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UB MI I
T N T0 THS
PUBLIC R'O--tCpnD FOR
ITEM 0
N&
Brickell West Study
THE VISION OF MIAMI 21
• Through Miami 21, Miami's political leadership has provided the
vision to lead Miami towards becoming a greener and sustainable
World Class City for generations to come.
• Miami 21 represents an opportunity to enhance the quality of the
architecture, civic life and urban experience in the City.
• This study reveals that the proposed T6-24 transect zone for the
Brickell West neighborhood represents a lost opportunity to allow
this neighborhood to achieve its full potential.
2
rchitectu
urban planning
interior design
borgeF +
associates
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM �z_� ONS-�e o� ,
The Context
MIAMI'S URBAN CORE
The Brickell West area is an integral part of the greater Brickell
neighborhood. The area is bounded by downtown Miami, across the
Miami River to the north, and 1-95 to the west, which serves as a buffer
between this area and the Little Havana neighborhood on the other side
of 1-95.
Brickell West is ideal for development potential due to its location within
the City's urban core and because of the area's existing transportation
and infrastructure. There is no single-family housing in the area.
C7
borges.+
associates
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM ON(,n-co .
The Question
MIAMI 21 ZONING CODE
In studying MIAMI 21 and its T-6 24 transect zone, we have studied
individual sites and reviewed the impact of this new code to the West
Brickell Neighborhood.
1. The QUESTION becomes, why is the same intensity not being
applied in the majority of the Brickell West neighborhood as the
Brickell Village area to the east and the portion of Brickell West north
of NW 71h St.?
2. The City Planners should provide a CONISTENT T6-36 Transect
Zone throughout the entire Brickell West area, while leaving the
density as it exists.
interior design
0
borges+
associates
The Why ?
MIAMI 21 ZONING CODE
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM Qz_a ON
This study answers this question by offering a contrast in the proposed
T-6 24 to the T-6 36 as of right designation, which is being proposed for
the Brickell Village area, east of the Metro Rail tracks.
1. T6-36 will allow for a more efficient use of land.
2. Adequate infrastructure is present to support this intensity.
3. The T6-36 transect zone is consistent with the surrounding intensities to
the east and north.
4. T6-36 makes perfect ECONOMIC and TRANSPORTATION PLANNNING
sense.
5. It is good for the environment and complements the proposed "green
building" and "Smart Growth" concepts of the Miami 21 code by
condensing high growth near existing mass public transportation.
6. Suggested T6 -36a zone with an FLR of 12 provides a transition between
Brickell to the East and 1-95 serves as a buffer zone to the west.
4
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urban planning
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4
SUBMITTED INTO THE
� 0 +. PUBLIC RECORD FOR
ITEMvza ONS,
12
rickell West Area
Transportation Area Analysis
RICHARD GARCIA &
ASSOCIATES, INC.
TRANSPORTATION ENGINEERS
MR
1.
7-11
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LEGEND:
1.
Fifth St.
Metromover
Station
2.
Eighth St.
Metromover
Station
3.
Tenth St.
Metromover
Station
4.
Brickell
Metrorail
Station
5.
Brickell
Metromover
Station
6.
Financial
District
Metromover
Station
Brickell West Aerial Photo Showing
Existing Transportation Infrastructure with Walking Radii
15
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM, eza ONLJ:��o,.
• • ! I TCEA-Traffic Concurrency Exception Area
o City Falls within the UTA (Urban Infill Area)
o Exempt from the Florida Statutes on Concurrency
o Importance:
• Promote Infill Development & Re -Development
• Reduce Urban Sprawl
• Improve Mobility via: [On a Regional Level]
• Transit SUBMITTED INTO THE
• Pedestrian PUBLIC RECORD FOR
• Bicycling ITEMF2-.)-
—ON
RICHARD GARCIA &
ASSOCIATES, INC. R&A
16
E
DRI (Development Of Regional Impact)
Increment II
o Downtown Miami DRI — Areas:
Omni
sue�-i" rE�!�,ro rHE
PUBLIC RECORD FOR
ITEM ON:
CBD (Central Business District) i.e. Downtown
Brickell
• Brickell West lies within Increment II
• Transportation Supports Developments through the
Transportation Corridor Concept:
MOVE PEOPLE not just cars (Person -Trip)
Transit Capacity exists and can be increased by
reducing Headways.
o Increment III in -process
RICHARD GARCIA &
-7 ASSOCIATES, INC.
City Adopted Person -Trip Methodology
o Considers the Movement of People through:
r
Transportation Corridor Concept
TOTAL CORRIDOR CAPACITY which
includes:
Vehicular
Transit—Metro Rail, MetroMover, MetroBus
Pedestrian / Bicycling
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM ON
RICHARD GARCIA &
ASSOCIATES, INC.
EAR — Evaluation and Appraisal Report
o Further supported Person -Trip Concept
o TCM -Transportation Control Measures
Promote Multi -Modal Usage
Encourage Transit, Pedestrian & Bicycling
o Identified Level of Service (LOS) F Corridors
outside DRI
o Outside Brickell West Area
19
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM vz> ONE-�_,,.
RICHARD GARCIA &
ASSOCIATES, INC.
• I MetroRail Area of Influence-9-�UB�V�I `ED IN � 0 THE
PUBLIC �vORD FOR
o Radial In Nature
ITEMpz� ONLLoi�-,.
o MetroRail station location was selected based
on Radial "Area of Influence"
o 10 Minute Walking Radius:
Brickell West: 4.8 Minute Walking Distance to
MetroRail
Beyond Brickell West Area
o Equal intensity within the radius is more
efficient for increasing transit ridership
0 1-95 is a physical barrier
RICHARD GARCIA &
ASSOCIATES, INC.
0
WA
SUBMITTED INTO THE
Conclusion PUBLIC RECORD FOR
ITEMON.6�_,
o Purpose: UTA (Urban Infill Area)
DRI (Development of Regional Impacts)
P -T (Person -Trip)
EAR (Evaluation and Appraisal Report)
TE (Transportation Element)
o REDUCE AUTO DEPENDENCY
• Increase ridership and Transit Usage
o REDUCE SUBURBAN SPRAWL
o Each Project will need to Meet Traffic Requirements
INDEPENDENTLY
o DRI -Increment III will further evaluate Traffic
o Transportation Corridors Can Support T6-36 transect
zone for Brickell West
o Reaching a Critical Mass stimulates use of mass transit
RICHARD GARCIA &
ASSOCIATES, INC. K /
C
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM r>z_> -ON 6 -_; �,.
Brickell West Study
ECONOMIC BENEFITS
An economic analysis reveals that allowing T6-36 rather than T6-24
for Brickell West is consistent with the national trend for urban
centers. This zoning designation allows for high-quality projects in
this significantly under-utilized area of the City.
Allowing T6-36 for Brickell West produces multiple economic benefits,
such as:
1. Economic development opportunities, which leads to significantly
enhanced quality of life.
2. Provision of a significant investment opportunity in this area.
3. Creation of an economic engine to help induce sustainable growth.
4. Increased development fees and tax base for the City.
5. An increase in number of permanent jobs in Brickell West.
22Alik
AMSHARP 1, BRLT45ON & 0i3MPANY P.A.
CeniW Public Accountants & Business consonants
r,
u
Broickell West
SUBMITTEC INTO THE
PUBLIC RECORD FOR
ITEM Fz � ON&-D&�-b-7,
St U y
ECONOMIC IMPACT OF T6-24 VS. T6-36
The following chart shows the difference in construction employment,
wages and tax revenues which would be generated based on T6-24
vs. T6-36 intensity for Brickell West. The study assumes 50%
buildout of the area over a period of 20 years.
TRANSECT ZONE
EMPLOYMENT (DURING
CONSTRUCTION)
WAGE IMPACT (DURING
CONSTRUCTION)
TAXES (PER
YEAR)
T6-36 (FLR: 12)
9,443
$1,613,000,000
$101,000,000
T6-24 (FLR: 6)
4,384
$749,000,000
$47,000,000
DIFFERENCE
5,059
$864,000,000
$54,000,000
PERCENTAGE OF REDUCTION WITH T6-24 VERSUS T6-36:
53.5%
PRESENT VALUE OF TAX DIFFERENCE OVER 20 YEARS:
$673,000,000
Note: The numbers are derived from the impact per square toot of an average of ten recently approved development projects.
23
1k
& SHARPTON, BRL'NSON & COMPANY. I'..�.
61 Certified Public Accountants & Business Consultants
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM Pz a ON
Broickell West Study
ECONOMIC IMPACT OF T6-24 VS. T6-36
The following chart shows the difference in construction employment,
wages and tax revenues resulting if a specific Major Use Special
Permit project under construction in Brickell West (approved under
SD -7 Zoning) had been limited to the T6-24 Zoning designation.
ZONING DISTRICT/
TRANSECT ZONE
EMPLOYMENT (DURING
CONSTRUCTION)
WAGE IMPACT (DURING
CONSTRUCTION)
TAXES (PER
YEAR)
CURRENT: SD -7
243
$49,235,040
$2,771,415
PROPOSED:
T6-24 (FLR: 6)
134
$27,079,272
$1,524,278
DIFFERENCE
109
I $22,155,768
$1,247,137
PERCENTAGE. OF REDUCTION WITH T6-24 VERSUS T6-36:
45%
PRESENT VALUE OF TAX DIFFERENCE OVER 20 YEARS:
$15,542,083
24 SHARPTON, BRLMON & C'OMPAW, P.A.
leas, Cenifled Public Accountants at Business Consultants
SUBtiiIT T ED INTO THE
PUBLIC RECORD FOR
Tf
Mv�
ON6
Brickell West! uq
ECONOMIC IMPACT OF T6-24 VS. T6-36
Development F
Market Areas
Miami 21 -
Fast Quadrant
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BRICKELL AREA WEST 0
CATERGORIZED AS ONE
Proposed Miami 21 Development Fees Bonus Map
25
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PUBLIC BENEFITS
MARKET AREAS AND FEES:
• Area 1: MorningsidelBuena
Vista/Lemon CitylLittle River East of
FEC Railroad ($16.981 sq. ft.)
• Area 2: MorningsidelBuena
Vista/Lemon CitylLittle River West of
FEC Railroad (515.57 l sq. ft.)
• Area 3:OmnilEdgewater East of FEC • Area 4: Omni/Edgewater West of the
Railroad (S20.94 I sq. ft.) FEC Railroad (S20.941 sq. ft.)
• Area 5: CBD East of NE 2nd Avenue
(S15.091 sq. ft.)
• Area 7: River (S10.751 sq. ft.)
• Area 9: Brickell West of Brickell
Avenue (518.401 sq. ft.)
• Area 6: CBD West of NE 2nd Avenue
($21.761 sq. ft.)
• Area 8: Brickell East of Brickell Key
($25.00 1 sq. ft.)
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borq "S+
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM,pz-.-)- ON6-aa o�.
Broickell West Study
PLANNING PRINCIPLES
Allowing consistent INTENSITY in the Brickell West area is a
SMART GROWTH principle, and is consistent with the City of
Miami's Comprehensive Plan as well, as the Purpose and Intent of
Miami 21.
"New development should be structured to reinforce a pattern of
Neighborhoods and Urban Centers, focusing growth at transit
nodes rather than along Corridors." — from the draft of the Miami 21
Code 2.1.3.1.c.
di Lill interl0'r design
BROWARD COUNTY •y� ~'
MIAMI-DADE COUNTY t'
URBAN DEVELOPMENT BOUNDARY
BP CK=L_
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borges.+
assoaates
Brickell
SMART GROWTH
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM.Tz-',�- ON .
West Study
Smart Growth emerged as a reaction against suburban sprawl, and
it includes the following principles:
1. Strengthen and direct development towards existing
communities
2. Create walkable neighborhoods
3. Preserve open space, farmland, natural beauty and critical
environmental areas
4. Provide a variety of transportation choices
5. Provide a mixture of uses and a variety of housing options
6. Encourage community and stakeholder partcipation
•
borges+
associates
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM ez.a OW -n -o-7.
Brickell West Study
PLANNING PRINCIPLES
Designating T6-36 intensity in the Brickell West area is consistent
with good PLANNING PRACTICES and with the concept of
reducing sprawl, increasing walkability and public transportation
use.
Miami's mayor and political leadership have taken a leadership
role in encouraging green building; as part of this big picture view,
allowing T6-36 intensity for Brickell West will stimulate an ideal
central urban community with new green world-class mixed-use
projects, pedestrian friendly streets and the best access to the
existing mass public transportation system.
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ALIDwABLE BLRDING HEIGHT
(EMSTING P1 ZONING)
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SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM ez_> ON6
borges+
associates
I I I I I I I I I I I i u i i i
Diagram showing how the suggested T6-36 (FLR:12) zone for Brickell West
provides appropriate TRANSITION between Brickell and the area west of 1-95.
35
3rCnITe:.Tt1fe
urban planning
interior design
TALLEST EXOM SAM
BAST BRICIELL
TALLEST
EXISTING 8"NG
114EST BRMLL)
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n N Tin'
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II
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EXISTING G1 ZONING 2..!,.�
SUGGESTED MIAMI 21 T613648 (FLP 12)
CITY PROPOSED MIAMI 21 T676-60 (FLk 12)
LITTLE HAVANA (VARIES)
POC<LLI VASI
6I?IC<E-' [AY
_
y
Diagram showing how the suggested T6-36 (FLR:12) zone for Brickell West
provides appropriate TRANSITION between Brickell and the area west of 1-95.
35
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urban planning
interior design
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associates
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Detail — Brickell West — Showing
Proposed Miami 21 Transect Zones
3E
SUBMITTED INTO THE
PUBLIC RECORD FOR
ITEM ez a ON�s-,.
interior design
I i I i i i i r i i I
Brickel,,l West
CONCLUSION _ WHA' NOT?
SUBMI I I LD INTO THE
PUBLIC RECORD FOR
ITEM-pz.LON 6_ -6-,8
Study
REASONS FOR T6-36 FOR WEST T BRI KELL
6.
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borges+
associates 37
architecture
urban planning
interior design