r•.rent of Traffic anti Tranuportation and the Regional Planning Council for review and comment, prior to their adoption by the City. Further, to implement the adopted nl'an and program of improvements, the City will formulate monitory procedures to evaluate the comprehensive and collective impacts of development occurring within the I;rick.ell/ Miami Avenue/Dupont Plaza Area. Environmental 4. The Applicant will obtain a complex source permit: from the Florida Department of Environment Regulations, 5. The Applicant is encouraged to use only native veg.r-__tation species in the final project landscape plan, but is not required to do so. 6. The Applicant will, Prior to the issuance of a building; permit .for the project submit a final site nttcl develop- ment plan, showing; detailed landscape and design treat- ment, for Planning nerartment review. and approval for a) shade and landscape treatment of the plaza level and site perimeter; and b) sensitive design treatment of the parking structure. 7. file Applicant shall, prior to the issuance of a Certificate of Occupancy, a) submit landscape plans for a Ravfr.ont Walk- way For review and approval of the Planning* and Puhlic Works Departments; h) provide and construct a Bayf.•ront per approved pianrs�; c) dedicate a twenty ('n) foot wide public casement itimmecli.ately upland of the mean high water line and (l) provide .For perpetual maintenance of the Ray - front Walkway at his own expense, it being understood that this paragraph is further conditioned by the Waterfront Charter Amendment as interpreted by the City Commission as follows; Fifty (50) .feet }lay Front setback and Sixteen (16Y„) percent view corridor. Ceneral 13. The Applicant shall submit a report, twelve (12) months from the date of issuance of this Development Order and each twelve (12) months thereafter until a Certificate of Occupancy is issued, to the :youth Florida Regional Planning; COtlticil; the State of Florida Department of Community Affairs, Division of Local Resource Manac'e- ment; all affected permitting agencies and the Planning Director, City of Miami Planning; Department, This re- port shall contain, for the nreceeding twelve (12) months; A general d6scr.intion of: construction progress in terms of construction dollars and employment compared to the schedule in the Applicnnt's Application for Development Approval. Specificeci f is proAress in response to paragraphs 2, 4, 5, 6, 7 and 9, sneci.fically demonstrating progress on and in compliance with paragraph 10, -� it being; understood that submission of this report is not a substitution for specific (" r reports required by these paragraphs. A cumulative list of all nermits or approvals applied .for, approved or denied, A statement as to whether any proposes) project construction changes in the ensuing►, twelve -8- 4 (1.2) months are expected to dcvkate substan- tially front the approvals included in this development Order. A n v additional responses r0dttired by rules Adopted by the State of Florida Depat'tmerit of Community Mfairs . 'file Planning Director, Ci.ty of Miami Planning Department is hereby designated to receive this roport, and to monitor and Assure compliance with this Development Order. 9. The Applicant shall replat unplatted lands on the site prior to receiving a building permit. 10. I'he Development Order shall be null acid void if substantial (levelopntorlt }las not be un in tt-ro (2) years of the recorded date of tills Development Order. Substanti.A1 development is defined herein as the achievement of the following items: a) COn5trUCtion of building foundations for the pro- posed development. b) Construction of Interim traffic access improve- ments to Include: stt'ipLnc; a west-to-SQlttll left -turn land oil the east leg of the sr., Sth Street/SE Bayshor•e Drive intersection. - prohibition of SufEic:ient on -street parkins; spaces extending southerly nlonti the West Side of SIV 4th Avenue on the south leg of the Rv 4th Avenue/SIV 7th Street intersection to provide unconstrainod through movement southbound (b,v the City). - on the east lei; of the SE 8t11 Street/Brickell Avenue intel'SCCtion, CoilStI'ttctl.oll of' a left - turn lane from the existing center median to allow eastbound traffic to turn left into the project (by the Applicant). - restriction of peak -hour right -turns for ex- itini; movements from the parking lot to SE 8th 'Street and restriction of peak -hour left -turns 'for exiting ntoverrionts from the p;.trking lot access drive to Brickel.l Avenue if^conditions warrant. 11.. All traffic improvements not st.tbicct to Paras;raph 1(), above, required of the rlppliC,'tnt pt.1I'Sutlnt to Paragraph 2 of the Development Order, sliall he complete prior to the issuance of the final CcrtifICa te of occupancy. 12. T110 applicatlt shall give notice to Richard P. Brinker, Clerk, Dade County Lit•CItit Court, 73 IVest. 17.1a;Ior Street, Minmi, Floriclr.l 33130 for tecorcling in the Official Records of Dade County, Florida, as follolvs: a. That the City Commission of. the City of jklianti., Florida has issued a Development Order foil the Nasher P nwa Project, a Devoloprnent of Regional Impact located At approximately 623-799 Bt'ickell Avenue, being All of hots 3 and 4 And a portion of Lots S and 0 Block 103 S BItIChIiLt ADD Ai'IGND (8-113) . p E .. VE ��U14EN TO FOLLOW?, ::}i::ii'iY k+4YlltSDr1 "•i�;r.w:b}LIL.i&bL- ____ _ __ _ r Lot J. AUSTIN HALL (2-48) Lot 1 J, AUSTIN HALL LOT I PLAT (4-69) TRACT "A" FLAGSHIP SUBOWISLON (108-100) AND UNPLATTED LANDS LYING EASTERLY OF SE BAYSHORE DRIVE (IiXTENDED) b. That Raymond D. Nasher Company, 777 Br'ickcll Avenue, Miami, Florida 33131 is the developer; c. That the Development Order with any modifications may be examined In the City Clerk's Offices, 3500 Pan American Drive, Dinner Key, Miami., Florida 33133. d. That the Development Order constitutes a land development regulation applicable to the property; it being understood that recording hs n of tiotice shrill. not constitute a lion, C.10Lud or cnCumbranCC on real property, not, actual nor constrLlctive notice of any of the same. 13, The applicant will incorporate all original and additional re- vi.sinns to tite orinina.l.ly submitted Application for develop- ment Approval into one complete document and will provide copies within PO clays of the issuance of this Development Order, to the City of Mianti, the South Florida Regional. Plann- ing Council and the State Department of Community Affairs. 14. The Application for Development Approval is incorporated here- in by reference and is relied upon by the parties in discharg- ing their statutory cluti.es under Chapter 380, Florida Statutes. Substantial compliance with the representations contained in the Application for Development approval is a condition for approval unless iaaived or modified by agreement among the parties. CONCLUSIONS OF M11 The Nasher Plaza Project, proposed by the Raymond D. Nasher Company complies with the Miami Comprehensive Neighborhood Plan, is consistent with the orderly development and goals of the Ci.t,v of Miami, and complies with local land develop- ment regulations being Comprehensive Zoning Ordinance No. 6871; and The proposed development does not unreasonably interfere with the achievement of the ahjcctives of the adopted State Land Development Plan applicable to the City of Miami; and The proposed dovelopment is generally consistent with the Report and Recommendations of the South 1:101. da Rogional Planning Council. and does not unreasonably interfere with any of the considerations and objectives set forth in Chapter 380, Florida StatUtLICs. FOLJ-Owl? -10- LAW OFFICES GREENBERG, TRAURIG, HOFFMAN, UPOFF, QUENT�q IS WOLFF, P A.-, I CC BAR L. ALVAREZ RUDOLPH F, AnAGON JOHN nARIC NORMAN J•ScNrOno THOMAS n, ULAKE PHILIP G. 110GOS nOnenT K. OUnLINGtON JOAN OUPtON AL13En7 G. CARUANA ALAN R. CIIASC SUC 1A. Conn K CNDALL n. C0rrEY MARK n. DAV15 ALAI, T, DIIAOND DPIA N rOl7CMNY WILLIAM A. rnICOLA'IOEN RICHAnD G. GARRCTI MAnTIN J. GENAUCP LAWPr NCC 00001`514Y ALAN S. GOLD HARVEY A. GOLn MAN M ATTHCW n. GORS;ON AILLVII, N. GWENnrno CARL W. HAN+LEY, J11, LARRY J. HOFFMAN SCTH P. JOSEPH MARTIN KALD TI/407HY C. KISH nRENT D. KLEIN LINDA F. KOOnPICK STEVEN J. KRAVITZ STCVCN B. LAPIDUS DEXTER W. LE1171PJCN PAUL A. LESTER Jr.rrPCY A, LrVINE NORMAN H. LIPOFr GAnY D. LIPSON JUAN P. LOUfAIET PEDRO A. MARTIN 51CPHEN MASSEY CHARLES n. PEARLMAN A Y"ON O. PC TERSEN ALnEnT D GUCNTCL TODD S. ROGEL DAVID P. ROGOL OAVID L. ROSS POnEPT M. nUDENSTCIN CLIrrORD A. SCHULMAN MARTIN n. SHAPIRO EUGENE SFt Y, JR. MAPLLNE K SILVCPMAN LAURA P. ST[PHCUSON PonEPT H. Tn AUP1G DAVID W. TRENCH GLCr. A. TRIPLETT STANLEY H. WAK!;HLAG JONATHAN H WARNER V/ILLIAM A. Y/LOCn ZACHAnY 11. V/OLrr October 16, 1980 `.Cite City Commission City of Miami City Hall Pan American Drive Miami, Florida 33131 Re: Pusher Plaza -- Proposed Development Order Gentlemen: ORICKELL CONCOURS IAOI nRICKCLL AVENUE P O. nOX OIRF390 MIAMI, rLOnIDA 33101 T F.ICPNONES MIAMI 377-3501 nROWARO 13051 523 • ©III TELEX 441272 The Nasher Company has .tiled all Application for Development Approval which, subsequent to review and approval by the South Florida Regional Planning Council and recommendation for approval by the Planning Advisory Poa.rd of the City of Miami, comes before the City Cortimission October 30, 1900, for its review and action. In conjunction with said application, this letter confirms an agreement by and between the Nasher Company and 1-.'otel Inter- continental - Miami regarding the cost allocation for signalization, presignal and controller mechanisms to be installed at or near the intersection of southeast 8th Street and South Bayshore Drive. Tile agreement was placed into record September 25, 1980, at public hearing on the matter before the City Commission. Yrr:iY.(r�sr.*r,.w+w,nM[.YVatn.: aaNYMnM1eKIt1ULMYn:NII'tvn/NM 9SMArt.,YN 1l"...URG{'V.rfv..w�+rrw.......-..............r..w..w...w-•.wnw+.w-M.-,mwa,bnrsww.nu .w.na.awWr�Mw,-M1M.. The City Commission October 16, 1980 Page Two The Applicant, Raymond D. Nastier, respectfully requests that said agreement be incorporated into any approved Development Order. PGB:cdd Enclosure Respectfully submitted; GRICENDERG, TRAURIG, IiOVFMAN, LIPOFF, QUENTEL & WO.LFF, P.A. 1401 Grickell Avenue, PII-1 Miami, Florida 33131 Telephone (305) 377-3501 By: 1-;V06o Philip G. Boggs D�UUj"/,itip: i .'-e GREENSERG,TRAURIG,HOFFMAN.UpoFF.OUFNTEL & WOLFF, PA. C=' November 17, 1980 Mr. Michael Garretson, Director Division of Local Resource Management Florida Department of Community Affairs. 2571 Executive Center Circle East Tallahassee, Florida 32301 Dear Mr. Garretson: Re: Nasher Plaza DRI Development Order to R4'441YA;r City Mnag' 19 A"I 8 ; 53 Ctty Clerk, City of Miami, Fla, Per Resolution 80-791 dated October 30, 1980, the Miami City commission issued a Development Order, approving with modifications, the Nasher Plaza Development of Regional Im- pact (see attachment). By copy of this letter, the South Florida Regional Planning Council and other interested par- ties have also been supplied copies of the resolution. Sincerely, Jim Reid, A I C P Director Planning Department JR:JM:mb Enc. cc Mr. Barry Peterson, Executive Director, S. Fla. Reg. Planning Coun. Mr. Reginald Walters, Director, Metropolitan DC Planning Dept. Ms. Jeanne Crews, S. Fla. Water Management District Mr, Bill Morris, R.D. Nasher Company Mr. Phil Boggs, Greenberg Traurig Askew Mr. Jerry T. Wentzel,,Barton Aschman Assoc. Mr. Eugene Simm, Director, DC Dept. of Traffic and Transp. Mr. Armando Vidal, Fla. Dept. of Transportation Mr. ,Alex Sokolik, Div. of Local Resource Management Mr. Richard L. Fosmoen, City Manager Mr. George F. Knox, Jr., City Attorney -Att: Mr, M. Valentine Mr. Ralph Ongie, City Clerk &,,- OFFICE OF THE CID MANAGER 35W Pan American ! r k am1� hmidd 33133,F3051579.6040 '•;r, Michael Garratson, Director Page 2 November 17, 1980 (continued) '-4r. Aurelio Perez-Lugones, Director Plan. & Zoning Boards Adm. Mr. Donald W. Cather, Director, Dept, of Public Works - Att; George Campbell '.r, Gerardo 5alman, Director, Bldg. and Zoning Inspec. Dept. - Att. Laura Butler, Chief Zoning Inspector RESOLUTION NO. 8 0- 7 9 0 A RESOLUTION CONCERNING THE NASHER PLAZA PROJECT, A DEVELOPMENT OF REGIONAL IMPACT LOCATED ON BRICKELL AVENUE BETWEEN APPROXIMATELY SE 7TH AND SE 8TH STREETS, MIAMI, FLORIDA, AUTHORIZING ISSUANCE OF A DEVELOPMENT ORDER FOR SAID PROJECT APPROVING SAID PROJECT WITH MODIFICATIONS, AFTER CONSIDERING THE REPORT AND RECOMMENDATIONS OF THE SOUTH FLORIDA REGIONAL PLANNING COUNCIL AND THE PLANNING ADVISORY BOARD OF THE CITY OF MIAMI, AS REQUIRED BY THE CITY OF MIAMI ORDINANCE 8290, AND AFTER CONDUCTING A PUBLIC HEARING AS REQUIRED BY SECTION 380.06 FLORIDA STATUTES, SAID APPROVAL AND AUTHORIZATIO14 SUBJECT TO THE CONDITIONS OF THE DEVELOPMENT ORDER ATTACHED HERETO AS EXHIBIT "B" AND THE APPLICATION FOR DEVELOPMENT APPROVALI FURTHER DIRECTING THE CITY CLERK TO SEND THE HEREIN RESOLU- TION AND SAID DEVELOPMENT ORDER TO AFFECTED AGENCIES, AND TO THE DEVELOPER. 0 WHEREAS, Raymond D. Nasher Company has submitted a com- plete Application for Development Approval for a Development of Regional Impact to the South Florida Regional Planning Cc'.:ncil pursuant to Section 380.06 Florida Statutes, and did rive a favorable recommendation for a proposed develop- ment order, as set forth in the Report and Recommendations of the South Florida Regional Planning Council attached hereto as Exhibit "A" and WHEREAS, the Miami Planning Advisory Board, at its meeting held on July 16, 19800 Item 010 following an ad- vertised hearing, adopted Resolution No. PAB 21-80 by a i to 0 vote, recommending approval of the Development Order for. the Nasher Plaza Project, a Development of Regional Impact, in conformity with the City of Miami Ordinance 8290, as hereinafter set forth; and WHEREAS, a recommendation from the Miami Planning Advisory Board has been forwarded as required by Ordinance 8290; and WHEREAS, the City Commission has conducted a public considered the Report and Recommendations of the CITY COMMISSION MEETING OF OCT3 0 19,00 IDO=N Na,8 0i7, E South Florida Regional Planning Council,each element required to be considered by Section 380.06(13) Florida Statutes and considered the recommendation of the Planning Advisory Board. WHEREAS, the City Commission has determined that all legal requirements of publication at the public hearing for the issuance of the proposed Development Order have been com- ' plied 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 Development Order for the Development of Regional Impact, as hereinafter set forth; NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. A Development order, attached hereto as Exhibit "B", approving with modifications, the Nasher Plaza Project, a Development of Regional Impact, proposed by the Raymond D. Nasher Company for a tract on Brickell Avenue between SE 7th and SE 8th Streets, be and the same is hereby granted and issued. Section 2. The Application for Development Approval is incorporated herein by reference and relied upon by the parties in discharging their statutory duties under Section 380.060 Florida Statutes. Substantial compliance with the representa- tions contained in the Application for Development Approval is a condition for approval unless waived or modified by agree- ment among the parties. Section 3. The City Clerk is hereby authorized and directed to send certified copies of this Resolution immediate- ' ly to the Florida Department of Community Affairs, Division of Local Resource Management, 2571 Executive Center Circle East, 1. Tallahassee, Florida 32301; to the South Florida Regional Planning Council, 1515 N14 167th Street, Suite 429, Miami, Liorida; and to Raymond D. Nasher Company, 777 Brickell ... n1 . = da 33131. -2- '' 8p-790 IA �i Section 4. The recitals of fact referred to in the herein "Whereas" clauses are true and correct and made a part hereof together with Exhibit "A". PASSED AND ADOPTED this 30th day of OCTOBER , 1980. MAURICE A. F'ERRE MAURICE A. FERRE, MAYOR ATTEST: 00000 ZTY LPH G. ONGIE400, CLERK PREPARED ANDAPPROVEDBY: lir .4 J /f r, RK A. VALENTINE AS T. CITY ATTORNEY APPROVED AS TO FORM AND CORRECTNESS: "3- 80-790 e..,.te-.ice*, ',E.: ?teu:...fi Imo_ �. .ry � •r�t��_ - I 14.,. ' ylks . LAW CiI tE8 GREENBERG, TRAMG, HOFFMAN, LIPOFF, QUENT�q 6,WOLFF, F.A,':*l CESAR L. ALVARCI PU OLPM f, ARAOON JOHN BARIC NORMAN J. BCNTORO THOMAS R. BLAKC PHILIP O. 940!l% ROJLHI LOPLINOTON JOAN BUPTON ALBCRT O, CARUANA ALAN R. GHA9C sut M. calla KCNDA.LI B C9ff CY HARK a. DOVI•. ALAN T. DIMOND BRIAN fOREMNY WILLIAM A. fRICOLANOCR RICHARD O. GARRETT IVAR7!N J.: C-+AUEP LA•,:REN'ZL OODOf SKY CLAN S. GOLD MARVCY A, GOLDMAN MATTMCW a 00RSON MELVIN N. GREENBERG CARE W. MAP -LEY, JR. LARRY J. HOfiMAN SCTH P. JOSEPH "A"'-'. r, e Bt IA LIhi+A F. KOL,0RI .K STCVCN J. 14RAVITZ BTCVCN a. LAPIDUS DEXTER W. LLMTINEN PAUL A. LESTER JCffRC'i A.. LEVINC NORMAN H. WPOef DART 0. LIPSON allAN P. LOUMICT PEDRO A. MARTIN STEPHEN MASSEY CHARLES B. PEARLMAN BYRON 0.PETERSEN ALBCRT D. OUCNTCL TOOD S. ROOCL D 1., R, ROOOL pAVI0 L, ROSS ROBERT M.RUBENSTEIN CLItfOPO A. SCHULMAN MARTIN a. SMAPIRO EUOCNE SHY, JR. MARLENE K SILVERMAN LAURA P. STCPMLNSON ROBERT M. TPAURIO DAVID W. TRENCH OLEO A,TPIPLCTT STANLEY M. WAKSHLAO JONATHAN M. WARNER WILLIAM A. WESER ZACHARY M. WOLff October 16, 1980 The City Commission City of Miami City Hall Pan American Drive Miami, Florida 33131 BRICKCLL CONCOURS 1401 BRICKELL AVCNUC P. O. BOX 012800 MIAM1, fLOR10A 33101 i TELEPHONES MIAMI (30131377.3501 BROWARD (305) 523-8111 TELEX 441272 Fe: Nasher Plaza - Proposed Development Order Gentlemen: The Nasher Company has filed an Application for Development Approval which, subsequent to review and approval by the South Florida Regional Planning Council and recommendation for approval by the Planning -Advisory Doard of the City of Miami, comes before the City Corianission October 30, 1980, for its review and action. , In conjunction with said application, this letter confirms an agreement by and between the flasher Company and Hotel Inter- continental - Miami regarding the cost allocation for signalization, nresignal and controller mechanisms to be installed at or near the intersection of southeast 8th Street and South Bayshore Drive. The agreement was placed into record September 25, 1980, at public hearing on the matter before the City Commission. The City Commission October 16, 1980 Page Two The Applicant, Raymond D. I-lashert respectfully requests that said agreement be incorporated into any approved Development Order. Respectfully submitted; GREENDE ' RG, TRAURIG, 111OFFI-ViN, LIPOFF, QUENTEL & V'OLFF, P.A. 1401 Brickell Avenue, P11-1 Miami, Florida 33131 Telephone (305) 377-3501 By: Z"� Philip Go Boggs PGB: cdd Enclosure GnrEN8ERG,TRAURIG. HOFFMAN, UPOFF. OUENTE:L & WOLFF, P. A. £:tHTBTT "B" fN CITY C^ I?IAhll CI DEVELOPMNT ORDER C. Let it be known that pursuant to Section 380,06, Florida the Commission of the City of Mani, Florida has considered in public hearing, held on September 15, '.:he issuance of a Develonnent Order .for Nasher Development of Regional Impact to be located in the City of Momi, at approximately 623-799 Brickell Avcnue , being All of. Lots 3 and 4 and a portion of Lots 5 and 6 Block 103 S br,1G1:FLL AP.P. AMEND (B-113) y Lot 2 J. AUSTIN HALL (2-48) Lot 1 J, AUSTIN HALL LOT 1 PLAT (4-69) TRACT "A" FLAGSHIP SUBDIVISION (108-100) AND UNPLATTED LAMDS LYING EASTERLY OF S , BAYSiiORE DRIVE (EXTENDED) d;,U ai,.er due consideration of the consistency of this proposed development with regulations, and the Report and Recommendations of the South Florida Regional Planning; Council, the Commission takes the following; actions Approval of Application for Development Approval with the following Cations s .-INDINGS OF FACT WITH MOPIFICATIOMS Pevelo��nPr.t ae•velopment is limited to a project containing, not more than 35,007 square feet of commercial space; �i square feet of office space, 10,000 square feet of pedestrian -oriented retail space overlooking a Bay£ront Walk; and that the combined commercial, retail and office space is limited to 3371507 square feet and that a parking; garage is limited to 1,710 spaces. The project, as proposed,would comprise a floor area ratio of less than the 2.0 allowed for the two acre site. Further, the lot coverage shall not exceed 537,; the enclosed pedestrian open snace at the plaza level is 42,675 and the height of the office tower shall not exceed 15 stories, all as specified by the Applicant in the Application for Develonnent Approval, as revised, and further limited by applicable provisionA of Comprehensive Zoning Ordinance 6781, Traffic Access and Circulation 2. The aprlicant and the City of Viami (in cooneration with other public agencies) recognize certain mutual responsibilities in resolving, and mitigating, traffic access and circulation problems in the vicinity. Be �yo - ;Pvo •r To resolve these problems, The Applicant shall: The City shall: a) SE Sth Street Pay for, and construct Recommend to the Dade County a left turn lane from Department of Traffic and the existing center Transportation that signalized median on SE 8th Street traffic controls be installed to allow eastbound SE at the intersection of SE Sth 8th Street tr:.ffic to Street and SE Bayshore Drive turn left (northward) by the Dade C,,uaty DOTT when into the Flagship warranted arid, in connection Center property, per therewith, shall include an City standards and advance signal ("presignal") signing. approximately 90' south of said intersection. Provide a left turn lane on the east leg of the intersection of SE Sth Street and SE Bayshore Drive. Pay for one -hundred Request cost participation from (160) percent of the future developers contributing cost of,and installa- to the traffic impact at SE 8th tion of ,a traffic signal Street and SE Bayshore Drive. and controller mech- anism at SE 8th Street and SE Bayshore Drive or such lessor percent- age as may be deter- mined through cost participation agreements, developmental condi- tions or offers to contribute by other future developers. (The cost of purchasing and installing the advance signal (."pre - signal") south of the intersection is to be borne by the owner of Hotel Intercontinental - Miami. ) Accept a peak -hour right - turn restriction on exit- ing movements from the parking lot access along SE Sth Street if condi- tions warrant. Modify the existing left - turn stacking lane oil the east leg of the SE 8th Street/Brickell inter- section. Provide a left -turn bay (striping) on SE 8th Street to serve the drive-in teller. -2- i y W 11 i u CLAUGHTQN � 1 �'• : t f/M sT I SLAr`IC - �- • i tIg .I� IeARIIETT C1,4TcR TO 8E FUNDED V •N .[, CLAUGHTON ISLA11D OE`IELCPEr;S A 1.:00IFICATIC?l W4 NA:HER CENTER TRAFFIC AtIALYS I S 4 A► EIASSADORS INTERCCIdT I MENTAL 'HOTEL PROPOSED MODIFIC,TICIIS ADJACENT TO NAShEH PLAZA SITE • The Applicant Shall; Participate and contribute a pro-rata share to the install- ation of signalization at or near the garage exit of the Hotel Intercontinental -Miami on SE 8th Street and the Claughton Island Bridge, if warranted. b; Brickell Avenue The City Shall; Recommend to the Dade County Dept, of Traffic and Transportation a study of the need for signalization at or near the garage exit of the Hotel Intercontinental -Miami at SE 8th Street and the Claughton island Bridge and to install such sigr all nation , if warranted. Request cost - participation from future developers contributing to the traffic impact at or near the garage exit of Hotel Intercontinental - Miami. Accept a peak -hour left -turn Complete arrangement with the restriction on exiting move- Claughton Island developers to ments from the parking access insure that the dual left -turn drive along Brickell Avenue improvements of the Brickell Avenue if conditions warrant, median between SE 7th and 8th Streets agreed to by the two parties named herein by the condition will be completed as needed. Recommend to the Dade County Depart- ment of Traffic and Transportation that signal display equipment, con- trollers, loop detectors, and poles at the intersections of Brickell Avenue/SE 8th Street and Brickell Avenue/SE 7th Street be modified and reinstalled per consultant - recommendations when warranted and as funds are available. If warranted, re -stripe the existing southboun.d lanes on Brickell Avenue between SE 7th and 8th Streets to permit dual south -to east left turn lanes to eastbound SE 8th Street and two through lanes. Study, in any future development plans submitted for development review on the parcel bounded by SE Bayshore Drive, SE 8th Street, Brickell Avenue and Ambassador Drive, the need for a right turn lane on the south leg of the SE Sth Street/Brickell'Avenue inter- section. If warranted, the City will attempt to secure needed d4�dications. Study the truncation of the exist- ing center median terminus on the south leg of the Brickell Avenue/ SE 8th Street intersection to • allow signal controlled unrestricted west -to -south left turn movements. Request of Dade County Department of Traffic and Transportation, re - striping of the inner through lane on the western leg of SE 8th Street Mnd Drickell Avenue to permit an optional right turn movement from this lane. -4- • The Applicant Shall: participate and contri- butes pro rata share to the construction of an additional northbound lane on the east side of Brickell Avenue between approximately 300' south of SE Sth Street and 300' north of SE 7th Street or . other similar street improvements on the west side of Brickell Avenue southbound be- tween 300' south of SE 8th Street and 300' north of SE 7th Street. c) SE Ba}ashore Drive Together with the owner of IIotel Intercontinental - Miami, jointly prepare a re -striping and marking plan for SE Bayshore Drive, then transmit the plan to the Dade County Department of Traffic and Transporta- tion for approval. It is further understood that the City will not issue a Certificate of Occupancy for Nasher Plaza until the re - striping work has been in- spected and approved by the City of Miami Public {Yorks Department. d) Sig' 7tn Street/Sill 4th Street The City Shall: Recommend to the Dade County Department of Traffic and Transportation that appropriate Brickell Avenue street improve- ments be finalized and request cost participation from other developers contributing,to the traffic impact on Brickell Avenue between 300' south of SE 8th Street. and 300' north of SE 7th Street. r] Request of the Dade County Depart- ment of Traffic and Transportation the re -striping of the center through traffic 0 -5- IQFf S.w,7th ST. I I . IaI I .I I I I TO S.'r1, a;n AVE. S S.W. 7th ST. It rM Applicant shall: C The City shall: lane on the easti-= lcg of the SV9 7th Street/S.4 4th Avenue intersection to permit an optional west -to -south left turn movement to SW 4th Avan.:e, and restriping of the westernmost southbound through lane of the two approach lanes to per- mit an optional south- to-wbst right turn move- ment to westbound Sll 7th Street. Prohibit sufficient on - street parking spaces along the west side of. SW 4th Avenue from S:1 7th Street/SWAth Avenue in- tersection south to pro- vide unconstrained through southbound movements. e) General Coordination Promote the use of Work closely with the 'public transit by Brickell Association and coordinating with the the Applicant to promote Metro Transit Author- mass transit use by ity and Dade County office tenants in the Office of Transpor- Brickell Avenue corridor '11-4on Administration and to actively encourage and by providing the the adoption by Brickell necessary amenities Area employees of any and (benches, shelters, all traffic measures pre- p*-.) to encourage sented in the South Florida bus ridership to and P.egional Planning Council the Plaza. report including voluntary ride -sharing programs, variable work hour schedules such a's staggered work hours, flex -time, and a 4-day work week, and employer -subsidized transit use, public promotion of transit use and on -street par}.ing prohibition and en- forcement, which are in- tended to maximize the use of available roadway capacity. I'lanaaement • • 3. The City will prepare, in ccnjunction with the Miami Accessihility and Mobility Study, within twelve months of this Development order, a small area growth management " SLLdy to balance the desired use of the Brickell, Miami Avenue, and Dupont Plaza area as a major business activity center with the public infrastructure improvements necessary support such use. The study most result in recommended ia,id use plan and a program to support the intensity of activity that will be nermitted in the study area.- These rec,irnnendations shall be transmitted to Dade County Depart- ment of Traffic and Transportation and the Regional Planning 0 -7- Council for review and comment, prior to their adoption by the City. Further, to implement the adopted plan and program of improvements, the City will formulate monitory Procedures to evaluate the comprehensive and collective impacts of development occurring within the Brick.ell/ Miami Avenue/Dupont Plaza Area. Environmental 4. The Applicant will obtain a complex; source Kermit from the Florida Department of Environment Regulations. 5: The Applicant is encouraged to use only native vegetation species in the final project landscape plan, but is not required to do so. 5. The Applicant will, prior to the issuance of a building; permit for the project submit a final site and develop- ment plan, shoring, detailed landscape and design treat- ment, for Planning, nerartment review and approval for a) shade and landscape treatment of the plaza level and site perimeter; and b) sensitive design treatment of the parking structure. 7. The Applicant shall, prior to the issuance of a Certificate of Occupancy, a) submit landscape plans for a Bavfront Walk- way for review and approval of. the Planning and Puhlic Works Departments; b) provide and construct a Rayfront Wall:way per approved Plans; c) dedicate a twenty (20)foot wide Public easement immediately upland of the mean high water line and d) provide for perpetual maintenance of the Bav- front Walkway at his own expense, it being understood that this paragraph is further conditioned by the Waterfront Charter Amendment as interpreted by the City Commission as follows; Fifty (50) feet Bayfront setback and Sixteen (16/.,) Percent view corridor. Ceneral 8. T►,e Applicant shall submit a report, twelve (12) months from the date of issuance of this Development Order and each twelve (12) months thereafter until'a Certificate of Occupancy is issued,•to the South Florida Regional Planning Council; the State of Florida Department of Community Affairs, Division of Local Resource Manage- ment; all affected permitting agencies and the Planning, Director, City of Miami Planning Department. This re- port shall contain, for the preceeding twelve (12) months: A general description of construction progress in terms of construction dollars and employment compared to the schedule in the Applicant's Application for Development Approval. Specific progress in response to paragraphs 2, 4, 5, f,, 7 and 9, specifically demonstrating, progress on and in compliance with paragraph 10, it being understood that submission of this report is not a substitution for specific reports required by these paragraphs. A cumulative list of all nermits or approvals applied for, approved or denied. A statement as to whether any proposed project construction changes in the ensuing twelve 91 -8- I • r Y (12) months are expected to deviate substan- tially from the approvals included in this development Order. Any ,additional responses required by rules adopted b%* the State of Florida Department of Community Affairs, The Planning Director, City of Miami Planning Department is hereby designated to receive this report, and to monitor and assure compliance with this Development order. 9. The Applicant shall -veplat unplatted.lands on the site prior to receiving a building permit. 10. The Development Order shall be null and void if substantial dev%�lup.,iunt has not begun in two (2) years of the recorded date of this Development Order. Substantial development is defined herein as the achievement of the following items: a) Construction of building foundations for the pro- posed development. b) Construction of interim traffic access improve- ments to include: - striping a west -to -south left -turn land on the east leg of the SE 8th Street/SE Bayshore Drive intersection. prohibition of sufficient on -street parking spaces extending southerly along the west side of SIV 4th Avenue on the south leg of the Sh 4th Avenue/SIV 7th Street intersection to provide unconstrained through movement southbound (by the City). on the east leg of the SE 86 Street/Brickell Avenue intersection, construction of a left - turn lane from the existing center median to allow eastbound traffic to turn left into the project (by the Applicant). restriction of peak -hour right -turns for ex- iting movements from the parking lot to SE Sth ,Street and restriction of peak -hour left -turns for exiting movements from the parking lot access drive to Brickell Avenue if conditions warrant. 11. All traffic improvements not subject to Paragraph 10, above, required of the applicant pursuant to Paragraph 2 of the Development Order, shall be complete prior to the issuance of the final certificate of occupancy. 12. The applicant shall give notice to Richard P. Brinker, Clerk, Dade Count, Circuit Court, 73 Nest 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 Development Order for the Nasher Plazza Project, a Development of Regional Impact located at approximately 623-799 Brickell Avenue, being All of Lots 3 and 4 and a portion of Lots 5 and 6 Block 103 S BRICKELL ADD A,NIEND (B-113) 14. Lot J. AUSTIN HALL (2-48) Lot 1 J. AUSTIN HALL LOT 1 PLAT (4-69) TRACT "A" FLAGSHIP SUBDIVISION (108-100) _ AND UNPLATTED LANDS LYING EASTERLY OF SE BAYSHORE � DRIVE (EXTENDED) That Raymond D. Nasher Company, 777 Brickell Avenue, i Miami, Florida 33131 is the developer; That the Development Order with any modifications may be examined in the City Clerk's Offices, 300 'Pan American Drive, Dinner Key, hfiami, �.Iorida 33133. d. That the Development Order constitutes a land -!v elopment regulation applicable'to the property; is bein; understood that recording of this notice shall not constitute a lien, cloud or encumbrance on ieal property, nor actual nor constructive notice of -,n.• of the same. ..pl i:ant will incorporate all original and additional re- �ons t3 the originally submitted Application for develop- ment Approval into one complete document and will provide copier :i:hin 90 days of the issuance of this Development , to the City of Miami, the South Florida Regional Plann- ir.� C,:,inc:l and the State Department of Community Affairs. The Application for Development Approval is incorporated here- in by reference and is relied upon by the parties in discharg- ing their statutory duties under Chapter 380, Florida Statutes. _ 11 compliance with the representations contained 4,- Nation for Development Approval is a condition fir approval unless waived or modified by agreement among ti,e parties. CONCLUSIONS OF LAIC' iaza Project, proposed by the Raymond D. Nasher Company complies with the Miami Comprehensive Neighborhood Plan, is consistent with the orderly development and goals of the ('ity of Miami, and complies with local land develop- ment regulations being Comprehensive Zoning Ordinance No. 6871; and Thy ;:,ohosed development does not unreasonably interfere with the achievement of the objectives of the adopted State Land Development Plan applicable to the City of Miami; and The prcposed development is generally consistent with the Report and Recommend,7tions of the South.Florida Regional Plannir- CounciL.and does not unreasonably interfere with any of t:,e considerations and objectives set forth in Chapter .350, Florida Statutues. -10- r", ` �-7.7�"''�`il (��;>�i�' j��;�• i:il/��t�.jj�;ll�.1i November 17, 1980 Mr. Michael Garretson, Director Division of Local Resource Management Florida Department of Community Affairs. 2571 Executive Center Circle East Tallahassee, Florida 32301 Dear Mr. Garretson: 1' ,• t ' 0 o cog �• City C(Ej1•!t city of Miarni, Fla, Re: Nasher Plaza DRI Development Order Per Resolution 80-791. dated October 30, 1980, the Miami City commission issued a Development Order, approving with modifications, the Nasher Plaza Development of Regional Im- pact (see attachment). By copy of this letter, the South Florida Regional Planning Council and other interested par- ties have also been supplied copies of the resolution. Sincerely, Jim Reid, A I C P Director Planning Department JR:JM:mb Enc. cc Mr. Barry Peterson, Executive Director, S. Fla, Reg, Planning Counc. Mr. Reginald 'Walters, Director, Metropolitan DC Planning Dept. Ms. Jeanne Crews, S. Fla. Water Management District Mr. Bill Morris, R.D. Nasher Company Mr. Phil Boggs, Greenberg Traurig Askew Mr. Jerry T. Wentzel,.Barton Aschman Assoc. Mr. Eugene Simm, Director, DC Dent. of Traffic and Transp, Mr. Armando Vidal, Fla. Dept. of Transportation Mr. Alex Sokolik, Div. of Local Resource Management Mr. Richard L. Fosmoen, City Manager Mr. George F. Knox, Jr., City Attorney -Att: Mr. M, Valentine Mr. Ralph Ongie, City Clerk V' •.rl I It I OI I III ( I I I '.I-'\'. N(.iR l ,� .) r,'' \rni rn'In ).nr `.li uni• ! i ", LF i(i s+ r a,a 5)4.(;03(I ��g*,,�� f^I'� r� �l, r i i� ,.4 1,,,..��YM?�A^�: 4c�1 •� d•�+aF�t�id�'.fl1;'Sly�:i:rittiri'A'�l ut:17.iYS%a+.tAtvarw.,uvo-aut. x, �,xw•.w,.»,...•. .. w....... .•••••« -- -__..-_—•+�. Mr. Michael Garretson, Director Page 2 November 17, 1980 cc (continued) Mr. Aurelio Perez-Lugones, Director Plan. & Zoning Boards Adm. Mr. Donald W. Cather, Director, Dept. of Public Works - Att: George Campbell Mr. Gerardo 5alman, Director, Bldg. and Zoning Inspec. Dept. - Att. Laura Butler, Chief Zoning Inspector RESOLUTION NO. 8 0- 7 9 0 A RESOLUTION CONCERNING THE NASNCR PLAZA PROJECT, A DEVELOPMENT OF REGIONAL IMPACT LOCATED ON BRICKELL AVENUE E3ETV11,1Et; APPROXIMATELY SE 7TH AND SE 8TIH STREETS, MIAMI, FLORIDA, AUTHORIZING ISSUANCE OF A DEVELOPMENT ORDER FOR SAID PROJECT APPROVING SAID PRQJECT WITH MODIFICATIONS, AFTER CONSIDERING THE REPORT AND RECOMMENDATIONS OF THE SOUTH FLORIDA REGIONAL PLANNING COUNCIL AND THE PLANNING ADVISORY BOARD OF `14E CITY OF MIAMI, AS REQUIRED BY THE CITY OF MIAMI ORDINANCE 82900 AND AFTER CONDUCTING A PUBLIC HEARING AS REQUIRED BY SECTION 380.06 FLORIDA STATUTES, SAID APPROVAL ' AND AUTFIORIZATIO14 SUBJECT TO THE CONDITIONS OF THE DEVELOPMENT ORDER ATTACHED HERETO AS EXHIBIT "B" AND THE APPLICATION FOR DEVELOPMENT APPROVAL; FURTHER DIRECTING THE CITY CLERK TO SEND THE HEREIN RESOLU- TION AND SAID DEVELOPMENT ORDER TO AFFECTED AGENCIES, AND TO THE DEVELOPER. WHEREAS, Raymond D. Nasher Company has submitted a com- plete Application for Development Approval for a Development of Regional Impact to the South Florida Regional Planning Council pursuant to Section 380.06 Florida Statutes, and did receive a favorable recommendation for a proposed develop- ment order, as set forth in the Report and Recommendations of the South Florida Regional Planning Council attached hereto as Exhibit "A" and WHEREAS, the Miami Planning Advisory Board, at its meeting held on July 16, 1980, Item #1, following an ad- vertised hearing, adopted Resolution No. PAB 21-80 by a 7 to 0 vote, recommending approval of the Development Order for the Nasher Plaza Project, a Development of Regional Impact, in conformity with the City of Miami Ordinance 8290, as hereinafter set forth; and WHEREAS, a recommendation from the Miami Planning Advisory Board has been forwarded as required by Ordinance 8290; and WHEREAS, the City Commission has conducted a public hearing, considered the Report and Recommendations of the CITY COMMISSION MEETING OF 0 C T 3 0 19:l0 Im South Florida Regional Planning Council,each element required to be considered by Section 380.06(13) Florida Statutes and considered the recommendation of the Planning Advisory Board. WHEREAS, the City Commission has determined that all legal requirements of publication at the public hearing for the issuance of the proposed Development Order have been com- plied 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 Development Order for the Development of Regional Impact, as hereinafter set forth; NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. A Development Order, attached hereto as Exhibit "B", approving with modifications, the Nasher Plaza Project, a Development of Regional Impact, proposed by the Raymond D. Nasher Company for a tract on Brickell Avenue between SE 7th and SE 8th Streets, be and the same is hereby granted and issued. Section 2. The Application for Development Approval is incorporated herein by reference and relied upon by the parties in discharging their statutory duties under Section 380.06, Florida Statutes. Substantial compliance with the representa- tions contained in the Application for Development Approval is a condition for approval unless waived or modified by agree- ment among the parties. Section 3. The City Clerk is hereby authorized and directed to send certified copies of this Resolution immediate- ly to the Florida Department of Community Affairs, Division of Local Resource Management, 2571 Executive Center Circle East, Tallahassee, Florida 32301; to the South Florida Regional Planning Council, 1515 NCJ 167th Street, Suite 4290 Miami, Florida; and to Raymond D. Nasher Company, 777 Brickell Avenue, Miami, Florida 33131. -2- 80-790 s 1 ?11111` 001NN Section 9. The recitals of fact referred to in the herein "Whereas" clauses are true and correct and made a part hereof together with Exhibit "A". PASSED AND ADOPTED this 30th day of OCTOBER , 1980. MAURICE A. FERRE MAURICE A. FERREO MAYOR ATTEST: e ALPH G. ONGIE TY CLERK PREPARED ANDAPPROVEDBY: i -el 1 // IM4RK A. VALENTINE ASIST. CITY ATTORNEY APPROVED AS TO FORM AND CORRECTNESS: —3— 80-790 LAV: '.. • ' :ES GREENBERc3, TRAURto, HOFFMAN, L IPOFF, QUENTE,I &, WOLFF, P. A,'; I CESAR L. ALVAREZ RUDOLPH r, ARAGON JOHN BAPIC NORMAN J. BENrORO T HOMAS R, BLAKE PMILIP G, BOGGS ROBERT K. BURLINGTON JOAN BURTON ALBERT G, CAR UANA ALAN R. CHASE SUE M, Coss K ENDALL B, corny MARK B. D&VIR ALAN T, DIMOND B RIAN FOREMNY WILLIAM A. FRIEOLANOER RICHARD G, GARRETT MARTIN J, GENAUER LAWRENCE GOOOFSKY OLAN S. GOLD HARVEY A. GOLDMAN MATTHEW B. GORSON MELVIN N. GREENBERG CARL W. HARTLEY, JR. LARRY J. HOrFMAN SETH P. JOSEPH MARTIN KALB TIMOTHY E. KISH 0RENT D. KLEIN LINDA F. KOOBRICK STEVEN J. KRAVITZ STEVEN B. LAPIOUS DEXTER W. LEHTINEN PAUL A. LESTER JErrREV A. LEVINE NORMAN H. LIPOrF GARY D. LIPSON JUAN P. LOUMIET PEDRO A. MARTIN STEPHEN MASSEY CHARLES B. PEARLMAN BYRON G, PETERSEN ALBERT D OUENTEL 1000 S. ROOEL (.'A•'10 P. ROOOL DAVI0 L. Ross ROBERT M. RUBENSTEIN CLIFrORO A. SCHULMAN MARTIN S. SHAPIRO EUGENE SHY, JR, MARLENE K SILVERMAN LAURA P. STEPHENSON ROBERT "I TRAURIG DAVID W. TRENCH GLEE A. TRIPLETT STANLEY H. WAKSHLAG JONATHAN H. WARNER WILLIAM A. WEBER ZACHARY H. WOLrF The City Commission City of Miami City Hall Pan American Drive Miami, Florida 33131 BRICKELL CONCOURS 1401 BRICKELL AVENUE P. o. Box 012890 MIAMI, FLORIOA 33101 TELEPHONES MIAMI 13051 377-3501 BROWARO 13051 523.6111 TELEX 441272 r_ v GI. 1 i October 16, 1980 ''I' ►'' Re: Nasher Plaza - Proposed Development Order Gentlemen: The Nasher Company has filed an Application for Development Approval which, subsequent to review and approval by the South Florida Regional Planning Council and recommendation for approval by the Planning Advisory Doard of the City of Miami, comes before the Ci.'ty Commission October 30, 1980, for its review and action. In conjunction with said application, this letter confirms an agreement by and between the hasher Company and hotel Inter- continental - Miami regarding the cost allocation for signalization, presignal and controller mechanisms to be installed at or near the intersection of southeast 8th Street and South Bayshore Drive. The agreement was placed into record September 251 1980, at public hearing on the matter before the City Commission. rC • �� 40 I•, .. ..,. .. ,. _.<. , ...,:w;..[sb tiJ .. .3-• .-9 �,. 'N {,, '!.Y�.. ,{:..y, j_�!S i.',hc ¢Fid?„?.,U I. .e '/-. ri:ro�,u. �. u_� The City Commission October 16, 1980 Page Two The Applicant, Raymond D. 14asher, respectfully requests that said agreement be incorporated into any approved Development + order. Respectfully submitted; GRd:ENCE,RG, TP.AURIG, HOFFMAN, LIPOFF, QUENTEL & 4;OLFF, P.A. 1401 Erickell Avenue, PI1-1 Miami, Florida 33131 Telephone (305) 377-3501 By: zxw/v 4�� Philip G. Boggs PGB:cdd Enclosure GREENE3ERG,TRAURIG, NOFFMAN. UPOM QUENTEL & WOLFF. P.A. `. .,..:.. ........: r,. _t: q;�., a. a;•.; ..,. ,:. -.. ,..; ,"•,.•..:. :"'. ...' ; �-.:.�. .. �.. .. f+b �., i*rd)J:�L.v {�... .� aY:R, /ACi �kX,G1Y:Sri:KkFtflk l4n4�J.�w�.n,......--........�......_. EXHIBIT "B" CITY Cr" I111AMI DEVELOPMEi7T ORDER eA� Let it be known that pursuant to Section 380.06, Florida Statutes, the Commission of the City of. Miami, Florida has considered in public hearing, held on September 15, 1930, the issuance of. a Development Order for flasher Plaza a Development of Regional Impact to be located in the City of Miami, at approximately 623-799 Brickell Avenue, being All of Lots 3 and 4 and a portion of Lots 5 and 6 Block 103 S bKi0:FLL ADD AMMID (B-113) Lot 2 J. AUSTIN HALL (2748) Lot 1 J. AUSTIM BALL LOT 1 PLAT (4-69) TRACT "A" FLAGSHIP SUBDIVISION (108-100) AND UINPLATTED LANDS LYING rASTFRLY OF S , BAYSHORE DRIVE (EXTENDED) and after due consideration of the consistency of this proposed develo►)ment with regulations, and the Renort and Recommendations of the South Florida Rerional Planning Council, the Commission takes the following; action: Approval of Application for Development Approval with the following; modifications: -1— IDINGS OF FACT WITH MODIFICATIONS Development 1. aovelopment is limited to a project containing, not more than 35,007 square feet of commercial space; -f-,ruL square feet of office space, 10,000 square feet of pedestrian -oriented retail space overlooking a Bayfront Walk; and that the combined commercial, retail and office space is limited to 337,507 square feet and that a parking; g;ara3e is limited to 1,710 spaces. The project, as pronosed,would comprise a floor area ratio of less than the 2.0 allowed for the two acre site. Further, the lot coverage shall not exceed 537,; the enclosed pedestrian open space at the plaza level is 42,675 and the height of the office tower shall not exceed 15 stories, all as specified by the Applicant in the Application for Development Approval, as revised, and further limited by applicable provisionp. of Comprehensive Zoning; Ordinance 6781, Traffic Access and Circulation 2. The apFlicant and the City of, Viami (in coonerntion with other public agencies) recognize certain mutual responsibilities in resolving; and mitigating, traffic access and circulation problems in the vicinity, -I- 'e,Woo - pp'e rl. oe�' To resolve these problems, The Applicant shall; The City shall; a) SS Sth Street Pay for, and construct Recommend to the Dade County a left turn lane from Department of Traffic and the existing center Transportation that signalized median on SD Sth Street traffic controls be installed to allow eastbound SE at the intersection of SD Sth Sth Street traffic to Street and Sr, Rayshore Drive turn left (northward) by the Dade C,,uoty DOTT when into the Flagship warranted and, in connection Center property, per therewith, shall include an City standards and advance sign,3l ("presignal") signing, approximately 90' south of said intersection. Provide a left turn lane on the east leg of the intersection of SE 8th Street and SE Bayshore Drive, Pay for one -hundred Request cost participation from (100) percent of the future developers contributing cost of,and installa- to the traffic impact at SE Sth tion of traffic signal Street and SE Bayshore Drive. ,a and controller mech- anism at SE 8th Street and SE Bayshore Drive or such lessor percent- age as may be deter- mined through cost participation agreements, developmental condi- tions or offers to contribute by other future developers. (Tile cost of purchasing and installing the advance signal ("pre- sigilal") south of the intersection is to be borne by the owner of Hotbl Intercontinental - Miami,) Accept a peak -hour right - turn restriction on exit- ing movements from the parking lot access along SE Sth Street if condi- tions warrant. Modify the existing left - turn stacking lane on the east leg of the SE Sth Street/Brickell inter- section, Provide a loft -turn bay (striping) on SE Sth Street to serve the drive-in teller, -2- IC " I ' tit S = s_ _ t•I Itti: lK • I i ;t i I:� . � W II c I • J1,16 CLAUGHTON I ------- S LAN D ia era .I J '•I � . I .r• 1 °Ar1IE I T CE,ITER "• i ! ( A APSASSADORS I r a INTERCCIJT III£NTAL 'HOTEL TO BE FUNDED BY ' CLAUGHi'U'1! ISLAND DE'/ELCPErS . I F I CAT I CtI PEr G'•;; ;EFIDED PROPQsc.D t•ICUIFICATIC'IS O1•,CD By ADJACENT TO NAShER PLAZA NASr: CEIIT-rTMAF F I C AlIALYS I S SITE 4' The Applicant Shall: Participate and contribute a pro-rata share to the instc111- ation of signalization at or near the garage exit of the Hotel Intercontinental-1liami on SE Sth Street and the Claughton Island Bridge, if warranted. b) Brickell Avenue Accept a peak -hour left -turn restriction on exiting move- ments from the parking access drive along Brickell Avenue if conditions warrant. I Tile City Shall: Recommend to the Dade County Dept, of Traffic and Transportation a study of the need for signalization at or near the garage exit of the Hotel Intercontinental-tiliarni at SE Sth .Street and the Claughton Island Bridge and to install such signalization, if warranted. Request cost. participation from future developers contributing to the traffic impact at or near the garage exit of Hotel Intercontinental - Miami. Complete arrangement with the Claughton Island developers to insure that the dual left -turn improvements of the Brickell Avenue median between SE 7th and 8th Streets a -reed to by the tl%vo parties named herein by the condition will be completed as needed. Recommend to the Dade County Depart- ment of 'Traffic and Transportation that signal display equipment, con- trollers, loop detectors, and poles at the intersections of Brickell Avenue/SE Sth Street and Brickell Avenue/SE 7th Street be modified and reinstalled per consultant - recommendpLtions when warranted and as funds are available. If warranted, re -stripe the existing southbound lanes on Brickell Avenue between SE 7th and 8th Streets to permit dual south -to east left turn lanes to eastbound SE 8th Street and two through lanes. Study, in any future development plans submitted for development review on the parcel bounded by SE Bayshore Drive, SE Sth Street, Brickell Avenue and Ambassador Drive, the need for a right turn lane on the south leg of the SE Sth Street/Brickell'Avenue inter- section. If warranted, the City 0"11 attempt to secure needed dedications. Study the truncation of the exist- ing center median terminus on the south leg of the Brickell Avenue/ SE Sth Street intersection to allow signal controlled unrestricted west -to -south left turn movements. Request of Dade County Department of Traffic and Transportation, re - striping of the inner through lane on the western leg of SE 8th Street Cud Drickell Avenue to permit an ot�ti.onal right turn movement from this lane. -4- _--- -- it., �;,.. ,.:.i t"••M1L::.:c�:k1i�J•• ..nn�. �.;� tn��-.idr:. • The Applicant Shall; participate and contri- butea pro rata share to the construction of an additional northbound lane on the east side of Brickell AvenUO between approximately 300' south of SE 8th Street And 300' north of SE 7th Street or other similar street improvements on the west side of Brickell Avenue southbound be- tween 300' south of SE 8th Street and 300' north of SE 7th Street. c) SE Bayshore Drive Together with the owner of Hotel Intercontinental- Nliami , jointly prepare a re -striping and marking plan for SE Bayshore Drive, then transmit the plan to the Dade County Department of Traffic and Transporta- tion for approval. It is further understood that the City will not issue a Certificate of Occupancy for Nastier Plaza until the re - striping work has been in- spected and approved by the City of Miami Public Works Department. d) Sty' 7tn StreetfSIV 4th Street The City Shall Recornmend to the Dade County Department of Traffic and Transportation that appropriate Brickell Avenue street improve- ments be finalized and request cost participation from other developers contributing,to the traffic impact on Brickell Avenue between 300' south of SE 8th Street. and 300' north of SE 7th Street. Request of the Dade County Depart- ment of Traffic and Transportation the re -striping of the center through traffic -5- F►orn ' I / 1141 d S.Yl. owl 7th S T. I I I , � I I :,^ I L I I I '• I FECC'•;" ; I�c ; I►.!�=a'� E''E►►TS TO S,;i, a.n AVE. 4 S.W. 7tn ST. • 02 The Applicant shall: The City shall: lane on the cast-:�rn lcg of the SW 7th Street/S.-1 4th Avenue intersection to permit an optional west -to -south left turn movement to SW 4th Avenue, and restriping of the westernmost southbound through lane of the two approach lanes to per- mit an optional south- to-arbst right turn move- ment to westbound S11 7th Street. 0. Prohibit sufficient on - street parking spaces along the west side of. SW 4th Avenue from S11 7th Street/S11.4th avenue in- torsection south to pro- vide unconstrained through southbound movements. e) General Coordination Promote the use of Work. closely with the 'public transit by Brickell Association and coordinating with the the Applicant to promote Metro Transit Author- mass transit use by ity and Dade County office tenants in the Office of Transpor- Brickell Avenue corridor ",`.cn Administration and to actively encourage and by providing the the adoption by 3rickell necessary amenities Area employees of any and (benches, shelters, all traffic measures pre - to encourage sented in the South Florida bus ridership to and Regional Planning Council ` `ha Plaza. report including voluntary ride -sharing programs, variable work hour schedules such a"s staggered work hours, flex -time, and a 4-day work week, and employer -subsidized transit use, public promotion of transit use and on -street parking prohibition and en- forcement, which are in- tended to maximize the use of available roadway capacity. Gro•,,,th tlanaaement' 3. The City will prepare, in conjunction with the Miami Accessibility avid 11o})ility Study, within twelve months of this Development Order, a small area growth management sLLd}• to baianco the desired use of the Brickell, Miami Avenue, and Dupont Plaza area as a major business activity center with the public infrastructure improvements necessary to support such use. The study gust result in recommended ia;id use plan and a program to support the intonsity of activity that will be permitted in the study area.- These .r.ccommendat•.ionn shall be transmitted to Dade County Depart- ment of Traffic and Transportation and the Regional Planning d't Council for review and comment, prior to their adoption by the City. Further, to implement the adopted plan and program of improvements, the City will formulate monitory procedures to evaluate the comprehensive and collective impacts of development occurring; within the Brickell/ Miami Avenue/Dupont Plaza Area. Environmental 4. The Applicant will obtain a complex source permit from the Florida Department of Environment Fegulations, 5: The Applicant is encouraged to use only native vegetation species in the final project landscape plan, but is not required to do so. 6. The Applicant will, prior to the issuance of a building permit for the project submit a final site and develop- ment plan, showing detailed landscape and design treat- ment, for Planning nerartment review and approval for a) shade and landscape treatment of the plaza level and site perimeter; and b) sensitive design treatment of the parking structure. 7. The Applicant shall, prior to the issuance of a Certificate of Occupancy, a) submit landscape plans for a Ba,ifront 1,"alk- way for review and approval of the Planning and Puhlic tdorks Departments; b) provide and construct a Ravfront t.'allway per approved plans; c) dedicate a twenty (20)foot wide public easement immediately upland of the mean high water line and d) provide for perpetual maintenance of the Bay - front Walkway at his own expense, it being understood that this paragraph is further conditioned by the Waterfront Charter Amendment as interpreted by the City Commission as follows: Fifty (50) feet Bayfront setback and Sixteen (16/,) percent view corridor. Ceneral a. Ti,e Applicant shall submit a report, twelve (12) months from the date of issuance of this Development Order and each twelve (12) months thereafter until a Certificate of Occupancy is issued, to the South Florida Regional Planning Council; the State of Florida Department of Communitv Affairs, Division of Local Fesour,ce Manage- ment; all affected permitting agencies and the Planning; Director, City of Miami Planning Department. This re- port shall contain, for the preceeding twelve (12) months: A general description of construction progress in terms of construction dollars and emplovment comnared to the schedule in the Applicant's Application for Development Approval. Specific progress in response to paragraphs 2, 4, 5, 6, 7 and 9, speci.fically, demonstrating, progress on and in compliance with paragraph 10, it Uein.,, understood that submission of this report is not a substitution for specific reports required by these paragraphs. A cumulative list of all permits or approvals applied for, approved or denied. A statement as to whether any proposed project construction changes in the ensuing twelve Ell y (12) months are expected to deviate substan- tially from the approvals included in this development Order. Any Additional responses required by rules adopted by the State of Florida Dep..irtment of Community Affairs. The Planning Director, City of Miami planning Department is hereby designated to receive this report, and to monitor and assure compliance with this Development Order. 9 The Applicant shall vcplat unplatted. lands on the site prior to receiving a building permit. 10. The Development Order shall be null and void if substantial devt iupiiiunt has not begun in two (2) years of the recorded date of this Development Order. Substantial development is defined herein as the achievement of the following items: a) Construction of building foundations for the pro- posed development. b) Construction of interim traffic access improve- ments to include: - striping a west -to -south left -turn land on the east leg of the SE Sth Street/SE Bayshore Drive intersection. prohibition of sufficient on -street parking spaces extending southerly along the west side of S1V 4th Avenue on the south leg of the S1,1' ath Avenue/SW 7th Street intersection to provide unconstrained through movement southbound (by the City). on the east leg of the SE 86 Street/Brickell Avenue intersection, construction of a left - turn lane from the existing center median to allow eastbound traffic to turn left into the project (by the Applicant). - restriction of peak -hour right -turns for ex- iting movements from the parking lot to SE 8th ,Street and restriction of peak - hour left -turns Tor exiting movements from the parkin; lot access drive to Brickell Avenue if conditions warrant. 11. All traffic improvements not subject to Paragraph 10, above, required of the applicant pursuant to Paragraph 2 of the Development Order, shall be complete prior to the issuance of the final certificate of occupancy. 12. 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 Citv of Miami, Florida has issued a Development Order for the Nasher E.lava Proiect, a Development of Regional Impact located at approximately 623-799 Brickell Avenue, being All of Lots 3 and 4 and a portion of Lots S and 6 Block 103 S BRIChE.LL ADD AMEND (B-113) -9- ------------- . to t "_ J. AUSTIN HALL (2-48) Lot 1 J. AUSTIN HALI. LOT 1 PLAT (4-69) TR;1CT "A" FLAGSHIP SURDf%'ISION (103-100) AND U`JPLATTED LANDS LYINC EASTERLY OF SE BAYSHORB DRIVE (EXTENDED) b. That Raymond D. Nasher Company, 777 Brickell Avenue, Miami, Florida 33131 is the developer; c. That the Development Order with any modifications may be examined in the City Clerk's Offices, 3SWPan American Drive, Dinner Key, Miami, Nlorida 33133. d. That the Development Order constitutes a land development regulation applicable' to the property; 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. 13. The applicant will incorporate all original and additional re- visions to the originally submitted Application for develop- ment Approval into one complete document and will provide copies within 90 days of the issuance of this Development Order, to the City of bfiami, the South Florida Regional Plann- ing Council and the State Department of Community Affairs. 14. The Application for Development Approval is incorporated here- in by reference and is relied upon by the parties in discharg- ing their statutory duties under Chapter 380, Florida Statutes. Sub.-Lantinl compliance with the representations contained i:. < ;'_,ration for Development Approval is a condition for approval unless waived or modified by agreement among the parties. CONCLUSIONS OF LAII L 'L,::a Project, proposed by the Raymond D. Nasher Company complies with the Miami Comprehensive Neighborhood Plan, is consistent with the orderly development and goals of the City of Miami, and complies with local land develop- ment regulations being Comprehensive Zoning Ordinance No. 6871; and The proposed development does not unreasonably interfere with the achievement of the objectives of the adopted State Land Development Plan applicable to the City of Miami; and The proposed development is generally consistent with the Report and Recommendations of the South Florida Regional Planning Council, and does not unreasonably interfere with any of the considerations and objectives set forth in Chapter 380, Florida Statutues. a" r\y� )OSEPH R. r cq (g` City Manager Mayor and City Attention: Mr. City of Miami, Gentlemen: Commission Joseph-R. Grassie Florida July 25, 1980 re: DEVELOPMENT OF REGIONAL IMPACT - RECOMMENDED WITH MODIFICATIONS Approx. 623-799 BMCKell Vvenue All of Lots 3 & 4 and portion of Lots 5 & 6; Block 103S; BRICKELL ADD AMD (B-113) and Lot 2; J. AUSTIN HALL (2-48) and Lot 1; J. AUSTIN HALL LOT 1 PLAT(4-69) And Tract "A" FLAGSHIP SUBDIVISION (108-100) Applicant: Raymond Nasher Co. The Miami Planning Advisory Board, at its meeting of July 16, 1980, Item N1, following an advertised Hearing, adopted Resolution No. PAB 21-80 by a 7 to 0 vote RECOMMENDING APPROVAL WITH MODIFICATIONS of a Development Order for Nasher Plaza,, a Development of Regional Impact, located on All of Lots 3 and 4, and portion of Lots 5 and 6, Block 103S; BRICKELL ADD AMD (B-113), and Lot 2; J. AUSTIN HALL (2-48) and Lot 1; J. AUSTIN HALL LOT 1 PLAT (4-69 and Tract "A", FLAGSHIP SUBDIVISION (108-100) and UNPLATTED LANDS LYING EASTERLY OF SOUTH EAYSHORE DRIVE (EXTENDED), being approximately 623-799 Brickell Avenue, after reviewing the report and recommendations of the South Florida Regional Planning Council (July, 1980) and consistency with local land development regulations as per map attached. (SEE ATTACHED DEVELOPMENT ORDER). There were no objections. A RESOLUTION to provide for this Development of Regional Impact has been prepareT—y 'the City Attorney's office and submitted for consideration of the City Commission. 4erely, Pere gon Director Planning and toning Boards Administration cm cc: Law Department NOTE: Planning Department recommendation: APPROVAL WITH MODIFICATIONS. Tentative City Commission date: September 11,1980. Meo-790 Ka4INNING 4 Z0-N1`N(; it,) 1RUy •IDMINISTRATION DEPART'.1C,a IIidPin Artimmin Or ••`Uami, il. )i1fS'IJIMS79.60. \i.RE110 f'EREZ•LL'Gu`AS. Director �p,i^dr rrt�7Ya1 .�I ELL POINT A . .. w = 0 • 4 S. = R s i Aq ) i11 l. 17 i• : 9RICKELL,QPARK W ^.Ono = Lu • ' • 6 • • 4 J A. V 'ITRACT I V FLAGS J. RUST "ALL �s SU ISION • w•OiviSIO LOT t •�o �► Rio � � �� j ISO r AT TIN "A LOT i J Tr� a..rA- go I T • IV , 1� Iy , Ia - "r a = / �•( {f tilSr'}3fi:k�1v a ;f• NaY.lk'i'e.:+.tt�SJ'.,.tiv �1'1+- ice:- -_ l PLANNING FACT S11BET APPLICANT: Raymond D. Nashe1- Company; (June 27, 1980 PETITION: 1. APPROXIMATELY 623-709 BRICKELL AVENUE All of Lots 3 and 4 anti a portion of Lots 5 and 6 Block 103S BRICKELL ADD AMSD(B-113) Lot 2 J. AUSTIN HALL (2-48) Lot 1 J. AUSTIN HALL LOT 1 PLAT (4-69) TRACT "A" FLAGSHIP SUBDIVISION (108-100) AND UNPLAT'TED LANDS LYING EASTERLY OF S. BAYSHORE DRIVE (EXTENDED) Consideration of recommending approval of a Development Order for Nasher Plaza, a Development of Regional Impact, located on Brl•ckell Avenue, between SE 7th and SE Sth Street, as required by Chapter 380.06 Florida Statutes. REQUEST: To grant a Development Order for a Development of Regional Impact so that construction documents can be processed by City Departments. - BACKGROUND: The Raymond D. Nasher Company has proposed Nasher Plaza, ts,hich'civa.lifies as a Development of Re,-i.onal Impact (DRI). Per Chapter 3S0, Florida Statues, the developer has submitted an application for Development approval (ADA) to the South Florida Regional Planning Council. Before granting n development order, the City must consider the extent to which: a) The development unreasonably, interferes with the objectives of an adopted state land development plan applicable to the area; b) The development is consistent with local land development regulations, and c) The development is consistent with the report and recommendations of the regional planning agency. Subsequent events are as f'ollo%''s: June 24, 1980 - South Florida Regional Planning COUncil notified the City that the ADA was complete and that local public hearings could be scheduled. -__—. --,`,'�y�{',4fSSi(isiiL:_L'41i[iTL!i:.✓ii+fFM'�MA%fAu5v�it_y{A:" June 26, 1980 - By Resolution 80-468, the City Commission established September 11, 1980 as the DRI public hearing date, July 7, 1.980 - South Tlovida Regional Planning acted affirmatively, proposing anproval with conditions (see enclosed report), ANALYSIs: RECOMMENDATIONS : PLANNING ADVISORY BOARD CITY COMMISSION July 16, 1.950 - Sept. 8, 1980 - (see Analysis attached) Planning Advisory Board was to consider a recommendation for approval with conditions by Resolution PAB 21-80, The Zoning Board will consider a recommendation on conformity to the Waterfront Charter Amendment, APPROVAL, with modifications, of a Develonment Order. by Resolution PAB 21-80 in a 7-0 vote. DEFERRED action on September 15, 1980, DEFERRED action on September 25,1980 Motion 80-717. mi IL S.E. Bth 5LIeeL FIGURE 2: SITE PLAN RENDERING: BUILDING 3 PLAZA 0 oil i _ - ".df[4"r.t.blY:1tiL'ti ralc.:e:�r[�.fi:f=�.:`L��.`:lZ.vu: ---�•L+.0 CITY OF MIAMI, FLORIDA TO. Planning Advisory Board FROM Ji Reid, Dire' for Planning Department Project Description INTEROFFICE MEMORANDUM DATE July 11, 1980 FILE. 9U9IEc Nasher Plaza Development of Regional Impact REFERENCES ENCLO5URF5 Nasher Center is comprised of a maximum of 35,076 square feet of commercial use; a maximum of 265,525 square feet of office use in a 13 story tower with combined commercial and office uses not to exceed 300,601 square feet, and a parking garage not to exceed 1,592 spaces. The plaza will contain pedestrian oriented retail and support services surrounding the open-air landscaped court, A landscaped walkway would be constructed along Biscayne Bay.with an additional 32,175 s.f. of retail space. South Florida Regional Planning Council Recommendations The South Florida Regional Planning Council recommended approval of the project with modifications on July 7, 1980. (Refer to Council Report). The Regional Planning Council found that the $35 million project would have a beneficial economic impact, generating 350 temporary construction jobs and 1125 permanent jobs upon completion, some 560 of which would be new jobs. The analysis further suggests that annual net revenues to local units of government upon completion of the project would be $160,542 to the City of Miami, $130,076 to Dade County and $75,452 for the Dade County School Board and $5,772 to the South Florida Water (Management District. In their analysis, the Regional Planning Council found that the project would have little impact either on the environment or on municipal faci- lities and services, except for traffic access and circulation. The Council found that all critical intersections in the impact area currently operate a level of service "C'I or better; but that '39,670 new trips per day will occur by 1984 caused by the addition of 1,389,570 square feet of net rentable office spact in the Brickell corridor plus the phased development of Claughton Island so that key intersections will break down (level of service "E" or worse) during either the a.m. or p.m, peak hour periods in 1984, irrespective of whether Nasher Plaza were built. These intersections are SE 8th Street/Brickell Avenue; SE 7th Street/Brickell Avenue; SW 7th Street/SW 2nd Avenue and SE 3rd Street/SE 2nd Avenue and SE 8th Street/S.Bayshore Drive. Except for the intersection of SE 8th Street/S.Bayshore Drive (137o) Nasher Plaza contributes less than 6010 of the traffic at these intersections. Three of these intersections could be improved to a level of service I'D" in 1984 by modifications recommended by the Council. Planning Advisory Advisory Board Page 2 July 11, 1980 The Council recommends that the City undertake a growth management plan in the Brickell'Area and that improvements be addressed at several intersections. The growth management plan is needed to: - assure the availability of adequate public services and facilities, including competitive accessibility, to support existing programmed development as well as to attract and accommodate future development; - assess the individual and collective impacts which proposed development will have on the character of the Brickell area which both developers and the City hope to preserve; - balance development proposals with the collective impacts upon the supporting public infrastructure; and - address and resolve issues by recognizing a public/private partnership through which the developer receives equitable treatment in relation to other developments and the public interest is protected by assuring that proposed projects bear a fair share of real public costs necessary to sustain the projects. Relationship to Local Land Development Regulations This project is consistent with the general development policy statementsfor the Brickell Area of the Miami Comprehensive Neighborhood Plan, as follows: "C. Brickell Office: Concentrate office development along Brickell Avenue and reinforce pedestrian ac- tivities. Encourage new develop- ment to provide needed ground level public amenities and linkages. Pro- vide pedestrian easements and street improvements between proposed transit stations and office center." Further the project is consistent with R-C-1 zoning district specified in Comprehensive Zoning Ordinance 6871 which has a base FAR of 2.0. Recommendations The Planning Department recommends approval of the project subject to modifications which have been included in the development order. Improvements to certain intersections have been recommended by the __ �ww� �w GFl�#'tom.:".'.'Ns�;v^;shtt,' ''�vfy...::r:'=�s_r•• Planning Advisory Board ` Page 3 July 11, 1980 Regional Planning Council, which have been modified in the following respects: - the recommendation that additional right-of-way be provided on the west side of Brickell Avenue south of the SE 8th Street/Brickell Avenue in- tersection has-been eliminated . - the Dade County DOTT is responsible for certain restriping at the SW 4th Avenue/SW 7th Street intersection and for signalized traffic con- trols at SE Sth Street/SE Bayshore Drive.' - provision of a right turn on the east side of Brickell Avenue south of the SE 8th Street/ Brickell intersection and truncation of the center median will be studied by the City. - interim improvements to be completed in two years have been curtailed by the foregoing modifications and the fact that the City, as party to the Development Order, cannot obligate the performance of either Dade•County or the Claughton Island developers. The Planning Department additionally recommends the following traffic improvement: reprogramming and reinstallation of signalized traffic controls at the SE 8th Street/Brickell and SE 7th Street/Brickell intersections, by Dade County DOM The Planning Department also recommends final site and develop- ment plan approval of the construction documents by the Plan- ning Department a) to review the landscape treatment of the plaza and bayfront walkway and b) to achieve a sensitive design treatment of the parking garage. The Department also prefers that ground -floor commercial space be used for pedes- trian -oriented convenience shopping rather than comparison shopping but has no rrecommendation. JR:JWM:mb y�� 8 () -.V10 0 "4 _ ille':000Li:.'�YdtiB"Yti �rfeiii..fi3fiti2�iF.ft_V1dn:�Y.fitasf7e.3'sg a. I EXHIBIT "A" DEVELOPMENT OF REGIONAL IMPACT ASSESSMENT FOR NASHER PLAZA Located in the City of Miami, Dade County 80-4 SOUTH FLORIDA REGIONAL PLANNING COUNCIL July, 1980 , 1 ,•1 U�, • ... 11.1 !J �. ...•. south florida regional' planning council 1515 n•w 167th street, suite 429, mlami, florida '33169 305/621-5871 July 80 1930 The Honorable Maurice A. Ferre Mayor, City of Miami 3500 Pan American Drive Miami, Florida 33133 Dear Mayor Ferre: The South Florida Regional Planning Council has officially adopted the enclosed Regional Impact report for Nasher Plaza and forwarded copies to the applicant, the Dade County Developmental Impact Committee, the South Florida Water Management District and the Department of Community Affairs. The report is provided for your use in reviewing the Development of Regional Impact pursuant to Section 380.06, Florida Statutes. While the staff of the Council is available to assist in the resolution of any matter regarding the report, the Council has no legal mechanism through which it can act on this report again, except through appeal procedures. Chapter 380.06(7)(e) and (11) require that the City of Miami render a decision on the application within thirty days after its public hearing. Furthermore, the "development order" (an order granting, denying, or granting with conditions an application for a development permit) must include findings of fact and conclusions of law regarding the extent to which: "(a) The development unreasonably Interferes with the achievement of the objectives of an adopted state land development plan applicable to the area; (b) The -development is consistent with the local land development regulations; and (c) The development is consistent with the report and recommenda- tions of the regional planning agency." Copies of any development order Issued with regard to this project must be transmitted to the South Florida Regional Planning Council and the Florida Department of Community Affairs for their review. The statutory 45 day appeal period is triggered by receipt of your development order. During this period, the Council will determine whether the City's develop- ment order is consistent with the Council's report and recommendations. The Honorable Maurice Ferre Page 2 July 8, 1980 If we can be of assistance in regard to this report, please have your staff call Kevin Byrnes, Planning Specialist, Sincerely, M. Barr Peterson, AICP Execu ive Director MBP/rnh cc: Mr. Joseph R. Grassie Mr. Jim Reid Mr. Lee Rawllnson Mr. Mike Garretson Mr. William Morris Mr. Alex Sokolik Mr. Cliff Schulman Ms. Jeanne Hall TABLE OF CONTENTS page LISTOF FIGURES . . . . . . . . . . . . . . . i LIST OF TABLES INTRODUCTION . . 1 PART I. PROJECT DESCRIPTION 2 A. APPLICANT INFORMATION . . . . . . . . . • . . . . . 2 B. PROJECT INFORMATION . . . . . . . • . • . . . . . . 2 PART II. SUMMARY OF PROJECT IMPACTS . . . . . . . . . • . • . . . 7 A. ENVIRONMENT AND NATURAL RESOURCES . . . . . . . . . 7 B. ECONOMY . . . . . . . . . . . . 8 C. PUBLIC FACILITIES . . . . . . . . . . . . . . . . 10 D. TRANSPORTATION . . . . . . . . . . . . . . • . 14 E . SUMMARY 38 PART III. DEVELOPMENT ISSUES . • • . • • . . . . • • • • • • • • • 40 PART IV. RECOMMENDATIONS . . . . . . . . . . . . . . . . . . 45 .tiueiviuUl/iC'y"hwvi..'-:-e--�--•'••-ha:l�lva..c+�.n3�L+..- _ n LIST OF FIGURES Figure No. Title Page 1 Location Map . . . . . . . . . . . . . . . . . . . . 3 2 Site Plan Renderings Building 3 Plaza . . . . . . . 4 3 Site Plan Renderings Bayfront Walkway 6 Parking Structure . . . . . . . . . . . . . . . . 5 4 1980 Traffic Conditions (P.M. Peak Hour) . . . . . . 15 5 Alternative Access Designs . . . . . . . . . . . . . 17 6 Nasher Plaza Traffic Assignment (1984 Peak Hour) . . . . . . . . . . . . . . . . . 19 7 1984 Total A.M. Peak Hour Traffic . . . . . . . . . 20 8 1984 Total P.M. Peak Hour Traffic ,. . . . . . . . . 21 9 Major Trafic Generators Used in Traffic Study Analysis . . . . . . . . , . . . . . . . . . . 23 10 Existing Traffic Laneage Adjacent to Nasher Plaza 25 11 Critical Lane Analysis: Volumes and Levels of Service for Access Alternatives . . . . . . . . 28 12 Proposed Modifications Adjacent to Nasher Plaza Site . . . . . . . . . . . . . . . . . . . . 32 13 Recommended Improvements to S.W. 4th Avenue a S.W. 7th Street . . . . . . . . . . . . . . . . . 33 - y.�rckiL4tl iVfi'�Ni:rd=w';LLr:�rstf uium�'a•i �trt�uy.,.� .*� i LIST OF TABLES Table No. Title Page 1.1 Building Area Compilation 6 11.1 Estimated Construction Costs g 11.2 Estimated Loadings for Existing and Future Conditions . . . . . . . . . . . . . . . 11 11.3 Fiscal Impact Analysis . . . . . . . . . . . . . 12 11.4 Levels of Service at Critical Intersections in Primary Impact Area . . . . . . . . . . . . . . 18 11.5 Traffic Components at Critical Intersections for 1984 . . . . . . . . . . . . . . . . . . . 22 11.6 Committed Future Development d Anticipated Traffic Loadings In Primary Impact Area . . . . 22 11.7 Level of Service for Critical intersections Based on Degree of Saturation . . . . . . . . . 29 11.8 Level of Service for Critical Intersections with Recommended Modifications . . . . . . . . 37 111.1 Office Buildings Planned or Under Construction In the Brlckell Avenue Corridor 40 r i . INTRODUCTION This assessment of the proposed Nasher Center office complex has been prepared by the South Florida Regional Planning Council as required by the Florida Environmental Land and Water Management Act, for all Developments of Regional Impact. The assessment is based on Information supplied by the applicant, by City of Miami and Dade County staff, official plans, consultants, and field inspections. Additional research relative to specific issues was conducted by Council staff where needed. In accordance with the Act, this assessment and report is Intended to provide the City of Miami and the State of Florida with an overview of the positive and negative impacts likely to result from approval of the proposal. The recommendations are intended to assist the City of Miami Commission in reaching a decision regarding the proposed development. They are not Intended to foreclose or abridge the legal responslblllty of local government to act pursuant to applicable local laws or ordinances. Copies of any "development order" (an order granting, denying, or granting with conditions an application for a development permit) Issued with regard to this project should be transmitted to the,South Florida Regional Planning Council and the Florida Department of Community Affairs. PART I - PROJECT DESCRIPTION A. APPLICANT INFORMATION Project Name: Nasher Plaza Applicant: Raymond D. Nasher Company 777 Brickell Avenue Miami, Florida 33131 Date of Acceptance of Applicatton: June 24, 1980 Local Government Hearing Date: Type of Development: Office park Location of Development: City of Miami, Dade County B. PROJECT INFORMATION The proposed Nasher Plaza, to be constructed on the remainder of the Flagship Center site, 4.2 acres located northeast of the Intersection of Brickell Avenue and SE 8th Street (see Figure 1), is a mixed use development, consisting of a single integrated structure characterized by a low rise podium, an office tower with support commercial activity (at the podium level) and a landscaped plaza (see Figure 2) connecting the proposed structure with the existing Flagship Center office building. The Applicant also proposes to construct a landscaped, decked walkway along the Biscayne Bay bulkhead (see Figure 3), with possible development of a restaurant or private health club to encourage active use of this amenity and encourage pedestrian mobility between the Holiday Inn, north of the site, and the Nasher Plaza location. The office tower, proposed as a 13-story structure with 265425 gross square feet, would be oriented along an E-W axis. Parking for the -2- ^+tmee� _ itU' Lu(u11Juuuuu[fcc==_=I .. [fl offlo I o a 000 jc:)o ton �1a=rug] I _ F : �. -{� 1 = wr i at. ��;�,'►,�I�JWU III JU� fit 9 C.- ; �I,,�C� D 5L CU L� oleo ED Cam' l( �'�"j(' CLAUGMTON J L____. I ISLAND ID ,( ;,,7C7 NASHER O�'f• if so PLAZA uP FIGURE 1: LOCATION MAP - 3— r • 0000E r AND I N S.E. Sth Street FIGURE 2: SITE PLAN RENDERING: BUILDING & PLAZA N r FIGURE 3: SITE PLAN RENDERING: BAYFRONT WALKWAY $ PARKING STRUCTURE project would be provided on -site in a multi -level structure with access to the street along SE 8th Street at SE Bayshore Drive and Brickell Avenue at SE 7th Street, accommodating 1,592 vehicles. The project site is zoned R-C-I by the City of Miami with a floor area ratio (FAR) restriction of 2.00. According to the Applicant, the project would conform with all City zoning requirements (see Table 1.1). TABLE I BUILDING AREA COMPILATION Gross Building Area Major Element FAR (S4• Ft.) Office 2.0 2650525 Commercial 2.0 350076 TOTAL 3000601 Gross Leasable Area (So. Ft.) 252,249 33,321 285,570 PART it - SUMMARY OF PROJECT IMPACTS A. ENVIRONMENT AND NATURAL RESOURCES 1. Air Air pollutant emissions are anticipated to be high enough to warrant requiring a complex source permit from Florida Department of Environmental Regulation, based on the proposed 1,592 car parking structure. Average daily emissions are estimated to be as follows: 1,050 lbs./day of carbon monoxide (CO), 136 lbs./day of hydrocarbons (NC), and 112 lbs./day of nitrogen oxides (NO). 2. Land, Water, and Wetlands The 4.2 acres of the project site are altered lands In urban use (paved parking lot). Soil on -site conslsts of a shallow layer of sand underlain by moderately -hard to soft, slightly porous, oolitic limestone on top of quartz fine sand. There are no water bodies on -site nor any wetland associations. 3. Floodplains The proposed development site is classified within Zone A-14 of the Federal Insurance Administration Rate Maps, with a 100-year flood elevation of +11 feet NGVD. All finished floor elevations would be above this level. All parking facilities would have a minimum finished elevation of 5.0 feet in compliance with Dade County 10-year storm flood criteria. -7- PART II - SUMMARY OF PROJECT IMPACTS A. ENVIRONMENT AND NATURAL RESOURCES 1. Air Air pollutant emissions are anticipated to be high enough to warrant requiring a complex source permit from Florida — Department of Environmental Regulation, based on the proposed 1,592 car parking structure. Average dally emissions are estimated to be as followss 1,050 lbs./day of carbon monoxide (CO), 136 lbs./day of hydrocarbons (HC), and 112 lbs./day of nitrogen oxides (NO). 2. Land, Water, and Wetlands The 4.2 acres of the project site are altered lands In urban use (paved parking lot). Soil on -site consists of a shallow layer of sand underlain by moderately-hard'to soft, slightly porous, oolitic limestone on top of quartz fine sand. There are no water bodies on -site nor any wetland associations. 3. Floodplains The proposed development site Is classified within Zone A-14 of the Federal Insurance Administration Rate Maps. with a 100-year flood elevation of +11 feet NGVD. All finished floor elevations would be above this level. All parking facilities would have a minimum finished elevation of 5.0 feet In compliance with Dade County 10-year storm flood criteria. - 7- 4. Vegetation and Wi111fe As altered urban land, the project site has no significant vegetation or wildlife. As a result of the landscaping to be provided by the project, such plant species as Black Olive, Mahogany, Bishopwood, and Tabebula trees and St. Augustine grass would be introduced to the site. 5. Historical and Archaeological Sites As altered urban land, the project site is not expected to yield any significant historical or archaeological artifacts, according to the State Historic Preservation Officer. However, if any historical or archaeological finds are made during construction, construction should be delayed until state and local historical preservation officials can survey the discovery. 8. ECONOMY 1. Employment The Applicant estimates that 350 temporary construction jobs will be supported by this project, contributing $7,000;000 In wage and salary income to the local economy. The Nasher Plaza building Is expected to provide office space for 1,125 persons as employees of tenant firms locating in the building. The project market study indicates that SO percent or more of the Nasher Plaza tenants would be existing firms in Dade County which would relocate to the proposed development. :�L Consequently, the actual number of new permanent jobs created by the project is less than 560. 2. Project Cost The Nasher Plaza office building is estimated to cost a total $35,000*000, of which $29,400,000 is estimated to be spent in the Region (see Table 11.1). TABLE 11.1 ESTIMATED CONSTRUCTION COSTS Cost Item Cost Land S 100000,000 Labor 7,000,000 Materials 12,000,000 Interest 5,000,000 Preliminary Planning 500,000 Other 5000000 TOTAL E' 35, 000, 000 3. Fiscal Impact The project would have a positive fiscal Impact upon the City of Miami, Dade County, the Dade County School District, and the South Florida Water Management District. According to the Applicant, the 1978 property tax assessment on the site was i $304,740. Using 1980 mlllage rates and an assumption that 40 percent (450) of the 1,125 jobs will be new positions, the net fiscal Impact would be a surplus of $160,542 for the City of Miami, $130,076 for Dade County, $750452 for the Dade County .I School District and $50722 for the South Florida Water -9- Management Distrlct)(see Table 11.3), for a combined regional surplus of $371,793. C. PUBLIC FACILITIES 1. Wastewater Management Wastewater flows from Nasher Plaza would be handled by the Miami -Dade Water and Sewer Authority, which has sufficient excess capacity to serve all of the projected increase in demand (an average of 31,900 gallons per day). 2. Drainage The drainage plan is designed to retain stormwater runoff for the first inch of rainfall, under existing permits for Flagship Center from the Dade County Department of Environmental Resources Management (DERM), the City of Miami, Florida Department of Environmental Regulation, and US Army Corps of Engineers. According to the Applicant, the existing drainage system Is adequate to accommodate the proposed development. If any facilities are disrupted or displaced by building construction, the Applicant will replace in kind or add drainage wells to supplement on -site drainage. Runoff In excess of the first inch will be discharged Into the Miami River through the existing storm drain system. Pollutant loadings In pounds per year after retention are estimated by the Applicant to be 1,216 lbs. of suspended solids, 104 lbs. of SOD-5, 17 lbs of total nitrogen and 5 lbs. of total phosphorus (see Table 11.2). -10- TABLE 11.2 ,ESTIMATED LOADINGS FOR EXISTING AND FUTURE CONDITIONS Unit Loadingl Loading Constituent (Pounds/Acre/Year) (Acres)2 (Pounds/Year) Before Retentlon After Retention Suspended Solids 786.3 7.73 6078 1216 800-5 67.5 7.73 522 104 Total Nitrogen 11.19 7.73 86 t7 Total Phosphorus 0.98 7.73 7.6 5.0 1 Broward County 108 Plan Final Report provides only avallable Region - specific pollutant run-off unit loading values, adopted by Dade County. 2 See Question 22. 3 Based on 80% annual reduction in pollutant load due to retention of the first Inch of runoff. 3. Water Supply The Applicant estimates potable water consumption to average 39,900 gallons per day, to be supplied by the Miami -Dade Water and Sewer Authority. 4. Solid Waste The Applicant estimates that the development would generate 2.62 tons per day of solid waste materials which will be collected by a private hauling company under contract and disposed of by the Dade County Solid Waste Disposal Division. S. Energy Electrical energy consumption by the development is estimated by Council staff at 60160,000 average annual KWH and peak hour demand at 870 KW. An emergency power generator will be provided In the development to support emergency egress and signage lighting, the building fire pump, reduced elevator service, and -11- TABLE 11.3 FISCAL IMPACT ANALYSIS I on DP DLNLD►mW W4mV RA2A LCR llm • CITY AIAMI CLRIRV DPLi SPLCIAL DISTRICT 00" ScHom DISTRICT D" Type Cf DLVtLCP WWI momm 1 COW 1 AL TV" Cr WILL INO L711T SIMCLl-INIILV IS••T1-WIMILV OWILt-4CM mmo Cr WITS • • • Ial•LR C1r SrUKNTS PtR UNIT 1111911 • M 4141111 KooA or poIS" PSA UNIT • •• • M • •• TOTAL WUPW@ 0f UNITS • TOTAL I6l # ? STUDENTS • RS310•IIt POPART1ON • WWR Q LTR&AXS •so ANRVSIS CClNtUCTO USING ArsAW- CW"ICILNTS tw4LMITUOK CATLOCr11LS CI TV COIMV SRCIAL DISTRICT SCHOUL DISTRICT O[N[p< OOKRNfNT • 14160 a 7112 • 63 P1a1C SMLTV a 123" • 49416 • • NSILTH AND WtOlOt • 1794 • 10593 • u RLC•t IITICM AND µLTJ1L • S• a • Wil • • TRANSPCA TII T I ON • as% • 1.7•S • • WILot RSSOtf'Cas •• 1•RS • 2.3 • • PIaL 1 C 1Oh S • 4316 • 72'A, • 342 A16"LLANCWS • 3•i• • 756 • • SWCATIOh Dovoll Los • • LDUCATIM *Nan No, SLRVICL AND CA►ITIL GOLAV • • SPLCIAL CWI?pL FACILITY W&ft LIa'[1f ltuKs • • • • • • • • RLVINIX CATLOOIILS CITY CO1lRY MOIL OIST•ICT WACIM DISTRICT pwom Y TAI[S • 1rlm • s17730 • Rw • "dw DTWI TI•ts • 477S • 04" • • SSRVICL ofow • 1SR• • MRS • •S• DTKs Nu-tm Lwa. WVMX • ft" • 1s6• • • S7ATS IMTOODVL>+M[MTR • 4744 • 2161 • • /MOIL IMODDVS•s aNymL • f7'73 • q•7 • • VATt 9LLd1TIC1•L • • PSDLIIIL SDU61IT1vL • • AISCOAJOI,OUS • M•t • •1••• • N • • ? I M-180 L RLWim • •SR•• • 2720 • • • • CITY CHARY VICIAL DISTRICT r le"m DISTRICT TOTIL WOL Wu "am SIRS olrjKs • •S••L • ••Rii • •" • • • Ism 1 �t T•TIL 6" AI•NL RLW1lts • L••L34 • livia7 • •SS• • "du • •"m WT SLSRLIm / IVICIT I • S/r6s • UNP6 • •7Rs • I••ft • JfsTN -12- �I y' emergency ventilation systems. Electrical power will be purchased from Florida power and Light Company. 6. Education Not applicable. 7. Recreatlon and Open mace The development site plan provides for a landscaped pedestrian courtyard atop the podium, with seating available for passive recreational use by office tenants from the proposed development and the existing Flagship Center complex. Within the 50 foot setback area along the bayfront bulkhead, benches, a covered walkway and appropriate landscaping would also be provided. 8. Health Care and Fire Emergency medical service Is available through the City of Miami Fire Department Rescue Squad responding from Rescue Unit #1 located at 144 NE 5th Street with an emergency response time to the site of 1.5-2.0 minutes. Fire call response would be dispatched from Station No. 4, located at 1000 South Miami Avenue with a response time to the site of 45 seconds. Back-up response Is available from Stations Nos. 1 and 3 within 2-3 minutes of the development site. City fire officials have recently expressed some concern that the . .o proposed and approved development activity In the Brickell Avenue area represents an additional demand upon Fire Department -13- ' ,i r' emergency ventilation systems. Electrical power will be purchased from Florida Power and Light Company, 6. Education Not applicable. 7. Recreation and Open Space The development site plan provides for a landscaped pedestrian courtyard atop the podium, with seating available for passive recreational use by office tenants from the proposed development and the existing Flagship Center complex. Within the 50 foot setback area along the bayfront bulkhead, benches, a covered walkway and appropriate landscaping would also be provided. 8. Health Care and Fire Emergency medical service Is avallable through the City of Miami Fire Department Rescue Squad responding from Rescue Unit N1 located at 144 NE 5th Street with an emergency response time to the site of 1.5-2.0 minutes. Fire call response would be dispatched from Station No. 4, located at 1000 South Miami Avenue with a response time to the site of 45 seconds. Back-up response is available from Stations Nos. 1 and 3 within 2-3 minutes of the development site. City fire officials have recently expressed some concern that the .r proposed and approved development activity in the Brickell Avenue area represents an additional demand upon Fire Department -13- i, and Emergency Rescue Company services without any promise of Increased funding to assure the availability of the necessary facilities and services. 9. Pol Ice Police protection service would be provided by the Clay of Miami from its downtown station at NW 2nd Avenue and NW 4th Street. City police officials have recently expressed concern that the proposed and approved development activity in this area will pose problems In the area of traffic enforcement unless new roadways and bridges are constructed to effectively manage Increased traffic in the area. 0. TRANSPORTATION 1. Existing Traffic The impact area of the project and existing traffic conditions in terms of operational level of service (LOS) and p.m. peak -hour traffic volume are shown in Figure 4. All critical intersections for evaluating project Impacts are currently operating at LOS "C" or better. 2. Future Traffic Analysis In preparing the project traffic analysis, the Applicant was required to take Into account 9 additional new developments in the project Impact area (Figure 9). In addition to the traffic from these planned developments, existing traffic volumes were Increased by 3.5 percent per year through 1984 to take Into MEE F{GURU �� 1g80 I 0 account normal growth in background traffic. Of the total 39,670 new trips per day which could occur In 1984 in the impact area, Nasher Plaza would generate an average of 2,440 or 6.2 percent. Under the Applicant's proposed access design, access to and egress from the site would occur from two points, the intersections of SE 8th Street with SE Bayshore Drive, and Brickell Avenue with SE 7th Street (see Figure 5). The results of the traffic analysis provided by the Applicant, for this access alternative Identify five Intersections In the Impact area which, under the existing geometric configuration, will operate below Level of Service I'D" during either a.m. or p.m. peak hour periods, on at least one lane of approach, in 1984. Table 11.4 shows level of service at critical Intersections. Figure 6, 7, and 8 provide traffic volumes used in the Applicant's analysis. These five intersections will break down, even with the Applicant's assumption that 17 percent of Nasher Plaza trips and 10 percent of the trip generated by other committed development will be by transit. fm ORIGINAL ACCESS PLAN (WITHOUT IMPROVEMENTS) S.E. T th ST, .. �r IL Jt- i r- S.E. 81h ST. � 1r'� —�T r W� o ALTERNATIVE 'ACCESS PLAN (WITHOUT IMPROVEMENTS) S E 7th ST. W Q J J W Y m)I S.E. 8th ST. U! In FIGURE 5: ALTERNATIVE ACCESS DESIGNS -17- 906 ..r♦r..�.....�.n.. ..... ...._. _.. .. •. ,.� ♦ ...i•. „ ... '- ::e.�l:��.� . !..'l�.P��. .•�•�!': f1�!��': {�i 1.', .1 t+'��!'•"��:; I•�t 1 a TABLE 11,4 LEVELS OF SERVICE AT CRITICAL INTERSECTIONS IN PRIMARY IMPACT AREA A,M. Peak Hoy^ P.m, Peak Hour A B A @ 198� 1984 1984 1980 1984 1984 Inte^sec•Itn E,Icfln- Bacolmu^7 T0131 E.iS+ing ?d:k'rp'/nd Tc+al S,w, 7th St, and S.W, 4t^ Ave, A A A A C+ 0 S.N. 7th St, and S.W. 2nd Ave. A A A C O O S.W. 7th St, and So. Miami Ave. A A A A C 0 S,E. 7th St, and Brickell Ave, A D D B O O S.W. 8th St, and S.W. 4f-. Ave, A C C A A A S.W.9th S•, and S.W. 2nd Ave. A D D C+ 0 D S.W. 8th St, and So. Mlaoi Ave, A C C A C+ C+ S.E. 8th St, and Brickell Ave. A O O A OF O S.E. 8th St, and Bayshore Drive A C O A B+ B S,F., 13tn $t, and Brickell Ave, A C+ C+ A A B S.E. 2nd St, and Mla^i Ave. A A A A A A S.E. 3rd St, and S.E. 2nd Ave. C+ O O A C+ C+ A Background traffic Includes 3.5 percent per year growth In through traffic and the traffic resulting from the committed developments, In Brickell Avenue corridor and Claugnton Island, B Total traffic Includes background traffic plus the traffic from the Nasher Plaza. For each of the 5 intersections Identified above, which are projected to have at least one approach lane operating below level of service t1Dt; Nasher Plaza traffic exceeds 6 percent of the total intersection traffic assignment only at the Intersection of SE Bayshore Drive and SE 8th StreetA as shown in Table 11.5. 20 FIGURE 6: NASHER PLAZA TRAFFIC ASSIGNMENT (1984 PEAK HOUR) 1984 10TA1- FtG�RE 1: DOTAL P •�' PEAK HpUR T�,T i - - E1E,�}RE 9= 19$4 TABLE 11,5 TRAFFIC CObPONENTS AT CRITICAL INTERSECTIONS - 1964 Existing Normal Committed Flagship Nasher Intersection Period 1980 Growth Development Center Plate S.W. 7th St, and S.W. 2nd Ave. P.M. Peak Hour 70% 9$ t2>i 5>j 4% S.E. 7th St. and Brickell Ave, P.M, Peak Hour 60 8 19 7 6 S.E. 8th St, and A.M. Peak Hour 52 7 32 5 4 Brickell Ave. P.M. Peak Hour 60 9 28 2 1 S.E. 2nd St, and S.E. 3rd Ave, A.M. Peak Hour 62 9 24 3 2 S.E. 8th St, and S.E. Baysnore Dr. A.M. Peak Hour 20 10 46 11 13 Other committed future development (see Figure 9) is the largest contributor of new traffic growth in this area. Table 11.6 details these other committed developments and their anticipated traffic loading in the impact area. TABLE 11.6 , COMMITTED FUTURE DEVELOPMENT b ANTICIPATED TRAFFIC LOADINGS IN PRIMARY IMPACT AREA Total Percent A.M. Peak Hour P.M. Peak Hour Daily of Development Inbound Outbound Inbound Outbound Traffic Total Flagship Center 375 70 35 390 2,570 6.4 Doran Jason Office 115 20 10 120 790 2,0 800 Brickell Office 285 55 25 295 1,950 4.9 Carlbank Building 145 30 15 150 990 2.5 Interterra Building 330 65 30 355 2,270 5.7 Forte Office Building 200 40 20 205 1,360 3,4 Claughton Island 200 800 800 200 20,000 50.4 Holiday Inn 350 175 215 220 6,300 15.9 Brickell Apartments 15 75 75 35 i,000 2.5 Committed Projects; 2,015 1,330 1,215 1,970 37,230 9318 Nasher Plazas 360 75 35 370 2,440 6.2 TOTAL for Planned Projects 2,375 1,405 1,250 2,340 39,670 100.0 -22- i' I FIGURE 9: MAJOR TRAFFIC GENERATUKS UJtu IN lrcnrrI� Jlvu' �u• �� F3 The Claughton Island development, although constrained by a development order condition which limits peak hour trip generation to 800 vehicles, Is the largest single traffic generator in the impact area in 1984. While Claughton Island developers are required to provide a left -turn lane Improvement (for northbound Brickell Avenue to westbound SE 7th Street movement) from the existing median along Brickell Avenue between SE 7th and 8th Streets (see Figure 10), the appropriate timing for this improvement is yet to be determined by the City. Claughton Island accounts for approximately 50 percent of the total number of vehicle trips generated by new developments in the project impact area. While the exiting traffic volume constraint on the bridge crossing provides the City with some control over the ultimate development of Claughton Island and the island developers have agreed to provide the extra lane capacity on Brickell Avenue, no other such land use control or traffic Impact relief has been imposed by the City on other Brickell Avenue development to mitigate the cumulative effect of such Intense development pressure in such a relatively small and vital impact area. Since Nasher Plaza accounts for only approximately 6 percent of 1984 traffic in this impact area, this means that 44 percent of the 1984 traffic Is from projects approved by the City without either adequate traffic Impact studies by the City or County or any commitment from Individual developers or the City to provide -24- --- I I I I , I I IJA I I L� I 11 :I I I I I I � f I REQUIRED IMPROVEMENT BY CLAUGHTON ISLAND DEVELOPER FLAGSHIP CENTER 3.1 "ST• 06_i I 1 CLAUGHTOIJ ISLAND 4 AI•IGASSADORS INTERCOH-11INVITIAL HOTEL FIGURE 10: EXISTING TRAFFIC LANEAGE ADJACENT TO NASHER PLAZA -25- necessary access improvements. For example, the City -approved Flagship Center and Barnett Center, which together provide 455,000 square feet of office space and account for almost twice the amount of traffic of Nasher Plaza, were not required to provide any transportation system improvements. Further, both were permitted fo construct in locations that prevent any significant increase in right-of-way. Since there has not been adequate attention to ensuring transportation infrastructure appropriate to the intensity of permitted land use, a number of street intersections in the impact area will break down (operational LOS of "E" and "F") under 1984 traffic volumes, even if Nasher Plaza is not approved. Further, since the City has not reserved right-of-way along Brickell Avenue to allow necessary roadway modifications to correct existing and future traffic congestion problems, adequate improvements to these intersections are difficult, if not impossible, to achieve. Given the apparent difficulties in resolving traffic impact, under existing roadway geometrics and with the projected congestion at the Brickell Avenue/SE 8th Street intersection from Claughton Island, Flagship Center, Barnett Bank, and Nasher Plaza traffic, the Applicant analyzed an alternative access proposal. This alternative involves constructing a one-way extension of SE Bayshore Drive, north of SE 8th Street, curving westward to Intersect with Brickell Avenue at SE 7th Street. Figure 5 graphichlly displays this alternative roadway alignment. Originally proposed by City of Miami staff during preapplication meetings held by the Council to bring together all affected public agencies and the Applicant, the "SE Bayshore/SE 7th Street extension" proposal was later waived by the City as an access alternative required for study. However, Dade County Department of Traffic and Transportation staff, in response to Council request for departmental review of the Nasher Plaza ADA, subsequently noted that the Bayshore Drive extension warranted closer review as a possible alternative to simplify the complex signal phasing, turning movements and signal progressions along Brickell Avenue at SE 7th and 8th Streets, which would be required to manage total 1984 projected traffic in the Immediate Impact area. The resulting critical lane analysis (see Figure 11), using a.m. and p.m. peak hour volumes and calculating levels of service for each lane of approach in each intersection under analysis, suggests that neither access plan is significantly better than the other. Calculation of the degree of saturation to determine the weighted average of volume to capacity ratios for each lane for each alternative confirms this conclusion (see Table 11.7). Overall, with the extension alternative (which requires all of the other improvements recommended by the Applicant to achieve acceptable levels of service), there is a transferral of traffic • -27- ORIGINAL PROPOSAL 0 wuN 35I160) n A (Df) `7013871 ir SE 7thST Jli 1O +]I o SE 7th ST o¢ ! W �1t = > 1t TRAFFIC VOLUMES o Q +� LEVEL Uf SERVICE �„ xo XX AV. PEAK HOUR o; X AV PEAK HOUR m W SON e� (XX) PM PEAK HOUR m W (X) P M PEAK HOUR 14 O Y wn W u p n t V Oo +� N N R ♦ O im 11, i70(235) J� 4(A) rC(A) SE BtfiST. `165(125 �C—92519251 i+ r ul0) A(B) t77o 5so • (+o)+2s SE BthST. ((]23)Jt:t0—� 1 7.])2]D—�'tr IDDID (Aii:;��+ lr f2 rOl Lf0 �1 �11U) 295�i + m NN�[1 t t EXTENSION ALTERNATIVE w_ - � i + 10(3+0) �N p LAI n r! ,r 21e13lSS!+o)! S E. 71h ST arlji A W SE Tth ST W i1 w 111 t ix o SoEAFFIC-VOLUM2 a, a LEYEL.0ESLM Y m N� `o'o PEAK HOURX AM PEAK HOUR 1N PEAK HOUR W W (X)P M PEAK HOUR Y r O N U n p 1251,50) A lA1 ♦ SE.8th ST. * *� * SE.81(hsnl�+u 1 (aule:u W (DI A� ttv U1A� l 0 ts2516,0 o t76]t:•,O�,p (AI C--* (A)A a (77012601 w U- On O` FIGURE 11: CRITICAL LANE ANALYSIS: VOLUMES AND LEVELS OF SERVICE FOR ACCESS ALTERNATIVES volumes from the,SE 8th Street intersections with SE Bayshore Drive and Brickell Avenue to the SE 7th Street/Brickell Avenue intersections with associated improvements in service levels and signal progressions at the first two intersections and a proportional decline at SE 7th Street and Brickell Avenue. TABLE 11.7 LEVEL OF SERVICE FOR CRITICAL INTERSECTIONS With Recommended Improvements (Based on Degree of SaturatIon) i Peak Degree of Saturation level of Service Intersection Hour O.P. A_P, O.P.. A.?, Brickell Avenue d A.M. 0.78 0.73 C- C S.E. 81h Streot P.M. 0.86 0.80 D- D Brickell Avenue 8 A.M. 0.64 0.75 B C S.E. 7th Street P.M. 0.80 0.83 D D S.E. 8ayshore Dr, d A.M. 0.75 0.48 C A S.E. 8th Street P.M. 0.58 0,64 A B i Calculated with 120 second signal cycle length, O.P. • Original Proposal A.P. • Alternative Proposal (Bayshore Drive Extension) These shifts In levels of services are not only a direct result of the rerouting of Claughton Island traffic as the largest single project traffic generator In the area, but also of the loss in access flexibility of the proposed development site for Nasher Plaza, as well as Flagship Center, traffic.• Under the extension alternative, traffic for both of these developments would be forced to access the site at SE 8th Street and SE Bayshore Drive and egress, via the 8ayshore Drive extension, at SE 7th Street and Brickell Avenue. Off -setting the relatively insignificant beneficial traffic -29- M impacts of the "extension alternative" is the adverse effect upon air quality. The Applicant has calculated that the proposed extension of SE 8ayshore Drive as either an enclosed or open "tunnel" would result in excessive carbon monoxide (CO) levels, requiring extensive ventilation to mitigate the unacceptable emission levels expected. In addition, the Applicant believes this access alternative to have significant negative aesthetic and functional impacts on the project. Under the original proposal, the landscaped plaza walkway along the bayfront bulkhead, with landscaped corridors running east -west through and around the parking structure, encourages pedestrian use of the public area within the 50 foot setback ordinance requirements of the City. The imposition of the SE 6ayshore Drive extension represents a functional barrier to discourage such Intended use, proposed as a compromise acceptable to the City for the waiver of the City waterfront view corridor requirements. Moreover, the roadway extension right-of-way constitutes 13% of the Nasher Plaza development site area. A comparison of the slight net improvement in traffic circulation to be derived from the SE 6ayshore Drive/SE 7th Street extension with the adverse effects which this extension would have on air quality and design considerations of this development, suggests that the original access design proposal, with the Implementation of the recommended Improvements, should be adequate. -30- 3. Recommended Improvements With the existing roadway configuration, five intersections have been identifled as operating at below LOS "D" by 1984. Improvements In levels of service at two intersections, SW 2nd Avenue at SW 7th•Street (p.m. peak hour LOS "F") and SE 2nd Avenue at SE 3rd Street (a.m. peak hour LOS "F") are virtually impossible to achieve, due to the unavailability of necessary right-of-way for road widening at the first Intersection and the constraints of grades, clearances and curvatures to accommodate the proposed bifurcated 1-95 ramp system in the latter case. These unacceptable levels of service are expected without the addition of Nasher Plaza traffic, which contributes 4 percent of the projected p.m, peak hour volume at SW 7th Street and SW 2nd Avenue and 2 percent of the projected a.m, peak hour volume at SE 2nd Avenue and SE 3rd Street. The three remaining problem areas Identified by the traffic study result from roadway capacity constraints which can be overcome through various modifications presented by the Applicant (see Figures 12 and 13) to achieve acceptable levels of service. A. SE Bayshore Drive and SE 8th Street (Figure 12) Although not required to overcome capacity constraints, the Applicant recommends that SE Bayshore Drive, south of the project site, be restriped for 4-lane, two-way traffic. -31- I I a l II � l I � I I I m • I CLAUGHTON 15 LAN D Om w-• 1 -" !! - _ - - - - w- - r BARNEII ► i; CENTER TO BE FUNDED BY CLAUGHTON ISLAND DEVELOPERS d Ah'BASSADORS I NTERCONT I MENTAL HOTEL N FIGURE 12: PROPOSED MOUIFICATIONS MODIFICATION RECO,-!!•1ENDEU BY ADJACENT TO NASHER PLAZA NASHER CENTER TRAFFIC ANALYSIS SITE -32- From 1- 95 1411 S.W. Tth ST. N FIGURE 13: RECOP.1,'•1ENDED I MPROVEbIENTS TO S.W. 4th AVE. & S.W. 7th ST. -33- This can be achieved through the elimination of one side of on -street parking south of SE 8th Street. Also, SE Bayshore Drive will require widening from a two-lane to a four -lane cross-section between SE 13th Street and SE 15th Street as a safety rather than a capacity improvement, to accommodate traffic generated by the Forte office building and through traffic to and from the south on Brickell Avenue. The stop sign control at SE 8th Street and SE Bayshore Drive would ultimately require upgrading to traffic signal control, and left -turn bays will have to be constructed from the center median. Nasher Plaza and Flagship Center traffic eastbound on SE 8th Street would need a left turn lane for inbound movements on the west leg of the intersection, while existing Claughton Island traffic to southbound Brickell Avenue, via Bayshore Drive, would require a left turn lane on the east leg of the intersection. Traffic exiting the Nasher Plaza/Flagship Center site should be prohibited from turning right in order to force this traffic southbound on SE Bayshore Drive, thereby relieving the SE 8th Street/Brickell Avenue Intersection. B. SE 8th Street and Brickell Avenue (Figure 10) The center median on the southern leg of the SE 8th Street and Brickell Avenue intersection could be truncated to ease -34- the westbound 8th Street to southbound Brickell Avenue left -turn movement. Also on the south leg, an additional through lane and appropriate signs will be required for traffic that will turn west on SE 7th Street from Brickell Avenue. For traffic making the left -turn, westbound SE 8th Street to southbound Brickell Avenue movement, additional stacking distance in the left turn lane will be required. Further, it Is recommended that the City study the future need for a northbound Brickell Avenue to eastbound SE 8th Street right -turn lane to determine if such an improvement Is warranted by future development plans In the Immediate area. Necessary improvements for southbound traffic along Brickell Avenue include: restriping the western side of Brickell Avenue between SE 7th and SE 8th Streets to provide two southbound through lanes and two left -turn only lanes at SE 8th Street. A narrow strip of right-of-way, if public right-of-way Is unavailable, will be required from the Barnett Center property to accommodate the realignment of through traffic lanes on the northern and southern legs of this intersection. This right-of-way will also aid the optional right -turn (southbound) and through lane (eastbound) movements from the western leg of SE 8th Street at Brickell Avenue. -35- C. S.E. 7th Street and Brickell Avenue (Figure 12) The only requ,ired modification at this Intersection is the construction of the left -turn lane on the southern leg back to SE 8th Street. This modification has already been committed by the Claughton Island developers. Exiting traffic from the Nasher Plaza access drive onto Brickell Avenue should be prohibited from turning left in order to relieve the SE 8th Street/Brickel) Avenue Intersection. The Applicant plans to provide three lanes (2 lanes westbound, 1 right turn lane northbound) for exiting traffic from this point, each lane with storage capacity for seven vehicles. The parking control gate will be recessed from Brlckell Avenue to accommodate the seven car storage lengths which may then exit freely when the green phase Is presented to the east approach. The Applicant further suggests that SW 4th Avenue and SW 7th Street, while not one of the five critical intersections falling below LOS "D", can be modestly improved through implementation of the following modifications (see Figure 13) to achieve most efficient operation: 0 restriction of parking during p.m. peak hour, from the southwest corner of the intersection south along the west side of SW 4th Avenue, so that through traffic from the north leg can be directed by restriped lanes to continue southbound, • restriping the northern leg of the intersection to allow an optional right turn movement from the westernmost through lane, -36- • restriping the center lane of the eastern leg to allow optional left turn, southbound movements, and • the continued use of 3 phase signal control to separate local through traffic on SW 4th Avenue from southbound through and westbound traffic from the 1-95 off -ramp approach. . The levels of service resulting from the recommended modifications to critical intersections are summarized in Table 11.8. TABLE I I . 8 LEVEL OF SERVICE FOR CRITICAL INTERSECTIONS WITH RECOWENOED MODIFICATIONS Poorest Approach Intersection Peak -Hour Level -of -Service S.W. 4th Avenue Q • S.W. 7th Street PM D S.W. 2nd Avenue A S.W. 7th Street PM E Brickell Avenue 6 S.W. 7th Street PAi p Brickell Avenue 8 S.W. 8th Street AM D Brickell Avenue & S.W. 8th Street PM D S.E. 2nd Avenue & S.E. 3rd Street AM p S.E. Bayshore Drive d S.E. 8th Street AM D Some improvement can be gained at SW 2nd Avenue and SW 7th Street by restr►ping the SW 7th Avenue approach and Imposing p.m. peak hour on -street parking restrictions to achieve four westbound approach lanes, but available right-of-way constraints still prevent the attainment of minlmally-acceptable LOS I'D" or better. -37- E. SUMMARY The Nasher Plaza regional impact review Indicates that the proposed development will have a positive impact on the local and regional economy, providing a net fiscal surplus of $160,542 to the City of Miami, $130,076 to Dade County, $750452 to the Dade County School District, and $5,722 to the South Florida Water Management District. The project site, as altered urban lands in downtown Miami, will be served by existing public utilities. Consequently, the project will have no undue adverse impact upon water quality, wetlands, plant and animal life, wastewater and solid waste management, drainage and water supply. The traffic impact analysis identified five ihtersections in the primary Impact area which will operate at unacceptable levels of service during peak hours In 1984. However, Nasher Plaza traffic accounts for only 6 percent or less of the total traffic at four of these intersections and 13 percent at the remaining intersection. In other words, the critical Intersections identified would break down under 1984 traffic volumes, with or without approval of the Nasher Plaza proposal. This situation results from the Intense development taking place In the Brickell Avenue area. Claughton Island, a previous DRI, will account for up to 50 percent of total 1984 traffic in the primary Impact area If bulldout Is realized by 1984. Further, the City of -38- y Miami has recently approved eight major office developments in the Brickell Avenue corridor without requiring adequate traffic impact studies, securing commitments from the developers to provide necessary access improvements, or preparing a capital improvements program to insure that the necessary improvements would be provided by the public sector. Indeed, right-of-way along Brickell to allow necessary roadway modifications and improvements has not been reserved. Parenthetically, although some of these eight developments qualified as developments of county impact, the Dade County Development impact Committee chose not to review any of these projects. Thus, neither the City nor County has acted to insure an adequate transportation network in this significant impact area. -39- 0$Q,0,7g0, mom PART III - DEVELOPMENT ISSUES A. EFFECTIVE GROWTH MANAGEMENT IN THE BRICKELL/MIAMI AVENUE AREA In the past few years, considerable interest and commitment from private developers has focused on the Miami downtown area.. Within the Downtown Development District, such projects as Miami Center. (Ball Point), the Miami Convention Center, the Downtown Government Center, the World Trade Center, and the Southeast Bank and Holywell Dupont Plaza development complex, are ample evidence of the emergence of downtown Miami. Concomitant to this growth in the downtown area is a major boom in office construction along the Brickell Avenue corridor. Including the 285,570 sq. ft. of rental area for the Nasher Plaza project, a total of 1,389,570 sq. ft. of net rentable office space is planned for construction by 1983 In this area south of the Miami River (see Figure 9 and Table 111.1). TABLE 111.1 OFFICE BUILDINGS PLANNED OR UNDER CONSTRUCTION IN THE BRICKELL AVENUE CORRIDOR BuiIding Nasher Plaza Flagship Center Forte Plaza on the Bay Barnett Center Doran Jason InterTerra Caribank Intercontinen- tal Bank U.S. immigration 8 Naturaliza- tion Service Estimated Net Rentable Location Completion Date Square Feet 701 Brickell Avenue 1983 285,570 777 Brickell Ave. Jan., 1980 280,000 1101 S. Bayshore Dr. Spring, 1981 118,000 800 Brickell Ave. Fall, 1980 175,000 25 S.E. 8th Street May, 1980 85,000 Brickell 6 Coral Way Feb., 1981 184,000 860 Brickell Ave. March, 1981 1000000 SE 13th St. 6 Brickell Dec., 1980 42,000 Brickell Ave., South Under Construc- 120,000 of River tion -40- Heavy demand for high -quality office space In downtown Miami and the Brlckell Avenue area, coupled with the extremely -limited supply of available office space (estimated vacancy rate of 2.4 percent as of June, 1979), has created the current construction boom. The supply of new office space, after a building boom in the early 1970's, has dropped off dramatically in the face of recent demand. This demand for office space is precipitated in part by the continued expansion of US foreign trade with Latin America. The depressed value of the US dollar on foreign currency exchanges, coupled with Miami's favorable geographic location and large Spanish-speaking population, gives the Greater Miami area a competitive advantage in US trade and tourism relations with Latin America. Also the current foreign currency exchange rate and South Florida's favorable winter climate have provided impetus to an expanding tourlsm.market from Northern Europe. In addition, proposed,liberalizatfon of State banking regulations would provide further stimulus to local economic growth by improving the prospects for local capital formation and reinvestment. Over the past 15 years, the Applicant estimates that an average of 89,600 square feet of office space have been absorbed (leased and taken off the market) annually in the Brlckell Avenue corridor. Of the other 1,104,000 square feet of new office space planned in the Brlckell Avenue area (excluding the proposed Nasher Plaza and Claughton Island), 447,000 square feet were reported as leased as of -41- mid -October, 1979. Applying the average annual office space absorption rate of 89,600 square feet, the balance represents an over 7 year supply of office space. Addition of the Nasher Plaza office space extends the supply to nearly 10 years. A factor Influencing -the effective rate of office space absorption In the Brickell Avenue area will be the pace and magnitude of future office construction In downtown Miami, Claughton Island, and in Coral Gables, which is rapidly becoming a major finance and commercial center. For example, recent discussions with developers of the Dupont Plaza area suggest the possible future addition of 1.8-2.4 million square feet of office space in downtown Miami. The ability of the market to absorb the expected supply of space will become increasingly uncerteln, if office construction continues at this pace. In addition, as more intense land use is permitted in downtown Miami, it becomes increasingly necessary to Insure that the required public facilities to serve development are provided. Only through the provision of adequate facilities, particularly transportation Infrastructure, can the City and private developers Insure that office space absorption will not be unnecessarily constrained. In other words, the long-term security of major private investments and the beneficial returns which these projects represent to the Region In temporary and permanent employment, construction expenditures, economic diversification and stabilization, and property taxes for essential services, all depend significantly on the availability of -42- adequate public servic9s and facilities, Including competitive accessibility, to support existing as well as to attract and accommodate future development. Unfortunately, however, the existing roadway network is inadequate to meet the future needs'of development and business activity already approved for location in the Brickell Avenue corridor and downtown Miami. The number and magnitude of additional developments proposed In the downtown area foretell no easy resolution of the individual and collective problems which these proposals present. The plans for Metrorail and the Downtown People Mover provide only a partial longer -range solution to current and projected congested traffic conditions In downtown Miami. Still unresolved are the necessary decisions on the final design of access improvements through DuPont Plaza, the connection of 1-95 and US i, and additional Miami River crossing capacity to relieve traffic bottlenecks currently experienced at the Brickell and South Miami Avenue bridge crossings. Clearly, this problem calls for a creative solution which provides for an effective growth management mechanism to assess the comprehensive and collective impacts of individual development proposals, existing and potential, In downtown Miami as well as the Brickell and Miami Avenue corridors and to assure that both the Individual and collective needs and impacts of such developments are addressed and resolved to the mutual satisfaction of public and private sector interests alike. -43- Perhaps the most crucial element to the successful implementation of such an impact assessment and resolution mechanism is the recognition by all parties involved that each has responsibilities and obligations to fulfill. A primary concern of a responslble developer in such a partnership'is that he receive fair and equitable treatment through the review of his project, its relation to other developments, and the assessment of the relative impact of each project on the supporting public infrastructure. In turn, a legitimate concern of the public sector is that the public interest be protected and that each project contribute a fair share towards the public facility and service costs necessary to sustain the development. Moreover, the public sector is concerned that the service and facility costs accruing to all areas affected by a development or group of developments be borne according to the real cost burden felt by each affected area. -44- a PART IV - RECOMMENDATIONS Based on evaluation of the positive and negative regional Impacts, It Is the recommendation of the Council to the City of Miami Commission that the Application for Development Approval for the Nasher Plaza office complex b'e approved, subject to the incorporation of the following conditions into the Development Order in recognition of the mutual responsibilities of the Applicant and the City of Miami in resolving and mitigating problems In the primary impact area: The Applicant will: 1. Pay for constructing a left turn lane from the existing center median on SE 8th Street to allow eastbound SE 8th Street traffic to turn left (northward) into the Nasher Plaza/Flagship Center property. 2a. Pay for restriping SE Bayshore Drive, extending from SE 8th Street to SE 12th Street, as a 4-lane roadway or any other laneage configuration mutually agreeable to the City, Dade County, and the Applicant. The City will: 2b. Prepare, in cooperation with Dade County Department of Traffic and Transportation, a restriping plan for SE Bayshore Drive and transmit the plan to the Applicant no later than 6 months following the issuance of a building permit for the proposed development. It shall be further understood that the City will not issue a certificate of occupancy for Nasher Center until the restriping work has been inspected and approved by the City Department of Public Works. 2c. Accept a peak -hour right turn restriction on exiting movements from parking lot access along SE 8th Street and a peak -hour left turn restriction on exiting movements from parking access drive along Brlckell Avenue. -45- 3a. Pay twenty-four (24) percent of 3b. cost of purchasing and Installing a traffic signal at SE 8th Street and SE Bayshore Drive. 4a. Agree to pay up to fourteen (14) 4b. percent of the cost of constructing a right lane on the south approach to SE 8th Street and Brickell Avenue, should such turn lane be required by the City and County in the future. 5. Not use any Invasive or harmful exotic vegetation species in the final pro- ject landscape plan. -46- Monitor, in cooperation with Dade County DOTT, the SE 8th Street/SE Bayshore Drive intersection to establish the appropriate timing for a warranted traffic signal. At such time as warranted, the City will cause said traffic signal to be Installed. Study, in any future plans submitted for development review on the parcel bounded by SE Bayshore Drive, SE 8th Street, Brickell Avenue, and Ambassador Drive, the need for a right turn lane on the north approach to the SE 8th Street/Brickell Avenue Intersection. The City will consult with DOTT on this needs study and, if determined to be warranted, the City will require the owner of the above identi- fied parcel, to dedicate this right- of-way for construction, by the City, of this right turn lane. 6. Complete arrangements with Claughton 'Island developers to insure that the left -turn lane Improvement agreed to by the developers will be completed within two years of the date of this development order. 7. Prepare, within twelve months of this development order, a small area growth management study to balance the de- sired use of the Brickell/Miami Avenue and Dupont Plaza area as a major business activity center with the public infrastructure Improvements necessary to support such use. The study must result In recommended land use regulations and a program of infrastructural improvements to support the intensity of activity that will be permitted in the study area. These recommendations shall be trans- mitted to Dade County and the la 8a. Promote the use of public transit by coordinating with MTA and OTA and by providing the necessary amenities (benches, shelters, etc.) to encourage bus ridership to and from the Plaza. -47- Regional Planning Council for review and comment, prior to their adoption by the City. Further, to Implement the adopted regulations and program of improve- ments, the City will formulate revised review procedures to evaluate the comprehensive and i collective impacts of development occurring within the Brickell/ Miami Avenue/Dupont Plaza area. The City will. transmit the revised procedures to the Regional Planning I Council and Dade County for review and comment, prior to their If adoption by the City. j 8b. Work closely with the Brickell Association and the Applicant to promote mass transit use by office tenants In the Brickell Avenue corridor and to actively encourage the adoption by Brickell area employers of such traffic measures as: voluntary ride -sharing programs; variable work hour schedules, including staggered work hours, flex -time, and a 4-day work week; employer -subsidized transit use, public promotion of transit use and on -street parking prohibi- tion and enforcement; which are intended to maximize the use of available roadway capacity. 9. Implement the following roadway modifications as Interim improvements to maximize the capacity of the Brickell corridor, in support of previously City -approved developments in the impact area: a) a left -turn lane on the east leg of the intersection of SE 8th Street and SE Bayshore Drive, b) placement of signalized traffic controls at SE 8th Street and SE Bayshore Drive, when warranted for effective traffic management (see Condition 3a d 3b ) B ' c) modification of the existing left - turn stacking lane on the east leg of SE 8th Street and Brickell Avenue, -48- d) an additional tapered merge lane on the southern leg of SE 8th Street and Brickell Avenue, e) truncation of the existing center median terminus on Brickell, If necessary, to allow signal - controlled, unrestricted left turn movements from westbound SE 8th Street to southbound Brickell Avenue, f) restriping of the existing south - bound lanes on Brickell Avenue between SE 7th and 8th Streets to permit two left turn lanes (to eastbound SE 8th Street) and two through lanes, g) if public right-of-way Is not available, obtain necessary right- of-way from the property owners of the parcel Identified by the street address of 800 Brickell Avenue, to permit the safe right turn movement from eastbound SE 8th Street to southbound Brickell Avenue and to allow smooth through flow from the west side of the northern leg of this intersection. h) restriping of the southern through lane on the western leg of SE 8th Street and Brickell Avenue to per- mit an optional right turn move- ment from this lane, () restriping of the center through traffic lane on the eastern leg of SW 7th Street and SW 4th Avenue to permit an optional left turn movement to southbound SW 4th Avenue, j) restriping of the westernmost through lane of the two approach lanes, southbound on SW 4th Avenue, to permit an optional right turn movement to westbound SW 7th Street, k) prohibition of sufficient on -street parking space extending along SW 4th Avenue from the SW corner of SW 7th Street and SW 4th Avenue southeastward to provide unconstrained through movement southbound. 1) construct a right turn lane for northbound Brickell Avenue approach to SE 8th Street, if warranted (see Condition 4b). 10. Incorporate all original and additional revisions to the originally -submitted Application for Development Approval into one complete Application and provide copies within 90 days of the issuance of a Development Order to the City of Miami, the Regional Planning Council, and the State Department of Community Affairs. 11. incorporate the Application for Development Approval by reference Into thy: Development Order of the City of Miami as follows: the Application for Development Approval is incorporated herein by reference and relied upon by the parties in discharging their statutory duties under Chapter 380, Florida Statutes. Substantial compliance with the representations contained In the Application for Development Approval is a condition for approval unless waived or modified by agreement among the parties." 12. This Development Order shall be null and void if substantial development of the site and transportation improvements specified above have not begun in two (2) years of the recorded date of the Development Order. Substantial development Is defined herein as the construction of all interim access Improvements specified by Condition for the City, Claughton Island developers, and the Applicant, and construction of building foundations for the proposed development. -49-