HomeMy WebLinkAboutExhibit 1 - Midtown CRA PlanCity of Miami
March 2005
SECTION I:
SECTION II:
SECTION III:
SECTION IV:
MIDTOWN MIAMI
COMMUNITY REDEVELOPMENT PLAN
March 2005
GENERAL DESCRIPTION AND FINDING OF NECESSITY 3
GENERAL DESCRIPTION 3
MAPS OF MIDTOWN MIAMI
COMMUNITY REDEVELOPMENT AREA 5
LEGAL DESCRIPTIONS 8
FINDING OF NECESSITY -EXECUTIVE SUMMARY 10
CREATION AND POWERS OF THE_MIDTOWN MIAMI
COMMUNITY REDEVELOPMENT AGENCY 23
AUTHORITY TO UNDERTAKE REDEVELOPMENT ..24
SAFEGUARDS TO ENSURE REDEVELOPMENT
ACTIVITIES FOLLOW THE REDEVELOPMENT PLAN 26
SAFEGUARDS TO ENSURE FINANCIAL ACCOUNTABILITY 26
SAFEGUARDS TO ENSURE PROPER IMPLEMENTATION
AND PROJECT/PROGRAM ACCOUNTABILITY 27
SAFEGUARDS THROUGH RETENTION OF
CERTAIN POWERS BY THE COUNTY 27
PROVIDING FOR A TIME CERTAIN AND SEVERABILITY 27
SECTION V: MIDTOWN MIAMI CRA GOALS 29
SECTION VI: THE PRIMARY REDEVELOPMENT PROJECT&
REDEVELOPMENT PROGRAMS 33
SECTION VII: IMPLEMENTATION STRATEGY TO ENSURE REALIZATION
OF THE PRIMARY REDEVELOPMENT PROJECT 34
SECTION VIII: REDEVELOPMENT AGENCY FINANCING 40
SECTION IX: NEIGHBORHOOD IMPACTS OF PROGRAMS 45
SECTION X: THE PLAN AMENDMENT PROCESS 46
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SECTION I — GENERAL DESCRIPTION AND FINDING OF NECESSITY
GENERAL DESCRIPTION
During the past several years, the City of Miami has taken an active role in revitalizing
the Florida East Coast (FEC) Railroad corridor north of the Central Business District.
The City has intervened to stem the declining economic and physical conditions of the
corridor through a series of planning strategies intended to stimulate private investment.
Of particular importance is the 56-acre, former FEC-owned Buena Vista Yard, which
due to its centralized location and as the largest remaining tract of developable land
within the City of Miami, is viewed as a vital cog in this on -going revitalization effort.
The site is bounded by NE 36th Street on the north, NE 2nd Avenue on the east, NE 29th
Street on the south, and North Miami Avenue on the west and served as an overflow
storage yard for shipping containers for many years. The site was purchased by private
investors in November 2003 and subsequently subdivided into two separate plats:
Midtown Miami East (MME) on the east and Buena Vista West (BVW) on the west.
Midtown Miami East was further subdivided into "tracts" lettered A through I, and Buena
Vista West was subdivided into tracts lettered A through G.
Midtown Miami East (MME): Midtown Miami East will be primarily dedicated for
residential development. The proposed "Midtown Miami" project is a mixed -use
development comprised of approximately 2,800 condominiums, an office tower, a
condominium -hotel and spa, and approximately 119,000 square feet of retail and
restaurant uses on the ground floors of the office and condominium towers.
Buena Vista West (BVW): Buena Vista West will become primarily retail. The "Shops
at Midtown Miami," the retail component of Midtown Miami, will include: general
merchandisers, men's, women's and children's apparel, music and electronics,
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accessories, shoes, house wares, and a variety of themed restaurants intended to
serve both the neighborhood and regional retail markets.
Public and Private -sector investments will create and convey to the City, County and
CDD approximately 15-acres of public infrastructure to include: roadway, major
intersection redesign, lighting, signalization, medians; water and sewer, sanitary and
storm water sewers; drainage, streetscape/landscape and irrigation improvements;
sidewalks, irrigation bubblers, and planters for streetscapes in order to attract more than
$834 million in private -sector capital investments.
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MAPS OF MIDTOWN MIAMI
COMMUNITY REDEVELOPMENT AREA
Figure 1
SITE LOCATION
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Figure 2
AERIAL VIEW
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Figure 3
PROPERTY MAP
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LEGAL DESCRIPTION
As per the Findings of Necessity Study, the 56-acre Buena Vista Yard was
determined to contain blighted conditions and improper street patterns, leading to
unsafe conditions within the area.
MIDTOWN MIAMI EAST PARCEL
LEGAL DESCRIP7701V:
A portion of Western Boulevard Tract, as recorded in Piot Book 1 at Page 108; Together with
a portion of Centro/ Buena Vista, as recorded in Plot Book 121 at Page 71, all of the Public
Records of Dode County, Florida, and a portion of the N.E. of Section 25, Township 53
South, Range 41 East, Miami -Dade County, Florida. The overall boundary being more
particularly described as follows:
Commence at the Southwest corner of Lot 22 of said Western Boulevora' Tract; thence North
88 degrees 34 minutes 16 seconds East, along the North Right -of -Way line of N. E. 29th
Street, for 377.86 feet to a point of curvature being also the Point of Beginning of the
following described parcel of land; thence Northeasterly, along the arc of a circular curve
concave to the Northwest, said curve having a radius of 10.00 feet and a central angle of
76 degrees 20 minutes 56 seconds for an arc distance of 13.33 feet to a Point of
Tangency,. thence North 12 degrees 12 minutes 51 seconds East, along the Northwesterly
Right -of -Way line of the proposed Midtown Boulevard, for 2308.36 feet to a point of
curvature; thence Northeasterly, Northerly, Northwesterly and Westerly, along the arc of a
circular curve concave to the Southwest, said curve having a radius of 25.00 feet and a
central angle of 103 degrees 49 minutes 03 seconds for on arc distance of 45.30 feet;
thence North 01 degrees 36 minutes 12 seconds West, Radial to the last described curve, for
4.00 feet to a point on the South Right -of -Way line of N.C. 36th Street; thence North 88
degrees 23 minutes 48 seconds East, along the said South Right -of -Way line of N.E. 36th
Street for 447.00 feet to a point on the proposed West Right-of-Woy line of the Florida East
Coast Railway, said Right -of -Way Line lying approximately 28.00 feet Westerly of the
centerline of the existing railroad tracks; thence South 12 degrees 12 minutes 51 seconds
West, along said proposed Right -of -Way line, for 313.32 feet to a point of curvature,. thence
Southwesterly along the arc of a circular curve concave to the Southeast, said curve having a
radius of 1500.00 feet and a central ong/e of 03 degrees 07 minutes 24 seconds for an arc
distance of 81.77 feet to a Point of Tangency; thence South 09 degrees 05 minutes 27
seconds West, continuing along said proposed Right -of -Way line, for 99.75 feet to a point of
curvature; thence Southwesterly along the arc of a circular curve concave to the Northwest,
said curve having a radius of 3500.00 and a central angle of 03 degrees 07 minutes 24
seconds for an arc distance of 190.79 feet to a Point of Tangency; thence South 12 degrees
12 minutes 51 seconds West, continuing along said proposed Right -of -Way line, for 7665.22
feet to the North Right -of -Way line of N.E. 29th Street extended (The last five mentioned
courses being coincident with the easterly line of the 25 foot communication easement per
O.R.B. 20853, PG. 2873); thence South 88 degrees 34 minutes 16 seconds West, along the
said North Right -of -Way line and its extension for"446.72 feet to the Point of Beginning.
All of the above lying and being in Section 25, Township 53 South, Range 41 East, City of
Miami, Miami -Dade County, Florida.
NOTE$
7. TRACTS "J'; "K" AND "L" ARE RESERVED FOR EMERGENCY ACCESS AND PUBLIC VEHICULAR
ACCESS OVER AND UPON ANY ROADWAY TO BE CONSTRUCTED THEREIN. TRACTS ':1'; "K" AND "L"
ARE ALSO RESERVED FOR THE INSTALLATION AND MAINTENANCE OF PUBLIC UTILITIES SOBJECT TO
RESTRICTIONS OF RECORD.
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BUENA VISTA WEST PARCEL
LEGAL DESCRIPTION:
A portion of Western Boulevard Tract, as recorded in Plat Book 1 at Page 108; Together with
a portion of P/ot of the Montgomery Co's Subdivision, as recorded in Plat book 1 at Page
144; Together with a portion of Central Buena Vista, as recorded in Plat Book 121 at Page
71, ol/ of the Public Records of Miami —Dade County, Florida and a portion of the N.E. of
Section 25, Township 55 South, Range 41 East, Miami —Dade County, Florida. The overall
boundary being more particularly described as follows:
Begin at the Southwest corner of Lot 22 of said Western Boulevard Tract; thence North 01
degree 18 minutes 28 seconds West along the East Right —of —Way line of North Miami Avenue,
for 972.92 feet; thence North 01 degree 16 minutes 42 seconds West, continuing along said
East Right —of —Way line, for 1310.24 feet to the South Right —of —Way line of N.E. 36th Street;
thence North 88 degrees 23 minutes 47 seconds East, along the South Right—of—Wqy line of
N.E. 36th Street for 902.22 feet; thence South 01 degrees 36 minutes 12 seconds East,
radial to the next described circular curve, for 4.00 feet to a Point of Curvature; thence
Easterly, Southeasterly and Southwesterly, along the arc of a circular curve concave to the
Southwest, said curve having a radius of 25.00 feet and a central angle of 103 degrees 49
minutes 03 seconds for an arc distance of 45.30 feet to o Point of Tangency, being also the
West Right —of —Way line of Proposed Midtown Boulevard; thence South 12 degrees 12 minutes
51 seconds West, along said proposed Right —of —Way line, for 2308.36 feet to a Point of
Curvature; thence Southwesterly along the arc of a circular curve concave to the Northwest,
saki curve having a radius of 10.00 feet and a central angle of 76 degrees 20 minutes 56
seconds, for an arc distance of 13.33 feet to a Point of Tangency, being a/so the North
Right —of —Way line of N.E. 29th Street; thence South 88 degrees 34 minutes 16 seconds West,
along the said North Right —of —Way line, for 27.70 feet to the Southeast corner of Lot 16 of
said Western Boulevard Tract; thence North 01 degree 18 minutes 24 seconds West, along the
East line of said Lot 16, for 138.20 feet to the Northeast corner of said Lot 16; thence
South 88 degrees 34 minutes 16 seconds West along the North line of Lots 16, 17, 18, 19
and 20 of said Western Boulevard Tract, for 250.00 feet to the Northwest corner of said Lot
20; thence South 01 degree 18 minutes 28 seconds East, along the West line of said Lot 20,
for 138.20 feet to the Southwest corner of said Lot 20; thence South 88 degrees 34 minutes
16 seconds West, along the South line of Lots 21 and 22 of said Western Boulevard Tract,
for 100.00 feet to the Point of Beginning, subject to a proposed communications easement
over the Easterly 25.00 feet thereof.
Al/ of the above lying and being in Section 25, Township 53 South, Range 41 East, City of
Miami, Miami —Dade County, Florida.
1. AN EXPRESS PURPOSE OF THIS PLAT IS TO VACATE ALL THE RIGHTS —OF —WAY WITHIN THE
PLAT OF MONTGOMERY CO:s SUBDIVISION, LYING SOUTHERLY OF N.E. 36th STREET AND
EASTERLY OF NORTH MIAMI AVENUE.
2. TRACTS "G" AND "H" ARE DIMENSIONALLY NON—CONFORM/NG AND SHALL ONLY BE
"BUILDABLE" IF UNITED BY A "UNITY OF TITLE" OR "CONVENANT IN LIEU OF UNITY OF TITLE"
WITH ANOTHER CONFORMING TRACT OR IF "G" AND "H" ARE OTHERWISE CONFORMING Ar THE
TIME A BUILDING PERMIT IS SOUGHT FOR CONSTRUCTION ON SUCH TRACTS.
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FINDING OF NECESSITY — EXECUTIVE SUMMARY
Executive Summary
In the past several years, the City of Miami has taken an active role in revitalizing its
Florida East Coast (FEC) Railroad corridor north of the Central Business District (CBD).
The City has intervened to stem the declining economic and physical conditions of the
corridor through a series of planning implementation strategies intended to stimulate
private investment activity. Of particular importance is a 56-acre site located within the
geographic center of the corridor. The parcel, formerly owned by Florida East Coast
Railway, was most recently utilized as an overflow storage yard for containers used in
the maritime transportation of goods. Due to its centralized location and the fact that it
is the largest remaining tract of developable land within the boundaries of the City of
Miami, this property is viewed as a vital cog in this on -going revitalization effort.
In order to encourage development of the site, the Miami City Commission recently
adopted a resolution authorizing the City Manager to conduct a "Finding of Necessity
Study" for the creation of a Community Redevelopment Agency ("CRA") and to enter
into an Interlocal Agreement ("Agreement") between the City of Miami ("City"), Miami
Dade County ("County") and Midtown Miami Community Development District ("CDD"),
which secures financial contributions to the CDD by the City and the County to defray
the cost of parking infrastructure and a public plaza. Commitment to the project is also
evident in the Agreement, wherein the City's and the County's desire to create a CRA to
support in the revitalization efforts of the site is addressed in detail. The creation of a
CRA pursuant to Part III of Chapter 163 of the Florida Statutes and the powers
authorized by legislation will facilitate the planned redevelopment of the former Buena
Vista site and surrounding area by providing a public funding resource to leverage
private investment activity.
At the City's request, the Florida International University (FIU) Metropolitan Center
researched the necessary steps for the creation of a CRA. Creation of the agency is
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initiated by the governing body of a city or county adopting a resolution, supported by
data and analysis, finding the existence of one or more slum or blighted areas or a
shortage of housing affordable to low or moderate income persons within its jurisdiction.
The resolution must also find that the "rehabilitation, conservation, or redevelopment, or
a combination thereof" of the area is necessary.
For the purposes of the "Finding of Necessity for Redevelopment Study," the
geographic area is defined by the public right-of-ways that generally form the outer
boundaries of the former FEC Buena Vista Yard. The site is bounded by NE 36th Street
on the north; NE 2nd Avenue on the east; NE 29th Street on the south; and, North Miami
Avenue on the west. The study area is located 2 miles north of the City of Miami's
Central Business District (CBD), 5 miles east of Miami International Airport and 2 miles
west of Miami Beach. The site is 1/8 mile west of Biscayne Boulevard (US 1) and
immediately south of 1-195 and its north and southbound connections to 1-95.
The FEC Buena Vista Yard was purchased in December 2002 from FEC Railways by
Biscayne Development Partners, LLC, a joint venture between Midtown Equities and
Samuel & Company. The new owners subsequently proposed two separate projects on
the 56-acre site. The "Midtown Miami" portion is a proposed mixed -use development
consisting of 2,800 condominiums, a 150,000 square foot office tower, a 200-room
condo -hotel and spa and approximately 119,000 square feet of retail, and restaurants
on the ground floors of the office and condo towers. The second portion, "The Shops at
Midtown", consists of national anchor tenants, retail and restaurants. The project
proponents, Developers Realty (DDR), are also planning to enter into an agreement
with a residential developer to build 700 apartments above the "street of shops."
The "Finding of Necessity For Redevelopment Study" methodology included field
surveys of the former FEC Buena Vista Yard and supporting public infrastructure and
transportation network, and a review of current planning and economic development
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studies and reports of the area. The following excerpts offer insight into infrastructure
and transportation findings of the Study:
Infrastructure:
North Miami Avenue
North Miami Avenue, between NE 29th Street to NE 36th Street, forms the western
boundary of the study area. The arterial roadway carries significant traffic to and from
the Downtown area and 1-195. Commercial uses line the western side of the Avenue
backed by single family residential in the blocks extending west to NW 2nd Avenue.
The east side of the avenue that borders the Buena Vista site is an unsightly stretch
of public right-of-way and adjoining private land with overgrown vegetation that casts
a significant blighted appearance to the entire city block.
Figure 4. Crumbling sidewalks along North Miami Avenue
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Figure 5. Crumbling curbing and overgrown vegetation on North Miami Avenue
Figure 6. Crumbling sidewalks and unsanitary conditions on North Miami Avenue
The condition or absence of public infrastructure along North Miami Avenue creates
unsanitary and unsafe conditions in the area. These conditions include: broken
curbing, lack of sidewalks, poor landscaping, unavailable stormwater drainage,
inadequate street lighting for nighttime pedestrian and resident activity.
NE 36th Street
NE 364" Street, between North Miami Avenue and NE 2nd Avenue forms the northern
boundary of the study area. NE 36th Street is an arterial roadway that carries high
traffic volumes between Biscayne Boulevard and 1-195. The north side of the street
is primarily comprised of commercial uses that mark the southern entrance into the
Design District. The south side of the street is the main entrance into the former
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FEC Buena Vista Railway property. Similar to North Miami Avenue, the south side of
NE 36th Street is an unsightly stretch of public right-of-way and adjoining private land
that is highly incongruous with the physical improvements evident in the adjacent
Design District.
Figure 7. Lack of sidewalks, overgrown vegetation, collapsed fencing on NE 36t`' Street
Figure 8. Lack of sidewalks and overgrown vegetation on NE 36th Street
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Figure 9. Crumbling curbing and collapsed fencing at North Miami Avenue and NE 36th Street Intersection
The most blighted section of NE 36th Street extends east along the south side of the
roadway from the intersection of North Miami Avenue. Along this stretch, missing or
broken curbing, missing sidewalks, overgrown vegetation, inadequate street lighting,
absence of landscaping and a lack of stormwater drainage creates unsanitary and
unsafe conditions in the area.
NE 29th Street
NE 29th Street, between NE 2nd Avenue and North Miami Avenue, forms the
southern boundary of the study area. NE 29th Street is an arterial roadway that
carries heavy volumes of traffic between Biscayne Boulevard and points west of 1-95.
The street is primarily lined with a mix of commercial and retail uses. The physical
condition of the north side of NE 29th Street is very similar to North Miami Avenue
and NE 36th Street. This stretch of public right-of-way and adjoining private land is
unsightly with little supporting public infrastructure.
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Figure 10. Deteriorated sidewalks, overgrown vegetation and miscellaneous obstruction on NE 29th Street
Figure 11. Lack of sidewalks, overgrown vegetation, and unsanitary conditions on NE 29th Street
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Figure 12. Lack of sidewalks. overgrown vegetation and collapsed fence on NE 29th Street
The physical condition or absence of public infrastructure creates unsanitary and
unsafe conditions in the area. These conditions include: missing sidewalks and
curbing, inadequate stormwater drainage, overgrown vegetation, lack of landscaping,
and inadequate street lighting for nighttime pedestrian and resident activity.
Transportation:
North Miami Avenue
North Miami Avenue functions as a minor north and southbound arterial running
along the western boundary of the study area. The avenue accommodates traffic at
moderate levels and a lower level of travel mobility than principal arterials. It
distributes travel to geographic areas smaller than those identified with the higher
system. The land along the avenue consists of a mix of commercial and industrial
uses.
The study focused on the intersection of North Miami Avenue and NE 36th Street. An
intersection is defined as the area where two or more highways/streets join or cross,
including the roadway and roadside facilities for traffic movements within the
intersection. Each highway/street radiating from an intersection and forming part of it
is referred to as an intersection leg. In general, the alignment of the intersection
streets should permit users to perform readily the maneuvers necessary to pass
through the intersection with minimal interference. Thus, the alignment should be as
straight as practical and the intersecting legs should generally meet at right angles.
The following figures show a trailer tuck making a right turn from the westbound
inside lane on NE 29th Street to the northbound inside lane on North Miami Avenue.
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Figure 13. Right turn from the westbound inside lane on NE 29th Street
to the northbound inside lane on North Miami Avenue
Figure 14. Insufficient turning radii on NE 29th Street and North Miami Avenue intersection
The image clearly demonstrates that the turning radii at the intersection are
insufficient for a large truck to perform right turning maneuvers at any corner of the
intersection.
NE 29th Street and NE 2nd Avenue Intersection
NE 29th Street is a minor east and westbound arterial running along the south
boundary of the study area. NE 29th Street crosses the FEC Railroad between North
Miami Avenue and NE 2nd Avenue. The street section between 1-95 and NE 2nd
Avenue has four lanes reducing to two lanes east of NE 2nd Avenue. In addition to
the lane reduction, the intersection has a large offset causing it to operate
inefficiently. The centerline spacing between the east and westbound approaches is
nearly 19m (62 feet). The photos and figures below show the roadway misalignment
due to the offset intersection. As with the previous intersection, the turning radii at
the intersection are not sufficient to accommodate turning maneuvers by large
trucks.
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Figure 15. NE 29`h Street and NE 2nd Avenue Intersection
Figure 16. Off -set intersection at NE 29th Street and NE 2nd Avenue
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Figure 17. Off -set intersection at NE 29th Street and NE 2nd Avenue
NE 36th Street and NE 2nd Avenue Intersection
NE 36t" Street carries most of the vehicle trips entering and leaving this urban area, as
well as through traffic moving between 1-195 and Miami's Central Business District
(CBD). As such, NE 364" street is classified as an "urban principal arterial system."
The FEC Railroad bisects the five -legged intersection at NE 36th Street and NE 2nd
Avenue, creating a complex intersection geometry that is confusing to drivers. In
addition, because the intersection is less than 500 feet away from the intersection of
NE 36t" Street and Biscayne Boulevard (US 1), it suffers from frequent traffic spillback.
Traffic safety and efficiency needs to be addressed at this intersection. Removing
conflicting movements, realigning one or more of the intersection legs, combining
traffic movements at subsidiary intersections or making one or more of the legs one-
way. The re -design of the intersection will need to take into account ongoing and
planned redevelopment activities between 1-95 and the Biscayne Commercial
Corridor.
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Figure 18. NE 36th Street and NE 2nd Avenue Intersection
Study Conclusions
The study concluded that the former FEC Buena Vista Yard is an underutilized,
physically blighted site that has cast a negative image on this section of the City for
many years. In addition, the overall condition of the supporting public infrastructure and
transportation network within the surrounding public right-of-ways can be described as
deteriorated in accordance with the standards of Section 163.340(8), F.S. Specifically,
field surveys determined that the public infrastructure and transportation network in the
adjoining right-of-ways is generally decaying, insufficient, poorly designed or non-
existent. The street/roadway system in the area is faulty and inadequate and creates
unsafe conditions for both vehicular and pedestrian traffic.
It should be noted that the study determined the presence of two primary factors or
conditions that support the findings that the FEC Buena Vista Yard and adjoining right-
of-ways meet the standards of a "blighted area" as defined under 163.340(8) F.S.
Those factors are: 1) unsanitary and unsafe conditions, and 2) the predominance of
defective and inadequate street layouts and roadways. The study further concluded
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that the conditions of blight that exist, absent intervention, will continue to impact
negatively the physical appearance of the area and depress property values.
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SECTION II — CREATION AND POWERS OF THE MIDTOWN MIAMI COMMUNITY
REDEVELOPMENT AGENCY
The Midtown Community Redevelopment Agency was created pursuant to Florida's
Community Redevelopment Act of 1969, Florida Statutes 163.330 et seq., by City of
Miami Resolution No R-05- , passed and adopted on March 24, 2005, and in
accordance with the Finding of Necessity and delegation of powers set forth in Miami -
Dade County Resolution No. R-213-05, passed and adopted on March 1, 2005. As
provided in Miami -Dade County Resolution No. R-213-05, additional powers of the
Midtown Community Redevelopment Agency are to be delegated by inter -local
agreement.
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SECTION III — AUTHORITY TO UNDERTAKE REDEVELOPMENT
This Redevelopment Plan for the Midtown Miami Community Redevelopment Area has
been prepared in accordance with the Community Redevelopment Act of 1969, Chapter
163, Part III, Florida Statutes. Except where inapplicable, or when inclusion of a
programmatic element is impractical due to the nature of the development, the Plan
includes all elements enumerated in the Community Redevelopment Act of 1969.
In recognition of the need to prevent and eliminate the spread of slum and blighted
conditions, and inadequate traffic patterns within the community, the Community
Redevelopment Act confers upon counties and municipalities the authority and powers
to perform "Community Redevelopment Activities." For the purposes of the MIDTOWN
MIAMI CRA Plan, the following definition as provided in Chapter 163.340(9), Part III,
Florida Statute shall apply:
"Community redevelopment" or "redevelopment" means undertakings, activities,
or projects of a county, municipality, or community redevelopment agency in a
community redevelopment area for the elimination and prevention of the
development or spread of slums and blight, or for the reduction or prevention of
crime, or for the provision of affordable housing, whether for rent or for sale, to
residents of low or moderate income, including the elderly, and may include slum
clearance and redevelopment in a community redevelopment area or
rehabilitation and revitalization of coastal resort and tourist areas that are
deteriorating and economically distressed, or rehabilitation or conservation in a
community redevelopment area, or any combination or part thereof, in
accordance with a community redevelopment plan and may include the
preparation of such a plan."
The ability of a county or municipality to utilize the authority granted under the Act is
predicated upon the adoption of a "Finding of Necessity" resolution by the governing
body. This step was undertaken by the Miami -Dade Board of County Commissioners on
March 1, 2005, by the adoption of RESOLUTION R-213-05 on the "Finding of Necessity
for Redevelopment Study: FEC Buena Vista Yard Area" prepared by the Florida
International University Metropolitan Center.
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Additionally, where, as here, a county has adopted a home rule charter, authority to
undertake creation of a community redevelopment agency is further predicated on a
delegation of authority under the Community Redevelopment Act by the governing body
of the county. The Board of County Commissioners of Miami -Dade County delegated to
the City of Miami authority to create the Midtown Community Redevelopment Agency by
resolution R-213-05, passed and adopted on March 1, 2005. The Commission of the
City of Miami, created the Midtown Community Redevelopment Agency by resolution R-
05 , passed and adopted on March 24, 2005.
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SECTION IV — SAFEGUARDS TO ENSURE REDEVELOPMENT ACTIVITIES
FOLLOW THE REDEVELOPMENT PLAN
The MIDTOWN MIAMI COMMUNITY REDEVELOPMENT AREA (MIDTOWN MIAMI
CRA) Board shall be fully subject to the Florida Sunshine Law and will meet as
necessary to carry out the business of the Agency.
The MIDTOWN MIAMI CRA shall file an annual report with such bodies as required by
law. This report shall contain a programmatic overview of the activities of the MIDTOWN
MIAMI CRA as allowed by the Redevelopment Plan.
The MIDTOWN MIAMI CRA shall provide adequate safeguards to ensure that all
leases, deeds, contracts, agreements and declarations of restrictions relative to any real
property conveyed shall contain restrictions, covenants running with the land and its
uses, or other such provisions necessary to carry out the goals and objectives of the
Plan.
SAFEGUARDS TO ENSURE FINANCIAL ACCOUNTABILITY
1. The MIDTOWN MIAMI CRA shall maintain adequate records to provide for an
annual audit. The findings of the audit shall be presented at a public meeting of
the MIDTOWN MIAMI CRA Board, and such findings shall be forwarded to the
State Auditor General's Office by March 31st of each year for the preceding fiscal
year, which shall run from October 1st through September 30th. The annual Audit
Report shall be accompanied by the MIDTOWN MIAMI CRA Annual Report and
shall be provided to the governing body. Legal notice in a newspaper of general
circulation shall be provided to inform the public of the availability for review of
the Annual Audit and Annual Report.
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2. The MIDTOWN MIAMI CRA shall file all reports necessary to comply with the
"special districts" requirements of the State of Florida.
3. All MIDTOWN MIAMI CRA tax increment financing funds shall be held in a
Redevelopment Trust Fund.
SAFEGUARDS TO ENSURE PROPER IMPLEMENTATION AND
PROJECT/PROGRAM ACCOUNTABILITY
The MIDTOWN MIAMI CRA shall cause the following to be prepared, which shall be
presented at a regularly scheduled public meeting of the Midtown Miami CRA Board:
a) All reports and such other items as required by Florida Statute for the
operation of a CRA;
b) An annual report;
c) An annual audit; and
d) An annual budget.
SAFEGUARDS THROUGH RETENTION OF CERTAIN POWERS BY THE COUNTY
Powers retained by the County shall be provided in the Interlocal Agreement between
the Agency and the County.
PROVIDING FOR A TIME CERTAIN AND SEVERABILITY
All redevelopment activities of a contractual, financial and programmatic nature shall
have a maximum duration, or commitment of up to, but not exceeding, thirty (30) years
from the date of adoption by the Board of County Commissioners of Miami -Dade
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County. The start date for the thirty-year clock shall be the Plan adoption and approval
date of the Board of County Commissioners.
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SECTION V — MIDTOWN MIAMI CRA GOALS
The overall redevelopment goals of the Midtown CRA are as follows:
The Midtown Miami CRA shall seek to implement programs that support the private
sector led plans to transform the blighted former FEC Railroad Buena Vista site into an
economically vibrant mixed use development. More specifically, the following goals
pertain to implementation. It is anticipated that the specific project components may
change during the course of development based upon private investors' assessment of
market demand so long as the primary goal is maintained.
Primary Goal
• The Midtown Miami CRA shall support payment of debt service of bonds issued
by the CDD which will fund the development of an efficient public parking system
throughout the redevelopment area and a public plaza also know as the "Mid
Block Plaza."
Overall Redevelopment Goals
• The Midtown Miami CRA shall encourage an integrated system of pedestrian and
vehicular circulation, landscaping, greenscaped areas including public plazas,
and streetscape improvements.
• The Midtown Miami CRA will work and communicate with all interested
community groups towards the successful realization and implementation of all
redevelopment goals and programs.
• The Midtown Miami CRA shall encourage the private sector to create both
professional and service sector jobs to residents.
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• The Midtown Miami CRA shall comply with the goals, objectives and guidelines
of the City's development review boards for all redevelopment activities it
supports or initiates.
• The Midtown Miami CRA will work towards leveraging the maximum amount of
non -tax -increment financing resources possible to assist in redevelopment.
• The Midtown Miami CRA shall partner with public and private sector entities
towards the achievement of its redevelopment goals and to gain maximum
leveraging of assets and cooperation.
• The Midtown Miami CRA shall encourage environmental clean-up activities that it
considers to be in the best interest of the community and where environmental
problems are an obstacle to redevelopment.
• The Midtown Miami CRA will work in concert with the goals of the City of Miami
Comprehensive Plan, in addition to those established by Chapter 163, Part III,
Florida Statutes, as they relate to the Midtown Miami Community Redevelopment
Plan.
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Miami Comprehensive Neighborhood Plan:
The City of Miami, in anticipation of the site's potential redevelopment, amended the
Miami Comprehensive Neighborhood Plan in November 2003 by adding the Buena
Vista Yard Regional Activity Center (RAC) land use classification. The RAC
classification provides guidelines and standards for projects intended to appeal to a
regional market. The Comprehensive Plan amendment encourages "redevelopment in
identified Urban Infill" areas, and recommends the prompt review of "land use plan
amendments" to facilitate redevelopment. The following are excerpts from the
amendment:
Policy LU-3.1.2: Create Regional Activity Centers if appropriate in Urban Infill Areas
and Urban Redevelopment Areas to facilitate mixed -use development, encourage
mass transit, reduce the need for automobile travel, provide incentives for quality
development and give definition to the urban form. The permitted uses and density
and intensity of uses within a RAC shall be governed by the underlying future land
use map designations of the subject property, except as otherwise limited by the
designation of the RAC in the comprehensive plan. A designated RAC shall
routinely provide service to, or be regularly used by, a significant number of citizens
of more than one county; contain adequate existing public facilities as defined in
Rule 9J-5, F.A.C., or committed public facilities, as identified in the capital
improvements element of the City's comprehensive plan; and shall be proximate and
accessible to interstate or major arterial roadways.
Regional Activity Centers
Regional Activity Center (RAC). A Regional Activity Center designation is intended to
encourage and promote large-scale development and redevelopment as well as
small parcel infill development and redevelopment that facilitates a balanced mix of
land uses by providing maximum flexibility for development and redevelopment
activities.
In accordance with Chapter 28-24.014(10)(b)2, F.A.C., a Regional Activity Center in
the City of Miami shall be a compact, high intensity, high density multi -use area
designated as appropriate for intensive growth as an urban infill or urban
redevelopment area by the City and may include: residential use; commercial; office;
cultural and community facilities; recreational and entertainment facilities; hotels or
motels; transportation facilities; utilities; and appropriate industrial activities. The
major purposes of this designation are to facilitate mixed -use development,
encourage mass transit, reduce the need for automobile travel, provide incentives for
quality development and give definition to the urban form.
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Buena Vista Yard Regional Activity Center
The Buena Vista Yards Regional Activity Center is designated to be a Chapter 380
Regional Activity Center and, subject to amendment of the Strategic Regional Policy
Plan for South Florida by the South Florida Regional Planning Council, as a regional
development district (a geographic area specifically designated as highly suitable for
increased threshold intensity) for the purpose of increasing DRI thresholds.
Permitted uses shall be as for the underlying land use classification; however, the
following minimum and maximum development thresholds shall apply:
Residential: 2,000 units minimum / 4,500 units maximum
Commercial: 500,000 s.f. minimum / 1,200,000 s.f. maximum
Office: 80,000 s.f. minimum / 100,000 s.f. maximum
The City shall develop and implement design standards to address compatibility of
development within the Buena Vista Regional Activity Center with the surrounding
area, which design standards should further the following concepts:
■ New streets and avenues should connect to the existing street grid.
■ Sidewalks, as principal pedestrian throughways, should be designed to
create a comfortable outdoor public space to accommodate a range of
active and passive pedestrian activities.
■ Buildings should have ground floor uses that activate the street and relate
new development to surrounding areas.
■ The context and scale of new development should be reflected in new
building design, including the setting back of upper floors in order to
accommodate height while maintaining human scale at the pedestrian
level.
As stated above, the City of Miami has adopted design standards addressing the
aforementioned elements. See Exhibits II and III in the Appendix.
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SECTION VI — THE PRIMARY REDEVELOPMENT PROJECT & REDEVELOPMENT
PROGRAMS
The primary redevelopment project is limited to payment of the debt service on Bonds
issued by the CDD in accordance to the Interlocal Agreement between the City of
Miami, Miami -Dade County and Midtown Miami CDD and any administrative costs
incurred in the creation and functioning of the Midtown CRA to be provided for in the
interlocal agreement that sets forth the powers and duties of the Midtown CRA, and as
approved by Miami -Dade County in the annual budget. Said Bonds will fund the
improvements described below:
Parking Improvements The CDD shall fund and construct parking decks/garages
within the north, mid, and south blocks of the 56-acre site.
Parking Decks
Cars
Cost/Car
Total Cost
North Block
1,795
$16,143
$28,977,000
Mid Block
333
$15,322
$5,102,147
South Block
786
$14,324
$11,258,742
Parking Deck
2,914
$45,337,889
Public Plaza Public Plaza improvements are generally described as and may consist
of landscaping, fountains, benches, parking, decorative lighting, pavers and other
appurtenances. Mid Block Plaza will be located on or about the west side of Buena
Vista Avenue between NE 32nd Street and NE 34th Street.
Mid Block Plaza
$ 5,866,130
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SECTION VII — IMPLEMENTATION STRATEGY TO ENSURE REALIZATION OF THE
PRIMARY REDEVELOPMENT PROJECT
The following sets forth the current planned build out for each Development Area. It is
anticipated that the specific components may change during the course of
development based upon private investors' assessment of market demand, so
long as the primary goal to construct a public parking system and public plaza is
maintained.
DEVELOPMENT AREA 1:
Midtown Partners is currently developing the property within Development Area 1 for a
total of eight (8) high-rise condominium towers to be located on Tracts A through I of
Midtown Miami East and two buildings on Tract B of Buena Vista West comprised of an
office tower and a mixed -use facility. Midtown Partners anticipates that, at completion,
Development Area 1 will encompass approximately 3,000 residential condominium
units, an office tower, and a mixed -use facility, i.e. Condo/Hotel. The sizes of the
condominium units will vary and will be modified over time to meet market demands. On
May 6, 2004, Midtown Partners offered its first condominium tower with a wide range of
product from studio to bi-level and tri-level live/work spaces.
DEVELOPMENT AREA 2:
DDR (Corporation) is currently developing the majority of the retail portion of the
property within Development Area 2 (excluding the approximate 30,000 sq.ft. of retail
being developed by the Midtown West partnership on Tract D of BVW) as a retail facility
to be known as The Shops at Midtown Miami ("DDR Retail Facility"). The DDR Retail
Facility will feature three distinct retail zones, the North Block, the Mid Block and the
South Block.
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The North Block will total approximately 323,000 square feet of retail space featuring
five anchor tenants of sizes between 20,000 and 140,000 square feet. To the east, the
North Block will be bounded by Buena Vista Avenue and on the west by North Miami
Avenue, which will feature an eclectic mix of neighborhood -serving specialty retailers
and service providers.
The Mid Block West will feature a mix of anchor tenants. A pedestrian walkway will lead
shoppers from North Miami Avenue to a landscaped courtyard, complete with park
benches and a fountain as the focal point of this public space. Just across Buena Vista
(Avenue) is Mid Block East, a mix of up to 12 restaurants which will serve the needs of
residents, shoppers, tourists, and near -by office workers.
The South Block North will potentially feature a large anchor store, as well as general
retail stores. In addition, the Midtown West Partnership is developing the apartment and
live/work units in Development Area 2. The apartments and live/work units are scattered
throughout Development area 2 and are in a variety of configurations. In total, the
Midtown West Partnership expects 397 apartment units to be developed in
Development Area 2.
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Figure 19
MIDTOWN MIAMI COMPOSITE PLAN
(Proposed)
BUENA VISTA EAST PLAT
PLAT BOOK 161, PAGE 77
' Tract I
(Parcel1)
Midtown. BI
NE 1st Cou
Buena Vista Av
NE 1stAve,
Tract A
(North Block)
Tract BS
(Mid Rock
East)
Tract G
(Parcel 3)
Tract F
Parcel 4)
Biscayne By
•
Tract E
(Parcel5)
MID "I'OWN MIAMI KEY PLAN
--1 L
NE 2nd AV
Tract D
Parcel a)
Tract B
(Parcel B)
ract E Tract F
(South ce (South Block)
Block _
North)
BUENA VISTA WEST PLAT
PLAT BOOK 161, PAGE 78
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Figure 20
THE SHOPS AT MIDTOWN MIAMI
City of Miami Planning Department
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Figure 21
THE SHOPS AT MIDTOWN MIAMI
[Proposed for Mid Block -East — Tract D (BVW)]
LLLLLL..
i__LLL
L '_LL LL
-- LLL
L .L ._L
' , . ,LL
_LL—LL
L L L
Atka
LLL L
L L :_`LL
City of Miami Planning Department
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Figure 22
3 MIDTOWN MIAMI
[Proposed for the Northwest corner of East Coast Avenue and N.E. 34th Street]
City of Miami Planning Department
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SECTION VIII — REDEVELOPMENT AGENCY FINANCING SECTION
The data included in this section was obtained from the Midtown Miami Community
Development District, Special Assessment and Review Bonds, Series 2004A, Parking
Garage Project Report by Banc of America Securities, LLC on July 16, 2004, on pages
E-4 to E-7. To establish the basis for the agreements between the City of Miami, Miami
Dade County and the Midtown Miami Community Development District, we are
attaching as Exhibit I: the Interlocal Agreement entered into between the parties signed
on May 28, 2004. Section 3.3.3 of this agreement "establishes that any Tax Increment
Revenue on deposit in any calendar year in excess of the amounts due and transferred
to the District shall be refunded to the County and the City at the end of each fiscal year
on a pro-rata basis."
For purposes of calculating and establishing the contributions under the above
referenced Interlocal Agreement it is required to note that the Children's Trust Fund Ad
Valorem taxes are exempt from all TIF payments. It is anticipated that the specific
project components may change during the course of development based upon private
investors' assessment of market demand, so long as the primary goal to construct a
public parking system and public plaza is maintained.
Source: City of Miami Economic Department
City of Miami Planning Department
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2.0 Estimates for TIF Generated by the Developments
2.1 Estimated Value of the Developments
Table 3 provides estimates for the value of the development plan outlined
in Table 1. The total estimated total value exceeds $1 Billion without
allowance for inflation. These values are based on the construction costs
for the retail, office, mixed use, apartments and garage facilities. The
values for the condominiums are based an current sales prices.
Table 3. Estimated Value of the Developments
Cost per Sqft or
Component Square feet or Units Unit Total Costs
First Increment of Development
Retail with Land 600,000 $133 $79,800,000
Retailers FF&E 600,000 $15 $9,000,000
Apartments 397 $86,700 $34,419,900
Parking Structures $48,000,000
1st Condo Tower (Building 2) 325 $324,769 $105,550,000
Restaurant/bar in 1st Condo Tower 16,000 $150 $2.400,000
Second Increment of Development
2nd Condo Tower (Building 4) 325 $324,769 $105.550,000
Offices (square feet) 150,000 $150 $22,500.000
Restaurant/bar in Office Building 20,250 $150 $3,037,500
Restaurant/bar in 2nd Condo Tower 16,000 $150 $2,400,000
Mixed L lse Building (square feet) 120,000 $200 $24,000,000
Third Increment of Development
3rd Cando Tower (Building 1) 325 $324,769 $105,550.000
Retail in 3rd Condo Tower 26,000 $150 $3,900,000
4th Condo Tower (Building 3) 325 $324,769 $105,550,000
Restaurant/bar in 4th Condo Tower 16,000 $150 $2,400,000
Fourth Increment of Development
5th Condo Tower (Building 5) 325 $324,769 $105,550,000
Retail in 5th Condo Tower 25,000 $150 $3,750,000
Fifth Increment of Development
6th Condo Tower (Building 6) 325 $324,769 $105,550,000
Restaurant/bar in 6th Condo Tower 16,000 $150 $2,400,000
7th Condo Tower (Building 7) 325 $324,769 $105,550,000
Restaurant/bar in 7th Condo Tower 16,000 $150 $2,400,000
Sixth Increment of Development
8th Condo Tower (Building 8) 325 $324,769 $105,550,000
Retail in 8th Condo Tower 20,750 $150 $3,112,500
Total $1,087,919,900
Source: City of Miami Economic Department
City of Miami Planning Department 41
Last printed 3/31/2005 9:38:00 AM
2.2 Estimates of Taxable Value
Initial taxable values for real estate are generally based on either the sales
price for the real estate asset or on the construction cost for income
producing properties by Florida's property appraisers ("`PA'). However,
there are two major adjustments to the sale price or construction cost to
determine taxable value. First, Florida's Constitution requires
consideration (le. deduction for) the cost of sale. This is generally set at
1O% by PAs in Florida and is routinely applied against residential real
estate only. Second, condominiums that are owner -occupied can qualify
for Florida's homestead exemption, The homestead exemption reduces
the taxable value of the homesteaded properly by $25,000, Table 4
presents the estimates for taxable value for the Developments.
Table 4. Estimated Taxable Value of the Development
Component
First Increment of Development
Retail with Land
Retailers FF&E
Apartments
Parking Structures
1st Condo Tower (Building 2)
Restaurant/bar in 1st Condo Tower
Second Increment of development
2nd Condo Tower (Building 4)
Offices (square feet)
Restaurant/bar in Office Building
Restaurant/bar in 2nd Condo Tower
Mixed Use Building (square feet)
Third Increment of Development
3rd Condo Tower (Building 1)
Retail in 3rd Condo Tower
4111 Condo Tower (Building 3)
Restaurantlbar in 4th Condo Tower
Fourth Increment of Development
5Ih Condo Tower (Building 5)
Retail in 501 Condo Tower
Fifth increment of Development
6th Condo Tower (Building 6)
Restaurant/bar in fith Condo Tower
7th Condo Tower (Building 7)
Restaurant/bar in 7th Condo Tower
Sixth Increment of Development
sth Condo Tower (Building 8)
Retail in 8th Condo Tower
Total Costs Homestead Assessment
Exemption Ratio
Taxable Value
$79,800,000 100% $ 79,800,000
$9,000,000 100% $ 9,000,000
$34,419,900 100% $ 34,419,900
$48,000,000 0% $
$105,550,000 $3,687,500 90% $ 91,676,250
$2,400,000 90% $ 2,160,000
$105,550,000 $3,687,500 90% $ 91,676.250
$22,500,000 90% $ 20,250,000
$3,037,500 90% $ 2,733,750
$2,400,000 90% $ 2,160.000
524,000.000 90% $ 21.600,000
1105,550,000 $3,687,500 90% $ 91,676,250
$3,900,000 90% $ 3.510,000
$105,550,000 $3,687,500 90% $ 91,678,750
$2,400,000 90% $ 2,150,000
$105,550,000 13 687.500 90% $ 91,676,250
$3,750,000 90% $ 3,375, 000
S105.550.000 $3,687,500 90% 1 91,676,250
$2,400,000 90% S 2,160,000
$105,550,000 $3,687,500 90% $ 91,676.250
$2,400,000 9016 $ 2,160,000
$105,550,000 $3,687,500 90% $ 91,676,250
$3,112,500 9016 $ 2,801,250
Total $1,091.457,900 $ 921,699,900
Source: City of Miami Economic Department
City of Miami Planning Department 42
Last printed 3/31/2005 9:38:00 AM
2.3 Timing of Taxable Value
The Developments will occur aver an eight -year horizon with completion of
construction projected for February 2011. Table 5 provides the schedule
and the taxable values by increment without allowance for inflation.
Table 5. Development Schedule in Incremental Taxable Values
Project Increment Constructio Compietio On Taxes Value by
n Starts n Date Tax Receive Increment
Roll d
First Increment 4-Jun 6-Jun 7-Jan 8-Jan $217,056,150
Second Increment 5-Feb 7-Feb 8-Jan 9-Jan $138,420,000
Third Increment 5-Oct 8-Feb 9-Jan 10-Jan $189,022,500
Fourth Increment 7-Feb 9-Feb 10-Jan 11-Jan $95,051,250
Fifth Increment 7-Oct 10-Feb ,11-Jan 12-Jan $187,672,500
Sixth Increment 9-Feb 11-Feb 12-Jan 13-Jan $94,477,500
Total
$921, 699,900
2.4 Estimated Incremental Tax Revenues
Table 6 below estimates the TIF revenues generated by the
Developments to the Local Governments based on the following
assumptions:
• Current millage rates for the City of Miami (8.85 mills) and Miami -Dade
County (5,889 mills)
■ The increments of taxable value presented in Table 5.
• A 3% per year rate of inflation/appreciation for property in the
Development
Based on these considerations, the Developments will generate
substantial surplus TIF in each year compared to the obligations of the
Local Governments under the ILA. The lowest level of coverage comes in
2009 at 1.02 times the maximum amount allowed to be contributed by the
Local Governments to the District under the ILA. The coverage increases
dramatically as additional increments of development are completed. By
2013 when all of the development is on the tax rolls the coverage is
almost 3 times the ILA obligation.
Source: City of Miami Economic Department
City of Miami Planning Department
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Table 6. Estimated TIF and Coverage Under the ILA
Year IncremenlaI Value Cdy of Miami Miami -Dade County Total il_p Maximum Coverage
2008 1244,298,609 62.162.042.69 81,438,674.51 63,600.717.20 62.559,680.00 141
2009 $412,094,285 6,3.647.034.42 82426.823.24 $6,073,057.66 $5,999.360 1.01
2010 5650,159,863 55.753,914.79 63.828,791.44 $9,502.706.23 $5.999,360 1.00
2011 5786.565.708 56,961.106.51 64.632,08545 611,593,191.96 $5,999,360 1.93
2012 51,047,900,587 89,273,920.19 66.171,080.56 515,445.00.75 65,999,360 2.57
2013 $1,202,609,313 . $10.643,092 42 67,082,166.24 $17,725,258.67 65,999,360 2.95
7074 51.238,687,592. 810,962,385.19. 67,294.631.23 500,257316.43 $5.999,360 3.04
2015 81,275.848,220 511.291,256.75 87,513.470.17 616,894.72692 $5,999,360 3.13
2016 51,314,123,667 811,829,994.45 $7,73R,8T427 819,368,868.73 $5,999,360 3.23
2017 81,353,547,377 811.978,894.28 57;971,040.50 819,949,934.79 65,999,360 3.33
2018 $1.394.153.798 $12,338.261.11 88,210,171.72 $20,546,432.83 65,999,369 3.43
2019 51,435;978,412 812,708,408.95 68.456.476.87 621,164,885.82 $5,999,360 353
2020 $1,479,057,764 613,089,661 22 $8.710.371.17 621,799,832.39 $5.999.360 3.63
2021 $1,523,429,497 $13,482.351.05 58,971.476.31 622,453.827.36 $5,999,360 3.74
2022 51.569,132,362 513,886,821.58 59.240.620.60 623,127,442.18 65,999.360 3.85
2023 $1.616,206,354 S14,303,426.23 $9,517,839.22 823,821,265.45 65,999.360 3.97
2024 $1,664.692,544 614,732,529.02 69.803,37439 S24,535,903.41 $5,999,360 4.09
2025 61.714,633,321 615.174,504.89 $10,097,47563 $25,271,980.51 $5,999,360 4.21
2026 61.766.072,320 615,629.740.03 6 10.4 Op.3g9.ag $26,030.139.93 $5,999,360 4.34
2027 81,819,054.490 616.098.632.24 910,712.411.89 526.811,044.13 $5,999,360 4.47
2028 81,873,626,125 $16,581,59120 $11.033.78425 827,615,37545 65,999,360 4.60
2029 51,929,834,908 617,079,036.94 $11,364,797.78 828,443,836.71 $5,999,360 4.74
2034 $1,987,77.9.956 817,591,410.11 $11,705,74171 329,297.151.82 $5,999,360 4.88
2031 52,047,361,954 $16,119,152.41 $12.056,913.96 $30.176,066.37 65,999,360 5.43
2032 $2,108,782,710 618.662,726.98 612,418,621.38 $31.081,34836 $5,999,360 5.18
2033 $2,172,046,191 $19,222,60879 $12,791,180.02 832,013,788.81 95.999,360 5.34
2034 52,237,207,577 619.799,287.06 513,174,915.42 532.974,202.48 55,999,360 5.50
2035 62.304.323,804 $20,393.265.67 613,570,16288 633,963.428.55 85,999,350 5.66
2036 82,373,453,518 $21.005.063.64 $13,977,267.77 634.982.331.41 $5,999,360 5.83
2037 82,444.657.124 621,635,215.55 614,396,585.80 836,031,801.35 S5.999.360 6.01
2038 $2.517,996,838 622,284,272.01 614.828.403 38 $37.112,755.39 55,999,360 6.19
2039 $2,593,536,743 $22,952,800.17 $15,273,337.88 $38,226,138.05 65,999,360 6.37
2040 62,671,342.845 $23,641.394.18 815.731,538.01 $39,372.922.19 $5,999,360 6.56
Taal $484,715,795 6322.54tan 2 80107,257.186 6194,539,200
Source: City of Miami Economic Department
City of Miami Planning Department
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SECTION IX — NEIGHBORHOOD IMPACTS OF PROGRAMS
Public and private investment impacts a larger infrastructure improvement that will
facilitate major mix -use infill development that creates sustainable economic vitality in
an area currently marked by persistent poverty. The proponents and the private sector
investors believe that the project demonstrates the strength of public/private
partnerships to identify lasting market -based solutions to diversify the local economy,
thus creating an assortment of employment opportunities. The South Florida Regional
Planning Council has committed to fund $800k for environmental remediation of the
greater 56-acre site. In addition, the Florida Department of Transportation has
committed to fund $5.6m in infrastructure improvements that include new turn lanes,
sidewalks, street lighting and drainage, signs, and general improvements to the
roadways near or adjacent to the greater 56-acre site. These improvements create
links between the existing roads to the proposed project.
The proposed development enjoys high level of political capital and support from the
Mayors of the City and County along with their respective Commissions. Further
underscoring commitment to the project, the City of Miami and Miami -Dade County
have assembled a multi -disciplinary team consisting of representatives from
departments of economic development, planning, transportation, public -works, capital
improvements, law, and grants administration, from both governmental entities, who
meet on a regular basis to address issues associated with the project.
City of Miami Planning Department
Last printed 3/31/2005 9:38:00 AM
45
SECTION X — THE PLAN AMENDMENT PROCESS
The Midtown Miami Community Redevelopment Area (MIDTOWN MIAMI CRA)
Redevelopment Plan shall be in effect for a maximum of thirty (30) years from the date
of its adoption.
The Plan may need to be amended in order for it to maintain its relevance and currency;
to respond to priorities as they emerge; to serve new redevelopment areas; and to add
needed specificity as projects, tax increment revenues and expenditures are defined in
more detail over time.
Amendments to the Plan can only be made by the Board of County Commissioners
upon recommendations of the MIDTOWN MIAMI CRA Board. The MIDTOWN MIAMI
CRA will initiate any amendment action by adopting a Resolution recommending that
the Board of County Commissioners amend the Plan in a specified manner. The
MIDTOWN MIAMI CRA may then hold an advertised public hearing on the proposed
modification or amendment and approve the modification by passage of an appropriate
Resolution. Any amendment action also requires pre -notification of the affected taxing
authorities by registered mail.
The governing State Statute does not specifically require that Plan amendments be
reviewed by the Local Planning Agency (Planning Advisory Board) for conformity with
the Comprehensive Plan, but this may be advisable if there is any question relative to
an amendment's conformance with the Miami -Dade County Comprehensive
Development Master Plan. Also, at the time of amendment approval, the original
"findings" made at the time of Plan adoption [163.360(6)(a-d)F.S.] should be reaffirmed
with regard to the proposed amendment or modification.
If any provision of this Community Redevelopment Plan or subsequent amendments
shall be found to be invalid, unconstitutional or otherwise legally infirm, such provision
shall not affect the remaining portions of the Plan.
City of Miami Planning Department
Last printed 3/31/2005 9:38:00 AM
46
APPENDIX
Exhibit I Interlocal Agreement Among the City of Miami, Florida and Miami -Dade
County, Florida and Midtown Miami Community Development District
Exhibit II SD 27.1 Design Standards: Miami, Florida; January 2004
Exhibit III SD 27.2 Design Standards: Miami, Florida; January 2004
City of Miami Planning Department
Last printed 3/31/2005 9:38:00 AM
47
EXHIBIT I
INTERLOCAL AGREEMENT
AMONG
THE CITY OF MIAMI, FLORIDA
AND
MIAMI-DADE COUNTY, FLORIDA
AND
MIDTOWN MIAMI COMMUNITY DEVELOPMENT DISTRICT
DATED May �-�4Yr
, 2004
INTERLOCAL AGREEMENT
THIS INTERLOCAL AGREEMENT (the "Agreement") is made and executed this'Z"
day of May , 2004 among The City of Miami, Florida, a municipal corporation (the "City"),
Miami -Dade County, Florida, a political subdivision of the State of Florida (the "County"), and
the Midtown Miami Community Development District (the "District"), a local unit of special
purpose government established pursuant to Section 1.01(A)(21) of the County's Home Rule
Charter (the "Charter") and Chapter 190, Florida Statutes, as amended, known as the Uniform
Community Development Distnct Act of 1980 (the "Act").
WITNESSETH:
WHEREAS, it is the purpose and intent of this Agreement to permit and authorize the
City, the County and the District to make the most efficient use of their respective powers,
resources, authority and capabilities by enabling them to cooperate on the basis of mutual
advantage and to achieve the results provided for in this Agreement pursuant to Section 163.01,
Florida Statutes, known as the Florida lnterlocal Cooperation Act of 1969 (the "Cooperation
Act"); and
WHEREAS, it is the purpose of the Cooperation Act to provide a means by which the
City, the County and the District may exercise their respective powers, privileges, and authority
which they may have separately, but which pursuant to this Agreement and the Cooperation Act
they may exercise collectively; and
WHEREAS, Section 163.0I(5)(f) of the Cooperation Act provides that an interlocal
agreement may contain a method or formula for equitably providing for and allocating and
financing capital and operating costs for capital projects and for the payment of debt service,
including establishment of reserves on bonds, on the basis of the amount of benefits received or
conferred by each participating government; and
WHEREAS, all of the lands contained within the boundaries of the District are located
entirely within the boundaries of the City; and
WHEREAS, the Miami City Commission adopted Resolution No. R-03-- l 35 on
November 13, 2003, which supported the petition submitted to the County by Biscayne
Development Partners LLC for the creation of the District; and
WHEREAS, the District was created by the County pursuant to Ordinance No. 03-271
adopted by the Board of County Commissioners of the County on December ] 6, 2003 and
effective on December 26, 2003, for the purpose of delivering certain community development
services and facilities within and outside the boundaries of the District; and
WHEREAS, the District has decided to undertake the construction of certain roadways
(within and outside the boundaries of the District), water and sewer facilities, a storrnwater
management system, streetscape and landscape of parking garages pursuant to the Act as more
fully described in Exhibit A — Part 1 attached to this Agreement (the "Project"); and
1
WHEREAS, in connection with the construction of the Project, Biscayne Development
Partners LLC, a Florida limited liability company and previous owner of all the lands within the
boundaries of the District, or one or more of its affiliates, expects to develop a portion of a
mixed -use development within the boundaries of the District to be known as Midtown Miami
(the "Development") and has sold a portion of the lands within the District to Developers
Diversified Realty Corporation, an Ohio corporation, or one or more of its affiliates, which is
expected to develop the remaining portion of the Development (Biscayne Development Partners
LLC and Developers Diversified Realty Corporation and any applicable affiliate being
collectively referred to as the "Developer"); and
WHEREAS, without construction of the Project the Development cannot be built; and
WHEREAS, upon completion, the Development is expected to contain a retail shopping
center, residential condominium units with retail areas, an office tower with retail areas, rental
apartments, a hotel, an entertainment facility which will include retail areas and a spa, public
plazas, and parking facilities; and
WHEREAS, the Development is expected to stimulate economic development and
growth within the City and the County benefiting their citizens and to generate significant
revenues for the City and the County, including without limitation, increased ad valorem tax
revenue, sales tax revenue, gas tax revenue, tourist or convention development tax revenue and
other fees and charges related to the Development; and
WHEREAS, in light of these significant material benefits to be received and enjoyed by
the County and the City and their respective residents and the fiscal benefit anticipated to be
received by the County and the City as a result of the development of the Development, and in
consideration for the performance by the District of its obligations described in this Agreement,
the County and the City•have agreed to participate in the development of the Project by making
annual Economic Incentive Payments (defined herein) to the District to help defray a portion of
the costs of the Project and as an additional source of security for the Bonds (defined herein), all
in accordance with the terms of this Agreement; and
WHEREAS, pursuant to Chapter 163, Part 1I1, Florida Statutes, as amended (the
"Redevelopment Act"), the City and the County desire to cause the Community Redevelopment
Agency (defined herein) to establish the Community Redevelopment Area (defined herein), and
a community redevelopment plan, to enable the Community Redevelopment Agency to remove
slum and blight within the boundaries of the Community Redevelopment Area; and
WHEREAS, the Redevelopment Act transfers redevelopment powers to counties with
home rule charters such as the County, which is authorized to delegate certain of those powers to
a municipality such as the City; and
WHEREAS, in the event that the Community Redevelopment Area is established, the
County and the City shall cause the Community Redevelopment Agency to contribute Tax
Increment Revenues (defined herein) to the District, and the County and the City shall reduce the
2
amount of Economic Incentive Payments to be paid to the District in proportion to the amount of
Tax Increment Revenues paid to the Distnct and shall, under certain circumstances, terminate
their obligations to pay Economic Incentive Payments entirely, all in accordance with Article III
of this Agreement; and
WHEREAS, the District intends to finance a portion of the costs of the Project as set
forth in more detail in Exhibit A — Part 2 (the "Parking Garage Project"), from the proceeds of
one or more series of Bonds, and a portion of the costs of the Project as set forth in more detail in
Exhibit A — Part 3 (the "General Infrastructure Project"), from the proceeds of the County Loan
(defined herein); and
WHEREAS, in the event that the County Loan is not provided to the District, the Distract
intends to finance the General Infrastructure Project from the proceeds of General Infrastructure
Project Bonds (defined herein); and
WHEREAS, the District intends to secure payment of the County Loan through the levy
of non -ad valorem special assessments (the "Special Assessments") and to secure payment of the
Bonds through Special Assessments, Economic Incentive Payments and Tax Increment
Revenues received under this Agreement, as provided in the Indenture and the Loan Documents;
and
WHEREAS, the parties have executed this Agreement for the purpose of setting forth (i)
the obligations of the District in providing the Project; (ii) the conditions under which the County
and the City shall be required to make Economic Incentive Payments to the District; iij the
conditions under which the County and the City shall cause the Community Redevelopment
Agency to pay Tax Increment Revenues to the District; (iv) the amounts to be paid by the
County and the City and the sources from which the County and the City may, and rnay not,
make such payments; (v) the obligation of the City and the County to cause the Community
Redevelopment Agency to establish the Community Redevelopment Area; and (vi) other specific
provisions relating to the payment of funds by the County and the City to the District; and
WHEREAS, in order to equitably apportion the burden of the costs of the Parking
Garage Project, the District shall use the Economic Incentive Payments received from the City
and the County and the Tax Increment Revenues received from the Community Redevelopment
Agency to reduce the amount of Special Assessments actually collected on each parcel of land
specially benefited by the Parking Garage Project in proportion to the amount of Economic
Incentive Payments and/or Tax Increment Revenues generated by each such benefited parcel, all
in accordance with the terms and conditions of the Indenture (defined herein) and the Special
Assessment proceedings of the District; and
WHEREAS, the acquisition, construction, equipping and financing of the Project
constitutes a public purpose in accordance with Section 166.021, Florida Statutes, and Section
125.045, Florida Statutes, and is in the best interests of all of the parties and their respective
residents and citizens;
3
NOW THEREFORE, for and in consideration of the mutual premises set forth above
and the covenants, obligations, duties and benefits set forth in this Agreement, the District, the
City and the County agree as follows:
ARTICLE I
DEFINITIONS
Section L.1 Definitions. In addition to terms defined within the text of this
Agreement and in the Indenture, the capitalized terms set forth below shall have the following
meanings, unless the context requires a different meaning:
"Annual Debt Service" shall mean level payments of principal and interest on the Bonds
each year in accordance with the debt service schedule determined at the time the Bonds are
issued.
"Bonds" shall mean the Midtown Miami Community Development District Special
Assessment Bonds issued initially in one or more series pursuant to the provisions of the
Indenture to finance the Parking Garage Project. "Bonds" shall not include the General
Infrastructure Project Bonds.
"Certificate of Occupancy" shall mean a certificate of occupancy issued by the City
pursuant to Section 106.1 of the Florida Building Code.
"Community Redevelopment Agency" shall mean a community redevelopment agency
established by the City pursuant to the Redevelopment Act, with such powers delegated to it by
the County pursuant to the Redevelopment Act.
"Community Redevelopment Area" shall mean the community redevelopment area
established by the County and the City pursuant to the Redevelopment Act that has the same
boundaries as the District and from which Tax Increment Revenues shall be derived.
"Completed Development Component" shall mean a Development Component with
respect to which a Certificate of Occupancy has been issued.
"County Loan" shall mean the loan by the County to the District derived from the
proceeds of the Section 108 Loan and secured by a pledge of Special Assessments in accordance
with the Loan Documents.
"Development Component" shall mean each of the development components listed in
Schedule 1.
"Economic Incentive Payment" shall mean annual payments to be made by the City
and the County, respectively, from legally available Non -Ad Valorem Revenues, payable in
accordance with Schedule 1 and Article I1I of this Agreement.
4
"Event of Impossibility" shall mean any official governmental action, whether
legislative, executive or judicial, with regard to environmental contamination or adverse zoning
changes that renders construction of the office component of Phase II impossible.
"Financial Advisor" shall mean an independent financial advisor engaged by the
. District, the City and the County for the purpose of delivering the certification in Section
3.4.1(B)(4) of this Agreement; provided, however, that the fees and expenses of the Financial
Advisor shall be paid by the District.
"Fiscal Year" shall mean October 1 through September 30 of each year.
"General Infrastructure Project Bonds" shall mean one or more series of bonds issued
under the Indenture to finance the General Infrastructure Project, and any additional bonds issued
to refund all or a portion of the General Infrastructure Project Bonds or to complete the General
Infrastructure Project. Neither Economic Incentive Payments nor Tax Increment Revenues shall
be pledged to any such bonds.
"Indenture" shall mean the Master Trust Indenture, as amended and supplemented from
time to time, to be entered into by and between the Distract and Wachovia Bank, National
Association, as Trustee, in connection with the issuance of the Bonds and the General
Infrastructure Project Bonds, if any.
"Loan Documents" shall mean the note, loan agreement and other related documents
with respect to the County Loan.
"Maximum Annual Debt Service" shall mean, as of any particular date of calculation,
the greatest amount of Annual Debt Service for the then current or any future bond year.
"Non -Ad Valorem Revenues" shall mean, with respect to the City and the County, as
applicable, all revenues of the City and the County derived from any source whatsoever, other
than ad valorem taxation on real or personal property, which is legally available to make the
Economic Incentive Payments required herein, but only after provision has been made by the
City or the County to pay for services and programs which are necessary for essential public
purposes affecting the health, welfare and safety of the inhabitants of the City or the County or
which are legally mandated by applicable law.
"Progress Report" shall mean the progress report required to be delivered by the District
to the City pursuant to Section 3.2.2 which shall include a description of the Development
Component and a copy of the Certificate of Occupancy for the described Development
Component.
"Redevelopment Trust Fund" shall mean the redevelopment trust fund to be
established pursuant to Section 163.387 of the Redevelopment Act in which all Tax Increment
Revenues shall be deposited by the Community Redevelopment Agency.
5
"Section 108 Loan" shall mean a loan by the U.S. Department of Housing and Urban
Development to the County under Section 108 of the Housing and Community Development Act
of 1974 for approximately $20,600,000.
"Tax Increment Revenues" shall mean the tax increment revenues generated within the
Community Redevelopment Area and deposited in the Redevelopment Trust Fund pursuant to
the Redevelopment Act.
ARTICLE II
REPRESENTATIONS; FINDINGS
Section 2.1 The County represents and wan -ants as follows:
2.1.1 The County is duly organized and validly existing as a political subdivision of the
State of Florida.
2.1.2 The County has full power and authority to enter into the transactions
contemplated by this Agreement and to carry out its obligations under this Agreement.
2.1.3 The County has duly authorized the execution and delivery of this Agreement,
and assuming its due authorization, execution and delivery by the City and the Distract, this
Agreement constitutes a valid and legally binding obligation of the County, enforceable in
accordance with its terms, except to the extent that its enforceability may be limited by any
applicable bankruptcy, insolvency, moratorium, reorganization or other similar laws affecting
creditors' rights generally, or by the exercise of judicial discretion in accordance with general
principles of equity.
Section 2.2 The City represents and warrants as follows:
2.2.1 The City is duly organized and validly existing as municipal corporation under the
laws of the State of Florida.
2.2.2 The City has full power and authority to enter into the transactions contemplated
by this Agreement and to carry out its obligations under this Agreement.
2.2.3 The City has duly authorized the execution and delivery of this Agreement, and
assuming its due authorization, execution and delivery by the County and the District, this
Agreement constitutes a valid and legally binding obligation of the City, enforceable in
accordance with its terms, except to the extent that its enforceability may be limited by any
applicable bankruptcy, insolvency, moratorium, reorganization or other similar laws affecting
creditors' rights generally, or by the exercise of judicial discretion in accordance with general
principles of equity.
Section 2.3 The District represents and warrants as follows:
6
2.3.1 The District is duly organized and validly existing as a local unit of special
purpose government under the Act and the Charter and as an independent special district under
Chapter I 89, Florida Statutes.
2.3.2 The District has full power and authority to enter into the transactions
contemplated by this Agreement and to carry out its obligations under this Agreement and to
issue the Bonds and the General Infrastructure Project Bonds, if any, pursuant to the Act.
2.3.3 The District has duly authorized the execution and delivery of this Agreement,
and assuming its due authorization, execution and delivery by the County and the City, this
Agreement constitutes a valid and legally binding obligation of the District, enforceable in
accordance with its terms, except to the extent that its enforceability may be limited by any
applicable bankruptcy, insolvency, moratorium, reorganization or other similar Iaws affecting
creditors' rights generally, or by the exercise of judicial discretion in accordance with general
principles of equity.
Section 2.4 The City and the County agree as follows:
2.4.1 The County and City shall take all action necessary to cause the Community
Redevelopment Agency to establish the Community Redevelopment Area as soon as practicable,
and to amend this Agreement to include the Community Redevelopment Agency as a party, if
necessary.
2.4.2 The County and the City shall cause the annual budget for the Community
Redevelopment Agency to require the Community Redevelopment Agency to pay Tax Increment
Revenues from the Community Redevelopment Area to the District annually in accordance with
Article III of this Agreement. Excess Tax Increment Revenues shall be retained by the
Community Redevelopment Agency in the Redevelopment Trust Fund and refunded to the City
and the County at the end of each fiscal year of the Community Redevelopment Agency on a
pro-rata basis in accordance with the annual budget and the Redevelopment Act.
2.4.3 The County and the City shall cause the Community Redevelopment Area and the
Community Redevelopment Agency to remain in existence and the Tax Increment Revenues to
remain unencumbered (except as contemplated by this Agreement) for so long as the Bonds are
outstanding under the Indenture.
2.4.4 The County and the City shall enter into such agreements, and cause the
Community Redevelopment Agency to enter into such agreements, and provide such annual
information, and cause the Community Redevelopment Agency to provide such annual
information, as shall be necessary to comply with Securities and Exchange Commission Rule
I5c2-12 with respect to the Bonds. The County and the City shall provide, and cause the
Community Redevelopment Agency to provide, information to the District necessary for
inclusion in the Preliminary Limited Offering Memorandum and the Limited Offering
Memorandum relating to the Bonds, and shall execute such closing certificates at the time of
issuance of the Bonds as shall be reasonably requested by the District and the underwriter of the
Bonds as to the accuracy of the information provided by each for inclusion therein.
7
Section 2.5 The District agrees as follows:
2.5.1 The Indenture shall provide that the holders of the Bonds will be on a parity with
the County Loan and the General Infrastructure Project Bonds, if any, with respect to the Special
Assessments. The District shall not pledge, permit a hen to be filed against or encumber in any
manner the Special Assessments, other than as provided in this Agreement, the Indenture and the
Loan Documents.
2.5.2 The District approves the establishment of a Community Redevelopment Area
and the Community Redevelopment Agency by the County and the City to fund the Tax
Increment Revenues and agrees to amend this Agreement to add the Community Redevelopment
Agency as a party, if necessary.
2.5.3. The District shall not dissolve or expand or contract its boundaries for so long as
the County Loan is outstanding under the Loan Documents and the Bonds are outstanding under
the Indenture.
Section 2.6 It is found and declared that:
2.6.1 Expending public funds to finance the construction of the Project is in the best
interests of the City, the County and the Distract and their respective citizens and residents.
2.6.2 Expending public funds to finance the construction of the Project will serve the
valid and important public purpose of economic development and redevelopment by improving
the local infrastructure of the City and the County and facilitating the development of the
Development.
2.6.3 The construction of the Project and the development of the Development will
serve the valid and important public purpose of protecting the health and welfare of the citizens
of the City, the County and the District by fostering economic growth within the District and
eliminating blight by attracting, creating and retaining retail and commercial business enterprises
and residential development in the City and the County.
2.6.4 As part of the development of the Project, lands within the District will be
designated as a "brownfield site" and will be subject to remediation of environmental hazards
ARTICLE III
FINANCING PLAN
Section 3.1 Generally.
3 1.1 Pursuant to the terms of the Indenture, the District shall issue the Bonds to pay a
portion of the costs of the Project, and shall levy Special Assessments pursuant to the Act and
Chapter I 70, Florida Statutes, to the extent and in the amount necessary to pay outstanding debt
service on the Bonds, the County Loan and the General Infrastructure Project Bonds, if any. As
provided in the Indenture, for each bond year, the District shall evidence and certify to the tax
collector or cause the property appraiser to certify to the tax collector for collection pursuant to
Chapter 197, Florida Statutes, or any successor statutes, as applicable, an amount equal to the
Special Assessments levied by the District less the amount of Economic Incentive Payments and
Tax Increment Revenues received by the District and available for payment in such bond year.
In accordance with Section 3.2.3 below, the amount of Economic Incentive Payments to be paid
by the County and the City each year shall be reduced by the amount of Tax Increment Revenues
paid by the Community Redevelopment Agency in such year, and in the event the conditions set
forth in Section 3.4 below are satisfied, the obligations of the County and the City to contribute
Economic Incentive Payments shall be released. As provided in the Indenture, all Economic
Incentive Payments and Tax Increment Revenues received by the District will be held by the
Trustee in the funds and accounts established under the Indenture and disbursed by the
Trustee in accordance with the terms and conditions of the indenture.
3.1.2 In the event that the County Loan is not provided to the District, the District may
issue the General Infrastructure Project Bonds or make alternate arrangements satisfactory to the
County and the City to finance the costs of the General Infrastructure Project, as set forth in more
detail in Section 3.2.4 below. The General Infrastructure Project Bonds shall be secured by
Special Assessments on a parity with the Bonds.
3.1.3 The County and City are not responsible for any other costs or expenses of any
kind with respect to the Parking Garage Project other than debt service on the Bonds as expressly
provided for in this Agreement.
3.1.4 In the event Economic Incentive Payments and/or Tax Increment Revenues are
insufficient to meet the Annual Debt Service on the Bonds, the District shall be responsible for
the deficiency, and the District may collect Special Assessments to pay for such deficiency.
Section 3.2 Economic Incentive Payments.
3.2.1 Subject to Subsection 3.2.4 and 3.2.5, and Section 3.4 below, the City and the
County shall each pay the Economic Incentive Payments to the District in the amounts set forth
in Schedule I for each Completed Development Component, provided that such Economic
Incentive Payments do not exceed the corresponding Annual Debt Service requirements on the
Bonds. The Economic Incentive Payments for each Completed Development Component as set
forth in Schedule I shall become payable to the District annually as described in Subsection 3.2.2
below, commencing as follows: (i) Economic Incentive Payments for the Completed
Development Components for Phase I shall commence in the calendar year following the
calendar year in which Certificates of Occupancy have been issued for at least ninety percent
(90%) of the Development Components for Phase I, which shall include the retail component, as
described in Schedule I of this Agreement, continuing each and every year thereafter
(irrespective of Certificates of Occupancy for Development Components in future phases)
through the term of this Agreement, subject to reduction in accordance with Subsection 3.2.3
below and elimination pursuant to Section 3.4 below, (ii) Economic Incentive Payments for
Completed Development Components for Phase II shall commence in the calendar year
following the calendar year in which Certificates of Occupancy have been issued for at least
ninety percent (90%) of the Development Components for Phase If, which shall include the
9
office component unless development of the office component is subject to the occurrence of an
Event of Impossibility (such an Event of Impossibility shall not reduce the foregoing 90%
requirement), continuing each and every year thereafter (irrespective of Certificates of
Occupancy for Development Components in future phases) through the term of this Agreement,
subject to reduction in accordance with Subsection 3.2.3 below and elimination pursuant to
Section 3.4 below.
3.2.2 No later than January 3I51 of each year during the term of this Agreement, the
District shall submit a progress report (the "Progress Report") to the City, the County and the
Community Redevelopment Agency setting forth the Completed Development Components, if
any, as of January 1 of that year. For each Completed Development Component identified in
such Progress Report, the City shall verify that a Certificate of Occupancy was issued for each.
No later than December 3151 of that same year, the City and the County shall pay to the District,
subject to reduction in accordance with Subsection 3.2.3 below, the Economic Incentive
Payments set forth in Schedule f due for each Completed Development Component described in
the Progress Report, as well as for all Completed Development Components described in all
prior Progress Reports. The District shall use the Economic Incentive Payments received from
the City and the County solely to pay corresponding Annual Debt Service on the Bonds.
3.2.3 In the event that the Community Redevelopment Area and the Redevelopment
Trust Fund are established on or before June 30, 2005, and the conditions set forth in Section
3.4.1(A) are satisfied, or in the event that the Community Redevelopment Area and the
Redevelopment Trust Fund are established after June 30, 2005 and the conditions set forth in
Section 3.4.1(B) are satisfied, the obligation of the County and the City to contribute Economic
Incentive Payments to the District shall be extinguished. In the event that the Community
Redevelopment Area and the Redevelopment Trust Fund are established after June 30, 2005, and
Tax Increment Revenues are paid to the District pursuant to Section 3.3 below, the County and
the City shall not be required to contribute Economic Incentive Payments to the District in any
year in which the Tax Increment Revenues contributed to the District are at least equal to the
debt service due on the Bonds for that year. Subject to Section 3.3.1. below, if the amount of
Tax Increment Revenues contributed to the District in any year is less than the Annual Debt
Service on the Bonds for that year and the Economic Incentive Payrnents have not been released
pursuant to Section 3.4 below, the County and the City shall make Economic Incentive Payments
to. the District in an amount equal to the difference between the Annual Debt Service on the
Bonds for that year and the Tax Increment Revenues received by the District in that year,
provided that the sum of the Tax Increment Revenues and the Economic Incentive Payments
contributed to the District in any year shall not exceed the total Economic Incentive Payrnents
due to the District in that year pursuant to Schedule I attached to this Agreement.
3.2.4. As a precondition to the obligation of the County and the City io pay Economic
Incentive Payrnents under this Section 3.2, the County shall have received approval from the
U.S. Department of Housing and Urban Development for the Section 108 Loan, or (i) the District
or the Developer shalt have made alternate arrangements satisfactory to the County and the City
to finance the General Infrastructure Project, which may include, without limitation, a Ioan from
a third party lender or the issuance of General Infrastructure Project Bonds, notes, bond
anticipation notes or other indebtedness under the Indenture secured by Special Assessments on
10
a parity basis with the Bonds, and (ii) the Developer shall have delivered a letter of intent to the
County and the City regarding certain community incentives.
3.2.5. Notwithstanding anything contained in this Agreement to the contrary, the
amount of Economic Incentive Payments contributed by the County and the City to the District
in each year shall not exceed Annual Debt Service for that year.
Section 3.3 Tax Increment Revenues.
3.3.1 The City and the County desire to establish the Community Redevelopment Area
and to cause the Community Redevelopment Agency to contribute Tax Increment Revenues to
the District from the Redevelopment Trust Fund annually in an amount not to exceed Annual
Debt Service on the Bonds. The County and the City shall cause the Community Redevelopment
Agency to include such Tax Increment Revenue payments in the Community Redevelopment
Agency's annual budget, and to require that such Tax Increment Revenues received by the
Community Redevelopment Agency by January 1 of each year be transferred to the District no
later than January 15 of the same year.
Notwithstanding anything to the contrary herein, the Community Redevelopment Agency
shall not be obligated to contribute Tax Increment Revenues to the District until such time as
Certificates of Occupancy have been issued for at least ninety percent (90%) of the Development
Components for Phase I, including the retail component, as described in Schedule I of this
Agreement. Upon the issuance of such Certificates of Occupancy, the Community
Redevelopment Agency shall contribute Tax Increment Revenues to the District in accordance
with this Section 3.3 in each and every year until the termination of the Agreement; provided,
however, in the event that the issuance of Certificates of Occupancy for at least ninety percent
(90%) of the total Development Components for Phase II is not achieved by December 31, 2007,
which shall include the office component, unless the development of the office component is
subject to the occurrence of an Event of Impossibility, the Community Redevelopment Agency
shall contribute Tax Increment Revenues in accordance with Section 3.3 only for those
Development Components for which a Certificate of Occupancy has been issued by December
31, 2006. Upon the issuance of Certificates of Occupancy for at least ninety percent (90%) of
the total Development Components for Phase Il, the Community Redevelopment Agency shall .
contribute Tax Increment Revenues to the District in accordance with this Section 3.3 in each
and every year until the termination of this Agreement.
3.3.2 In the event that the amount of Tax Increment Revenues deposited in the
Redevelopment Trust Fund are insufficient to pay debt service on the Bonds and the obligations
of the City and the County to contribute Economic Incentive Payments have not been
extinguished pursuant to Section 3.4, all of the Tax Increment Revenues on deposit in the
Redevelopment Trust Fund shall be contributed to the District provided the conditions for such
contribution set forth in Section 3.3.1 above have been satisfied and the County and the City
shall provide Economic Incentive Payments to the District in an amount necessary to satisfy such
deficiency in accordance with Section 3.2 above.
3.3.3 Any Tax Increment Revenues on deposit in the Redevelopment Trust Fund in any
calendar year in excess of the amounts due and transferred to the District under this Agreement
in such year shall be refunded to the County and the City at the end of each fiscal year of the
Community Redevelopment Agency on a pro-rata basis in accordance with the annual budget
and the Redevelopment Act.
3.3.4 In no event shall the amount of payments of Tax Increment Revenues contributed
to the District exceed the Annual Debt Service requirement on the Bonds. The obligation to
transfer Tax Increment Revenues shall cease when the Bonds are no longer outstanding.
Section 3.4 Release of Economic Incentive Payment Obligations.
3 4.1 The obligations of the County and City to contribute Economic .Incentive
Payments to the District pursuant to Section 3.2 above shall be extinguished and replaced by the
Community Redevelopment Agency's obligation to contribute Tax Increment Revenues pursuant
to Section 3.3 above, if:
(A) In the event that the Community Redevelopment Area and the
Redevelopment Trust Fund are established no later than June 30, 2005 and each of the following
conditions is satisfied:
(1)
Agency as a party; and
this Agreement is amended to add the Community Redevelopment
(2) the District, the County and the City agree that the percentage of
Tax Increment Revenues to be contributed to the Redevelopment Trust Fund by the County and
the City in each calendar year white the Bonds are outstanding under the Indenture, shall be
equal to the lesser of (i) the maximum percentage authorized by Section 163.387 of the
Redevelopment Act, which currently is 95% (the "Maximum Percentage"), or (ii) a percentage
less than the Maximum Percentage but sufficient to enable the Community Redevelopment
Agency to pay to the District in each calendar year Tax Increment Revenues equal to the debt
service on the Bonds in each such year for the remaining term of the Bonds.
(B) In the event that the Community Redevelopment Area and the
Redevelopment Trust Fund are established after June 30, 2005 and each of the following
conditions is satisfied:
(1) the County and the City are current on all Economic Incentive
Payments due under this Agreement;
Agency as a party;
(2) this Agreement is amended to add the Community Redevelopment
(3) the District, the County and the City agree that the percentage of
Tax Increment Revenues to be contributed to the Redevelopment Trust Fund by the County and
the City in each calendar year while the Bonds are outstanding under the Indenture, shall be
12
equal to the lesser of (i) the maximum percentage authorized by Section 163.387 of the
Redevelopment Act, which currently is 95% (the "Maximum Percentage"), or (ii) a percentage
less than the Maximum Percentage but sufficient to enable the Community Redevelopment
Agency to pay to the District in each calendar year Tax Increment Revenues equal to the debt
service on the Bonds in each such year for the remaining term of the Bonds; and
(4) the Financial Advisor certifies in writing to the District and the
Trustee for the Bonds, that funds on deposit in the Redevelopment Trust Fund in the current
calendar year are sufficient to enable the Community Redevelopment Agency to pay to the
District Tax Increment Revenues equal to the Maximum Annual Debt Service on the Bonds.
Upon satisfaction of the conditions under paragraph (A) or (B) above, the County's and
the City's obligations to contribute Economic Incentive Payments under this Agreement shall
terminate.
Section 3.5 Issuance of Bonds.
3.5.1 The District may issue Bonds in one or more series to pay the capital costs of the
Parking Garage Project including all costs and expenses related to the issuance of the Bonds;
provided, however, the County and the City have an opportunity to participate in discussions
relating to the structuring and pricing of the Bonds and have an opportunity to review and
discuss costs and expenses related to the issuance of the Bonds. The obligations of the County
and the City to contribute Economic Incentive Payments and the obligation of the Community
Redevelopment Agency to contribute Tax Increment Revenues shall not exceed the Annua! Debt
Service on the Bonds in any year. The District may also issue General Infrastructure Project
Bonds to finance the cost of the General Infrastructure Project and all costs and expenses related
thereto in the event that the County Loan is not provided to the District.
3.5.2 The District may issue additional refunding Bonds provided the maturity on the
refunding Bonds does not exceed the maturity on the refunded Bonds and the aggregate debt
service -on the refunding Bonds is equal to, or less than, the debt service on the refunded Bonds.
3.5.3 The District may, subject to Subsection 3.5.1 above, issue completion bonds
under the Indenture to pay costs that exceed $51,204,019, the estimated cost of the Parking
Garage Project to be financed through the issuance of the Bonds. The County and the Ci ty shall
not be obligated to contribute Economic Incentive Payments and the Community Redevelopment
Agency shall not be obligated to contribute Tax Increment Revenues to pay debt service on such
completion bonds.
13
ARTICLE IV
COVENANT TO BUDGET AND APPROPRIATE
Section 4.1. The City and the County each covenant and agree to appropriate in their
respective annual budgets, by amendment, if necessary, from Non -Ad Valorem Revenues
lawfully available in each Fiscal Year, amounts sufficient to pay the Economic Incentive
Payments when due pursuant to this Agreement, provided, that such Economic Incentive
Payments shall not exceed the debt service on the Bonds in any Fiscal Year, less the amount of
Tax Increment Revenues paid to the District in such year. Such covenant and agreement on the
part of the City and the County to budget and appropriate such amounts of Non -Ad Valorem
Revenues shall be cumulative to the extent Economic Incentive Payments pursuant to this
Agreement remain unpaid, and shall continue until such Economic Incentive Payments are paid,
provided, however, such covenant and agreement shall terminate once the obligations of the
County and the City to make Economic Incentive Payments are extinguished pursuant to Section
3.4. Notwithstanding the foregoing covenant of the City and the County, the City and the
County do not covenant to maintain any services or programs, now provided or maintained by
either the City or the County, which generate Non -Ad Valorem Revenues.
Section 4.2. Such covenant to budget and appropriate does not create any lien upon or
pledge of Non -Ad Valorem Revenues, nor does it preclude the County or the City from pledging
in the future their Non -Ad Valorem Revenues, nor does it require the City or the County to levy
and collect any particular Non -Ad Valorem Revenues, nor does it give the District a prior claim
on the Non -Ad Valorem Revenues of the City and the County as opposed to claims of general
creditors of the City or the County. Such covenant of the City and the County to appropriate
Non -Ad Valorem Revenues is subject in all respects to the payment of any obligations secured
by a pledge of Non -Ad Valorem Revenues prior to or subsequent to the date of this Agreement
(including the payment of debt service on bonds and other debt instruments). However, the
covenant to budget and appropriate in the City's and the County's general annual budget for the
purposes and in the manner stated in this Agreement shall have the effect of making available in
the manner described in this Agreement, Non -Ad Valorem Revenues and placing on the City and
the County a positive duly to appropriate and budget, by amendment, if necessary, amounts
sufficient to meet their respective obligations of making the Economic Incentive Payments, to
the extent required by this Agreement, subject, however, in all respects to the restrictions of
Section 166.241, Florida Statutes, and Section 129.07, Florida Statues, which provide, in part,
that the governing body of each such municipality and county, respectively, make appropriations
for each Fiscal Year which, in any one fiscal year, shall not exceed the amount to be received
from taxation or other revenue sources, and subject further, to payments for services and
programs which are essential public purposes affecting the health, welfare and safety of the
inhabitants of the County and the City or which are legally mandated by applicable law.
Section 4.3. The Bonds shall not constitute a general obligation of the City, the County
or the District within the meaning of any constitutional or statutory provision or limitation or a
pledge of the City's, the County's or the District's full faith and credit, but shall be secured by
and payable as to principal, premium, if any, and interest solely from the "Pledged Revenues" as
defined in the Indenture, including primarily the Special Assessments, the Economic Incentive
Payments, and the Tax Increment Revenues in the manner described in the Indenture.
14
ARTICLE V
PUBLIC INFRASTRUCTURE IMPROVEMENTS
Section 5.1. Roadways and Traffic Signals. As part of the Project, and pursuant
to the Act, the District shall fund and construct new roadways within the boundaries of the
District and fund and improve certain existing roadways outside the boundaries of the District.
In particular, the District shall fund and construct certain new roadways within the boundaries of
the District They are East Coast Avenue (NE 35'h Street to NE 30'h Street); Midtown Boulevard
(NE 36'h Street to NE 29th Street); NE 32"d Street (East Coast Avenue to North Miami Avenue);
NE 34`h Street (East Coast Avenue to North Miami Avenue); NE 3 l s' Street (Midtown Boulevard
to North Miami Avenue); Buena Vista Avenue (NE 36'h Street to NE 32"d Street); NE 35`h Street
(East Coast Avenue to Midtown Boulevard); NE 30'h Street (East Coast Avenue to Midtown
Boulevard) (collectively, the "New Roadways"). Except for East Coast Avenue, which shall be
owned and maintained by the District, the New Roadways shall be constructed within public
rights of way.
The District shall also fund and improve certain roadways, which are located outside the
boundaries of the District. They are NE 29'h Street (between East Coast Avenue and North
Miami Avenue) and NE 34th Street (between the District's eastern boundary line and NE 2nd
Avenue) both of which are owned and operated by the City (the "Improved City Roadways");
and North Miami Avenue (between NE 29`h Avenue and NE 36'h Street) and NE 2"d Avenue
(approximately 50' north and south of the intersection), both of which are owned and operated
by the County (the "Improved County Roadways"). The improvements to the Improved County
Roadways and the Improved City Roadways shall be within public rights of way of the County
and the City, respectively. See Exhibit B prepared by the District's Consulting Engineer for a
more complete description of the roadway improvements.
The District shall also fund and construct three new traffic signals at North Miami
Avenue & NE 34'h Street; NE 2"d Avenue and NE 34'h Street; and Buena Vista Avenue and NE
36'h Street.
The District shall agree to fund the costs of enhanced maintenance for the roadway
improvements pursuant to a subsequent agreement to be entered into by the City and the District.
Section 5.2. Public Spaces. As part of the Project, and pursuant to the Act, the District
shall also fund and construct public spaces, which will be owned and maintained by the District.
The spaces are generally described as three public plazas on the east edge of Midtown Boulevard
located at the intersections of contiguous development parcels; one public space located on the
west side of Buena Vista Avenue between NE 32" Street and NE 34th Street; one public space
with a fountain located in the block abutting NE 36th Street between Buena Vista Avenue and
Midtown Boulevard; and two or three linear parks along the west side of Midtown Boulevard.
The public spaces may consist of landscaping, fountains, benches, parking, decorative lighting,
pavers and other appurtenances.
15
ARTICLE VI
GENERAL PROVISIONS
Section 6.1 Term of Agreement. The term of this Agreement shall expire on the date
that the Bonds are no longer outstanding under the Indenture and the County Loan has been
satisfied (the "Term"). The obligation of the City and the County to make Economic Incentive
Payments and the obligation of the Community Redevelopment Agency to make transfers of Tax
Increment Revenues shall cease on the date the Bonds are no longer outstanding under the
Indenture, even if such date is earlier than the end of the Term, provided, however, that the
obligations of the County and the City to make Economic Incentive Payments may cease earlier
pursuant to Section 3.4.
Section 6.2. Execution In Counterparts. This Agreement may be simultaneously
executed in several counterparts, each of which shall be an original and all of which shall
constitute but one and the same instrument.
Section 6.3. Limitation on Governmental Liability. Nothing in this Agreement shall be
deemed a waiver of immunity limits of liability of either the City, the County or the District
beyond any statutory limited waiver of immunity or limits of liability contained in Section
768.28, Florida Statutes, as amended, or other statute. Nothing in this Agreement shall inure to
the benefit of any third party for the purpose of allowing any claim, which would otherwise be
barred under the Doctrine of Sovereign Immunity or by operation of law.
No covenant, stipulation, obligation or agreement contained in this Agreement shall be
deemed to be a covenant, stipulation, obligation or agreement of any present or future member of
the governing body or agent or employee of the County, the City or the District in its, his or their
individual capacity, and neither the members of the governing body of the County, the City or
the Distract nor any official executing this Agreement shall be liable personally or shall be
subject to any accountability for reason of the execution by the County, the City or the District of
this Agreement or any related act.
Section 6.4. Default. Each of the parties shall give the other parties written notice of
any default under this Agreement and shall allow the defaulting party 30 days from the date of its
receipt of such notice within which to cure any such default or, if it cannot be cured within the 30
days, to commence and thereafter diligently pursue to completion good faith efforts to effect
such cure and to thereafter notify the other parties of the actual cure of any such default.
Section 6.5. Notices. All notices, requests, consents and other communications shall
be in writing and shall be delivered, mailed by First Class Mail, postage prepaid, or overnight
delivery service, to the parties, as follows.
If to the City:
The City of Miami, Florida
3500 Pan American Drive
Miami, Florida 33133
Attention: City Manager
16
With Copy to:
If to the County:
With a Copy to:
If to the District:
With a Copy to:
City Attorney's Office
The City of Miami, Florida
444 S.W. 2nd Avenue, Suite 945
Miami, Florida 33130
Attention: City Attorney
Miami -Dade County, Florida
Stephen P. Clark Center
1 1 1 N.W. 151 Street, Suite 2910
Miami, Florida 33128
Attention: County Manager
Office of the County_Attomey
Miami -Dade County, Florida
Stephen P. Clark Center
1 1 I N.W. 1 S' Street, Suite 2810
Miami, Florida 33128
Attention: County Attorney
Midtown Miami Community Development District
c/o Severn Trent Services Inc.
210 N. University Drive, Suite 802
Cora] Springs, Florida 33071
Attention: District Manager
Billing, Cochran, Heath, Lyles, Mauro &
Anderson, P.A.
888 S.E. 3rd Avenue, Suite 30I
Fort Lauderdale, Florida 33316
Attn: Dennis Lyles
Section 6.6. Assignment or Transfer. Except with respect to the District's pledge of
Economic Incentive Payments and Tax Increment Revenues to the Trustee under the Indenture to
secure the Bonds a party may not assign or transfer its rights or obligations under this Agreement
to another unit of local government, political subdivision or agency of the State of Florida
without the prior written consent of the other party or to a private party or entity.
Section 6.7. Binding Effect. This Agreement shall be binding upon and shall inure to
the benefit of the City, the County, the District, and their respective successors.
Section 6.8. Amendment and Waivers. Any amendment to or waiver of any
provision of this Agreement must be in writing and mutually agreed to by the District, the City
Manager and the County Manager; provided, however, that any amendment or waiver that is
material or results in a substantive change in the County's or the City's obligations under this
Agreement shall be subject to the approval of the County Commission or the City Commission,
as the case may be. For the purpose of this Section 6.8, "material" and "substantive change"
17
shall refer to amendments or modifications to this Agreement that affect the amount or duration
of any Economic Incentive Payments, the term of this Agreement, or an increase in the size or
scope of the Parking Garage Project.
Section 6.9. Filing. After approval of this Agreement by the respective governing
bodies of the City, the County, and the District and its execution by the duly qualified and
authorized officers of each of the parties, the District shall cause this Agreement to be filed with
the Clerk of the Circuit Court of Miami -Dade County, Florida, in accordance with the
requirements of Section 163.01(1 1), Florida Statutes.
Section 6.10. Applicable Law and Venue. This Agreement and its provisions shall be
governed by and construed in accordance with the laws of the State of Florida. In any action, in
equity or law, with respect to the enforcement or interpretation of this Agreement, venue shall be
in the County.
Section 6.11. Severability. If any part of this Agreement is held by a court of
competent jurisdiction to be invalid, illegal or unenforceable, such invalid, illegal or
unenforceable part shall be deemed severable and the remaining parts of this Agreement shall
continue in full force and effect provided that the rights and obligations of the parties are not
materially prejudiced and the intentions of the parties can continue to be effected.
Section 6.12. Entire Agreement. This instrument and al] the attached exhibits and
schedules constitute the entire agreement between the parties and supersedes all previous
discussions, understandings and agreements between the parties relating to the subject matter of
this Agreement.
[Remainder of Page Intentionally Left Blank]
18
IN WITNESS WHEREOF, the City, the County, and the District have each caused this
Agreement to be executed and delivered as of the date indicated above:
(SEAL)
ATTEST:
4 P.
�nar*
ATTEST:
Priscilla A. Thompson, itY Clerk
P
APPROVED AS TO TNSURANC
•
1111
Dania Carrillo, Risk Management
Administrator
APPROVED
CORREC
OR_M AND
Vilarello, City Attorney
MIAMI-DADE COUNTY, FLORIDA
Geor M. Bur Jss, County Manager
APPROVED AS TO FORM AND LEGAL
SUF,Fi ENCY:
Gffald T. Heffernan, Ass f 6unty Attorney
✓
CITY OF MIAMI, FLORIDA, a Municipal
Corporation of the State of Florida / `)
r
Joe Arrio a' City Manager
19
(SEAL)
Secretary, Board of Supervisors
4
MIDTOWN MIAMI COMMUNITY
DEVELOPMENT DISTRICT
Chairman, Board of Supervisors
20
EXHIBIT A
Part l
The following table lists the improvements and the estimated cost of the Project:
Improvements
Roadways
Water/Sewer
Drainage
Sti eetscape/Landscape
Irrigation
Plaza ##P 1
Overall Improvements
Parking Garages
Midblock Plaza & Misc. Public Improvements
Total
Project:
Part 2
Estimated Cost
$5,597,737
2,290,822
2,791,286
6,387,668
510,013
3,617,019
5,136,166
45,337,889
5,866,130
S77,534.730
The following table lists the improvements and the estimated cost of the Parking Garage
Improvements
Parking Garages
Midblock Plaza & Misc Public Improvements
Total
Part 3
Estimated Cost
$45,337,889
5,866,130
551,204,019
The following table lists the improvements and the estimated cost of the General
Infrastructure Project:
Improvements
Roadways
Water/Sewer
Drainage
Srreetscape/Landscape
lrrigatton.
Plaza #P 1
Overall Improvements
Total
Estimated Cost
$5,597,737
2,290,822
2,791,286
6,387,668
510,013
3,617,019
5,136,166
S26,3_30,711 *
• The Dtsmct expects to finance a portion of the General Infrastructure Project with certain grant monies
contributed by various governmental entities.
Exhibit A-1
EXHIBIT B
Roadway Improvements
Roadway Improvements. All roads will be designed and constructed in accordance with all
applicable jurisdictional agency standards. (i.e. Miami -Dade County, City of Miami or Florida
Department of Transportation (FDOT). Roadway construction will include sub -grade base,
curbing, sidewalks, signage and striping. Roadway lighting will be constructed along the roads
within the District.
Roadways outside the Boundary of the District (Off -site)
N. Miami Ave. The improvements consist of reconstructing approximately 2,350 ft. of existing,
4-lane urban roadway. The proposed center medians will be located between NE 32 street and
NE 34 street. There will be sections of on -road, municipal parallel parking on the East side of the
right-of-way located: between NE 32`h St. and NE 35S' St. with a clearance of approximately 50
ft. from each respective intersection. There will be dedicated left turn lanes where feasible from
NE 29'h street to NE 36'h street.
NE 36'h St. This is a state road. The improvements consist of reconstructing approximately
2,100 ft. of existing, 4-lane urban roadway. The proposed center medians will be located
between where feasible.
NE 29th St. (West of FUR). The improvements consist of reconstructing approximately 875 ft.
of existing, 4-lane urban roadway. Where feasible there will be municipal parallel parking on
both sides of the road.
Roadways inside the Boundary of the District (On -site)
Buena Vista Ave. The improvements consist of constructing approximately 1400 ft. of new 2-
lane, urban roadway. The road, which runs from NE 32nd St. to NE 36th St., will have on -road,
municipal parallel parking on both its East and West sides. The parallel parking on both sides
will run on the entirety of the street, but will provide approximately 50-100 ft, of clearance as
Exhibit B-1
needed at the intersections: North side of NE 32"d St., both the north and south sides of NE 34 St.
and the South side of NE 361h St., respectively.
Midtown Blvd. The improvements consist of constructing approximately 2,450 ft. of new 2-
lane, urban roadway from NE 29'h St. to NE 36'h St. The roadway will have on -road, municipal
parallel parking on both its east and west sides excluding approximately 50-100 fi. of clearance
as needed on both sides of each of the respective intersections as needed: NE 29'h St. (North side
only), NE 31 S` St., NE 32"d St., NE 34'h St. and NE 36'h St. (South side only).
East Coast Ave. The improvements consist of constructing approximately 1,800 ft. of 2-lane
urban, roadway from NE 30`h St. to NE 35'h St. The roadway will include on -road,
private/loading parallel parking on the West side only. The parallel parking will run along the
entire length of the avenue, and will provide approximately 50-100 ft. of clearance as needed on
both sides of each respective street as needed: NE 30'h St. (North side only), NE 32"d St., NE 34`'
St. and NE 35`h St. (South side only).
NE 30'" St. The improvements will consist of constructing approximately 350 ft. of urban, 2-
lane roadway from NE 151 Pl. to E. Coast Ave. The roadway will include on -road, municipal
parallel parking on both its north and south sides, providing approximately 75-100 ft. of
clearance as needed at each of the respective intersections: NE 151 P1 and E. Coast Ave.
NE 3Ii' St. The improvements will consist of constructing approximately 600 ft. of urban, 2-
lane roadway from N. Miami Ave. to NE 151 Pl. The roadway will include on -road, municipal
parallel parking on both its north and south sides, providing approximately 50-100 ft. of
clearance as needed at each of the respective intersections: N. Miami Ave. and NE 151 P1.
NE 35`h St. The improvements will consist of constructing approximately 375 fi. of urban, 2-
lane roadway from NE 15s Pl. to E. Coast Ave. The roadway will include on -road, municipal
parallel parking on both its north and south sides, providing approximately 75 ft. of clearance at
each of the respective intersections: NE 151 P1 and E. Coast Ave.
NE 32"a St. The improvements will consist of constructing approximately 1,050 ft. of urban, 2-
lane roadway from N. Miami Ave. to E. Coast Ave. The roadway will include on -road,
Exhibit B-2
municipal parallel parking on both its north and south sides, providing approximately 50-100 ft.
of clearance as needed at each of the respective intersections: East side of N. Miami Ave., East
and West sides of Market St. and NE 1 S' P1., and West side of E. Coast Ave.
NE 34`h St. The improvements will consist of constructing approximately 1,175 ft. of -urban, 2-
lane roadway from N. Miami Ave. to E. Coast Ave. The roadway will include on -road,
municipal parallel parking on both its north and south sides along its length, providing
approximately 50-100 ft. of clearance as needed at each of the respective intersections: East side
of N. Miami Ave., East and West sides of Market St. and NE 1 S' Pl., and West side of E. Coast
Ave. In the center of the right-of-way there will be medians along the length of the roadway,
providing approximately 50-75 ft. of clearance as needed at each of the respective intersections:
East side of N. Miami Ave., East and West sides of Market St. and NE 1$1 Pl., and West side of
E. Coast Ave.
Exhibit B-3
SCHEDULE I
Economic Incentive Payments
See attached.
1\MLA-SRVOI152a092v15 66702 010100
5-17-04 Midtown Miami Interlocal Agreement red line 1.doc
Schedule I-1
Schedule I
Economic Incentive Payments (E.I.P.)
Development Components By Phases
Phase I Components must be issued a Certificate of
Occupancy no later than December 31, 2006 E. I. P. per E.I.P.
Devp. Devp. Unit Per C.O.
Sq.Ft./ Units Unit Phase C.O. Devp.Component Debt Service
Retail 600,000.00 600.00
Integrated Parking & 2,914.00 258.56
Midtown Plaza (Public)
Condo Twr #1 w/ Rest. -Bar (374,500sq. Ft) 374,500.00 374.50
1,233.06 $2,075.87 $2,559,680.00 $2,559,680.00
90% CO Issued` 1,109.76 $2,306.52 $2,559,680.00
Phase II Components must be issued a Certificate of
Occupancy no later than December 31, 2007
Hotel/Spa (235,000 sq. ft.) 235,000.00 235.00
Apartments (292,000 Sq. Ft.) 292,000.00 292.00
Office 150,000.00 150.00
Condo Twr #2 w/ Rest. -Bar (395,500 sq. ft.) 395,500.00 395.50
Total Phase II 1,072.50
Cumulative Phase II 2,305.56 $2,602.12 $5,999,360.00 $5,999,360.00
90% CO Issued" 2,075.01 $2,891.25 $5,999,360.00
Phase III Components
Condo Twr #3 w/Rest.-Bar (395,500 sq. ft.)
Condo Twr #4 w/Rest.-Bar (395,500 sq. ft.)
Total Phase III
Cumulative Phase III
395,000.00
395,000.00
395.00
395.00
790.00
3,095.56
$1,937.53
$5,997,760.00 $5,997,760.00
Phase IV Components
Condo Twr #5 w/Rest.-Bar (395,500 sq. ft.)
Total Phase IV
Cumulative Phase IV
Phase V Components
Condo Twr #6 w/Rest.-Bar (395,500 sq. ft.)
Condo Twr #7 w/Rest.-Bar (395,500 sq. ft)
Total Phase V
Cumulative Phase V
Phase VI Components
Condo Twr #8 w/Rest.-Bar (395,500 sq. ft.)
Total Phase VI
Cumulative Phase VI
Total Cumulative EIP
Total Cumulative Debt Service
395,000.00
395,000.00
395,000.00
395,000.00
395.00
395.00
3,490.56
395.00
395.00
790.00
4,280.56
395.00
395.00
4,675.56
$1,718.05
$1,400.89
$1,282.49
$5,996,960.00 $5,996,960.00
$5,996,610.00
$5,996,360.00
$5,996,610.00
$5,996,360.00
$32,546,730.00
$32,546,730.00
Upon Construction
Completion of Phases
Year
`2006-2013
2014
2015
2016
2017
2016
2019
2020
2021
2022
2023
2024
2025
2026
2027
2026
2029
2030
2031
2032
2033
2034
2035
2036
2037
Total Net Debt Service
*Total EIP Dunn. Const.
Devp. Unit
E.I.P. per Total E.I.P Total Debt Service
Devp.Comp. peryr. peryr.
$32,546,730.00 $32,546,730.00
4675.56 $1,282.38 $5,995,860.00 $5,995,860.00
4675.56 $1,283.22 $5,999,760.00 $5,999,760.00
4675.56 $1,282.70 $5,997,360.00 $5,997,360.00
4675.56 $1,282.98 $5,998,660.00 $5,998,660.00
4675.56 $1,282.83 $5,997,960.00 $5,997,960.00
4675.56 $1,282.18 $5,994,910.00 $5,994,910.00
4675.56 $1,283.09 $5,999,160.00 $5,999,160.00
4675.56 $1,283.20 $5,999,660.00 $5,999,660.00
4675.56 $1,282.43 $5,996,060.00 $5,996,060.00
4675.56 $1,282.84 $5,998,010.00 $5,998,010.00
4675.56 $1,283.15 $5,999,460.00 $5,999,460.00
4675.56 $1,282.14 $5,994,710.00 $5,994,710.00
4675.56 $1,282.93 $5,998,410.00 $5,998,410.00
4675.56 $1,283.09 $5,999,160.00 $5,999,160.00
4675.56 $1,282.47 $5,996,260.00 $5,996,260.00
4675.56 $1,283.06 $5,999,010.00 $5,999,010.00
4675.56 $1,282.41 $5,996,010.00 $5,996,010.00
4675.56 $1,282.53 $5,996,560.00 $5,996,560.00
4675.56 $1,282.04 $5,994,260.00 $5,994,260.00
4675.56 $1,282.85 $5,998,060.00 $5,998,060.00
4675.56 $1,282.46 $5,996,210.00 $5,996,210.00
4675.56 $1,282.77 $5,997,660.00 $5,997,660.00
4675.56 $1,282.34 $5,995,660.00 $5,995,660.00
-$250,940.00 -$250,940.00
$170,234,620.00 $170,234,620.00
Assumptions & Sources:
1. Source for Development Components, Size and Value were obtained from March 24, 2004 Development Components, Schedule and Values.
(Briggs & Fishkind), ERUs have been renamed Development Units, Total Just Value has been renamed Improvements.
2. Office/Hotel/Spa Land value was split 50/50 and incorporated to the $ amount of improvements for the Office and Hotel.
3. Debt Service has been updated to reflect April 22, 2004 revisions by BOA.
4. Payment for Phase II will revert to Phase I payment amount if less than 90% of the phase is not issued a Certificate of Occupancy in accordance to
Schedule. Phases I & 11 require 90% of the development units to have received Certificates of Occupancy, otherwise only Phase I payment amount will made
throughout the maturity of the Bond.
5. Methodology for ERU developed by Dr. Fishkind did not include ERUs for the parking garage and plaza. We estimated the Devp. (ERU) units for that
component using the following analysis: Total cost of development for Retail, Anchor Tenant & Retailers FFBE / by Sq. Ft. of Retail to arrive at cost per
sq. ft. multiplied by # of sq. ft in ERU (1000). Total cost of Parking & Plaza / number of parking spaces to arrive at a cost per perking unit.
Divided cost Retail ERU by cost of parking unit, obtaining the resulting 11.27parking units to 1 Retail unit.
6.Type of Development Units may be substituted as defined in the Schedule as long as the Cumulative Phase Totals are equal to or greater than the
amounts shown on the schedule for each phase. This provision does not apply to Retail Development Units.
7. Office, as described above, must be issued a Certificate of Occupancy no later than December 31, 2007, unless State Statute and or environmental constraints
prevent developer from acquiring Certificate of Occupancy by the aforementioned date.
6. Principal Amount of Bond: $76,705,000. Net Debt Service on the Bonds must be equal to or less than the yearly amounts shown on this Schedule.
9. E.I.P. Payments for Miami Dade County are 40.9% of Total E.I.P. and for the City 59.1 % of Total E.I.P.
Notes:
`Total EIP Payment of $2,559,680.00 for Phase 1 Component will be made if at least 90% of the Total Phase Development Units are issued
acertificate of Occupancy.
` Total EIP Payment of $5,999,360. for Phase 11 Components will be made if at least 90% of the Total Phase Development Units are issued
a certificate of Occupancy.
a) Economic Incentive Payment per development unit will be adjusted incrementally to allow for delivery of units between 91 and 99% for Phase I and Phase II.
EXHIBIT II
SD 27. i : Design Standards
SD 27.1 Design Standards
Miami, Florida
January 2004
1
SD 27.1: Design Standards
Table of Contents
I. Introduction
U. Street Types
1: Primary Streets
2: Secondary Streets
3:Tertiary Streets
III. Design Standards
I . Building Scale
Height
Setbacks
2. Building Facade
Materials
Fenestration
Scaling Elements
Building Continuity
Shadow
Awnings,Arrades and Colonnades
3 Articulation
Wndows
Entrances
Awnings
4. Building Functionality
Shutters
5. Lighting
Decorative Lighting
Storefront Lighting
b. Signage
7. Roof Tops and Building Tops
IV. Definitions
2
SD 27.1: Design Standards
Diagrams & Illustrations
L.
Not to scale
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3
SD 27.1: Design Standards
Intent
The following guidelines are
meant to establish appropriate
standards for buildings and
streetscapes throughout the SD
27.1 District- Buena Vista Yards
Neighborhood. These standards
are intended to guide future
designs towards a high level of
design quality. All architectural
design plans will be reviewed by
UDRB as part of the Class II
permitting process, for
compliance with these standards.
I. Introduction
Guidelines
Buena Vista Yards should function as the mid -town hub of Miami. It
should be a vibrant and active urban neighborhood with dynamic
architecture, pedestrian friendly streets, and outdoor public spaces.
Buildings shall have ground floor uses that activate the street and relate
new buildings and urban spaces to adjacent neighborhoods. The context
and scale of the Design District, Wynwood, and Biscayne Boulevard
should be reflected in new building design. BuenaVista's proximity to
the Design District, the Wynwood neighborhood, and Biscayne
Boulevard should make it an integral part of the arts, design, and retail
community with a focus on design -oriented uses.
The Urban Design Standards for the SD 27.1 District expand on the
requirements identified in Section 627.1. These standards are minimum
requirements, unless otherwise specified in Section 627.1.
4
SD 27.1: Design Standards
Diagrams & Illustrations
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1-195
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11
Primary • •
Secondary
Tertiary
5
SD 27.1: Design Standards
Intent
The planned street grid for the
Buena Vista Yard will extend the
existing City of Miami street grid
through the site. The urban
environment will be defined by
a network of streets and
frequent intersections which
extend to the Design District,
the Wynwood neighborhood,
and Biscayne Boulevard. This
integration will enhance the
pedestrian environment.
Each street is part of a greater
street hierarchy developed to
organize land uses and activities.
I : Primary Streets
• NE 34th Street
•
•
•
•
Midtown Boulevard
Buena Vista Avenue
NE 36th Street
NE 29th Street
2: Secondary Streets
• NE 30th, NE 32nd, NE
35th Streets
3:Tertiary Streets
Mews: NE 31st, NE
33rd Street and NE
34th Terrace
East Coast Avenue
Sidewalks
Emphasize connections to the
surrounding City by using the
standard City of Miami concrete
sidewalks for all walkable areas
within the public right-of-way.
On -Street Parking
Most streets will have on -street
parking. This urban configuration
will act as a buffer between
pedestrians and street traffic to
create a safe pedestrian
environment.
II. Street Types
Guidelines
Street Grid
New streets and avenues in SD 27.1 shall align with the existing street
grid. This will create an efficient development scheme that enables
enhanced circulation for pedestrians and vehicles. Open space may be
substituted for a street opening, when it is designed to enhance circu-
lation between city blocks.
Street Types
Primary Streets are the major streets in the SD 27.1 District and include
main pedestrian streets, perimeter streets that connect to the
surrounding neighborhood, and main vehicular thoroughfares. They
have the most visibility and shall, therefore, have the most stringent
design and architectural standards. Similarly, they shall be the main
source of activity for the neighborhood and shall have active ground
floor active uses and significant open space for pedestrian usage.
Secondary Streets are the main service streets in the SD 27.1 District.
They connect pedestrians to primary streets and handle medium
intensity activities such as vehicular service access and neighborhood
retail uses. Design requirements for these streets are less restrictive
because their primary purpose is to service the building and provide
some ground floor active uses.
Tertiary Streets are residential and shall have design requirements that
promote the residential character of these streets. Ground floor active
uses are encouraged, but shall not be required.
Sidewalks
Sidewalks are the main pedestrian thruways and shall be designed to
create a comfortable, outdoor public space to accommodate a range
of active and passive pedestrian activities. Sidewalks shall be simply
designed to achieve these requirements. Dimensional requirements
vary for each street and are more clearly described on the following
pages.
Landscaped pedestrian "bulb -outs" are encouraged as a tool for en-
hancing the pedestrian experience by extending the sidewalk and cre-
ating shorter crossing distances at intersections.
On -Street Parking
On -street parking is required on most streets to provide additional
parking opportunities and create a more urban street type with sub-
stantial pedestrian buffers. All on -street parallel parking spaces shall
be a minimum of 7' wide by 20' long, unless otherwise noted.
6
SD 27.1: Design Standards
I. Street Types, streetscapes (continued)
Diagrams & Illustrations:
xpa i°.afTt]W.l:
7
SD 27.1: Design Standards
Intent
Landscape
Landscaping softens the man-
made environment and is both
ornamental and practical. It is
essential for providing shade in
Miami's sub -tropical climate. All
streets shall be planted with
adequate shade trees and
landscaping to encourage
pedestrian activity.
Lighting
Use street lights to create a well -
lit nighttime environment and to
augment the progressive design
features of the neighborhood.
I. Street Types, streetscapes (continued)
Guidelines
Landscape
Landscaping shall be planned in conjunction with the sidewalk design as
specified on the following pages. In general, trees shall provide ad-
equate shade and aesthetic enhancements without conflicting with
awnings or pedestrian movement. Therefore, shade trees selected for
this development must be a minimum 25' tall at maturity with a 25'
spread at maturity. There shall also be an 8' clear zone between the
sidewalk and lowest branch at planting. Similarly, tree canopies shall
not obstruct retail signs and shall be selected according to the canopy
density.
Shrub beds located within tree pits shall subtly enhance the overall
image of the streetscape. Annuals shall not be planted in public plant-
ing beds because of their excessive maintenance requirements. All
shrubs shall be between I' and 3' high at the time of planting and shall
not grow beyond 4' height at maturity unless it is a specific plant mate-
rial intended for accent (i.e. a crinum).
Lighting
A minimum light level of one -foot candle shall be maintained in the
parking and travel lanes in the public right-of-ways. Light levels for
pedestrian areas shall not be less than .8 footcandles at any time.
Refer to the streetscape guidelines for proper fight pole placement.
Street Furniture
Street furniture shall be part of the urban streetscape to encourage
pedestrian activity and provide such amenities as: trash receptacles,
benches, bollards, pedestrian lighting, bicycle racks, parking meters,
street signs, transit shelters, tables, chairs.
8
SD 27.1: Design Standards
NE 34th Street
(Note:Dimensional criteria may vary Refer to Section 62Z 1 for specific dimensional requirements)
Diagrams & Illustrations
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9
SD 27.1: Design Standards
Intent
The primary streets in the Buena
Vista Yards are main activity
zones. They shall be designed
to respond to the pedestrians'
needs. This is most important at
the street level, which will
contribute to the
neighborhood's success as a
"place".
NE 34th Street (90' ROW)
NE 34th Street shall serve as a
main retail corridor and a
prominent transportation
connection to the Wynwood
neighborhood. Landscaped
medians shall enhance pedestrian
crossings to encourage street
level activities.
11. Street Types, 1: Primary Streets
Guidelines
Uses: Active pedestrian uses such as retail, entertainment, office, edu-
cational, and/or restaurant uses.
Pedestrian Area: Sidewalks on NE 34th Street shall have a minimum
10' wide walkable area with sufficient shade trees.
Shade trees are recommended to be planted +1- 25' on center, in an
open tree pit. The tree pit shall be between 6.5' and 12' long with a I'
wide x 6" high curb and curb surrounding it. A continuous bed of
shrubs shall cover the entire area of the tree pit.
Light poles located in this area shall be evenly spaced 90' on center
staggered, between the proposed shade trees.
A continuous 1.5' stepping verge is recommended at the back of curb.
A 1' wide urban curb with a 1' wide gutter shall be placed between the
stepping verge and the parking area.
Parallel Parking A continuous row of parallel parking spaces is rec-
ommended between the travel lane and the landscape verge with cor-
ner bulb -outs. A 2' wide valley gutter shall separate the parking area
from the travel lane. Corner bulbouts will replace parking spaces at
the ends of the blocks. The parking verge shall be a total of 8' wide.
This includes a 2' valley gutter which separates the parking from the
travel lane.
Travel Lanes: The travel lanes for this road shall be 12' wide.
Medians: The median width shall be 12' with a standard FDOT type
"D" curb. Planting along the median shall consist of large palm trees
placed a maximum of 25' on center. Ground level planting shall not
hang over the curb. Pedestrian refuges and traffic rate bollards should
be used at all intersection. Bollards shall be spaced to meetADA re-
quirements.
Awning Encroachments: Awnings are allowed to encroach up to 7'
into the right-of-way.
10
SD 27.1: Design Standards
Midtown Boulevard
(Note:Dimenslonal criteria may vary Refer to Section 627. I for specific dimensional requirements.)
Diagrams & Illustrations.
:
' ' e
4 4,1 4 4 " " v 447
SD 27.1: Design Standards
Intent
Midtown Boulevard
(80' ROW)
Midtown Boulevard shall
serve as the primary pedestrian
corridor with an active street
level. Landscaped pedestrian
zones shall encourage street
level activities.
Wide sidewalks on Midtown
Boulevard shall accommodate
outdoor cafes, coffee shops, and
other, primarily retail, pedestrian
uses. Therefore, building facades
shall have more detail at the
ground floor.
II. Street Types, 1: Primary Streets (continued)
Guidelines
Uses: Active pedestrian uses such as retail, entertainment, office, edu-
cational, and/or restaurant uses.
Pedestrian Area: Sidewalks along this street shall be a minimum ID'
wide unobstructed area to accommodate pedestrians. Large planters,
measuring 6.5' wide by 30' long, shall be spaced I0' apart and placed
adjacent to the sidewalk. Two large palms spaced 5' from the edge of
the planter, a shade tree located at the center line of the planter, and a
continuous 2' high shrub bed shall be included as part of the landscape.
The shade tree planting area shall extend 3' towards the sidewalk along
a 6' wide area, making the total width in the center of the planter 9.5'.
Shade trees shall be spaced no more than 40' on center.
Light poles along this Midtown Boulevard shall be placed in the areas
between planters, lined up with the row of palm trees.The light pole
spacing shall be +1- 100' on center.
Parallel Parking. A continuous row of parallel parking spaces is
recommended between the travel lane and the landscape verge area.
Travel Lanes: The travel lanes for this road shall be 1 1' wide.
Medians: There are no medians along this road.
Awning Encroachments: Awnings are allowed to encroach up to 7'
into the right-of-way.
12
SD 27.1: Design Standards
NE 36th Street
(Note: Dimensional criteria may vary. Refer to Section 627. ! for specific dimensional requirements)
Diagrams & Illustrations
I3
SD 27.1: Design Standards
Intent
NE 36th Street
(70' ROW)
NE 36th Street shall have a
seamless transition to the Design
District. Consequently, the
streetscape and building design
shall incorporate several
characteristics of the existing
conditions in order to achieve a
good transition. Additionally, NE
36th Street shall have a 9' arcade
or an awning with a 9' setback,
to create a pleasant pedestrian
environment that is consistent
with the character of the retail
corridor to attract activity into
the core of the neighborhood.
11. Street Types, 1: Primary Streets (continued)
Guidelines
Uses: Active pedestrian uses such as retail, entertainment, office, edu-
cational, and/or restaurant uses.
Pedestrian Area: Following the FDOT plans, the north sidewalk will
be set at 6' in wide with no landscaping. On the south side of the
street, the pedestrian area shall be composed of a 6' wide landscape
verge area, and a 4' wide, continuous sidewalk area. Abutting the 4'
sidewalk area, a 9' colonnade or a 9' building setback with an awning
shall be incorporated into the design to provide adequate sidewalk
space and shade. Along the landscape verge, a 5' wide by 6' long planter
with large palms shall be placed 25' on center.
Travel Lanes: Travel lanes for this road shall be 11' wide.
Medians: The FDOT will be placing medians where possible along the
road. Large palms shall be placed in these medians and distanced +1-
25' on center where possible. A continuous shrub bed shall cover the
median area where possible. Shrubs shall not spill over past the curbs
into the travel lanes.
Awning Encroachments: Awnings are allowed to encroach up to 7'
into the right-of-way.
I4
SD 27.1: Design Standards
NE 29th Street
(Note:Dimensional criteria may vary. Refer to Section 627.for specific dimensional requirements.)
Diagrams & Illustrations
•
11.7,5AZA,If."
1
:ear .41.
,44
SD 27.1: Design Standards
Intent
NE 29th Street
(80' ROW)
As one of the primary
connection to Biscayne
Boulevard, NE 29th Street shall
lead seamlessly into the adjacent
neighborhood. This shall be
accomplished through building
design and building facades
particularly at the street level.
This also includes on -street
parking. Additionally, NE 29th
Street shall have a 9' arcade or
an awning with a 9' setback, to
create a pleasant pedestrian
environment that is consistent
with the character of the retail
corridor to attract activity into
the core of the neighborhood.
I. Street Types, 1: Primary Streets (continued)
Guidelines
Uses: Active pedestrian uses such as retail, office, educational, and/or
restaurant uses.
Pedestrian Area: The existing sidewalk width on the south side of the
street will remain. On the north side of the street, the pedestrian area
shall have a 5.5' landscape verge , and a 6' continuous sidewalk. Planters
along the landscape verge shall measure 5.5' wide by 10' long. Shade
trees are recommended to be planted 25' to 35' on center. A continu-
ous shrub bed shall cover the planter area, and be no more than 2' in
height at maturity. Abutting the 6' sidewalk area, a 9' colonnade or a 9'
building setback with an awning shall be incorporated into the design to
provide adequate sidewalk space and shade.
Travel Lanes: Existing travel lanes for this road vary.
Parallel Parking An 8' wide parallel parking area shall be placed along
the north side of the street between the landscape verge and the travel
lane.
Awning Encroachments: Awnings are allowed to encroach up to 7'
into the right-of-way.
I6
SD 27.1: Design Standards
Buena Vista Avenue
(Note:Dimensional criteria may vary. Refer to Section 627.I for specific dimensional requirements.)
Diagrams & Illustrations
.1 'WA
: : 4.1..,41%...k ..,,..4. ,..
11
. r..,.. ,n.r...,. A -4r : .:,--,a, .,.-- :,,e, ..: ,..1,g• .! * P. .it t 4 -3'
: -
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17
SD 27.1: Design Standards
Intent
Buena Vista Avenue
(82' ROW)
curbless street
Buena Vista Avenue will be the
main pedestrian zone can be
closed to traffic for special
events. It is located one block
west off Midtown Boulevard
adjacent to the public plaza.
Truck traffic and deliveries are
prohibited on Buena Vista
Avenue.
II. Street Types, 1: Primary Streets (continued)
Guidelines
Uses:Active pedestrian uses such as retail, office, neighborhood retail,
and/or restaurant uses.
Pedestrian Area: Sidewalks on Buena Vista Avenue shall have a 9'
wide walkable area with a landscape verge. One Washingtonia ro-
busta, with ground level planting shall be planted in each 8' x 8' raised
planter. The planters shall be centered between every two parallel
parking spaces with a I' wide by 6" high curb. Each Washingtonia shall
have a clear trunk, which matches the overall height of the shade trees
along the corridor.
Material for this area shall be brick, cobbled, or textured concrete pav-
ers. Paving colors and patterns must be kept consistent throughout
the corridor for continuity.
Parallel Parking An 8' wide parallel parking area shall be separated,
every two parking spaces by an 8' x 8' raised planter, rotated 45 de-
grees, with a I' wide x 6" high curb on all sides. This rotation will make
it easier for cars to pull in and out of parking spaces. One Delonix
regia is recommended in each planter with ground level planting around
the base.
Materials for this area shall match those of the pedestrian area. Ther-
moplastic striping or paint shall not be used along this corridor. Road-
way markings for the parallel parking shall be a white and yellow pavers
embedded with reflective glass beads.
Travel Lanes: The travel lanes for this road shall be 12' wide with
materials that match the pedestrian and parallel parking areas for con-
tinuity. All necessary vehicular striping shall be done with colored pav-
ers embedded with reflective glass beads.
Medians: A 16' wide median is recommended with alternating 12'
wide x +1- 20' long raised planters spaced a maximum of 32' apart. In-
between the planters, a flush pedestrian shall match the rest of the
street elevation and paving type. The planters shall have a 1.5high x
1.5' wide seating wall wrapping it on all sides. This wall may be con-
structed of natural stone or an alternative approved material and finish.
Traffic rated bollards, spaced a maximum of 7' on center shall line the
pedestrian area to prevent vehicular travel.
A 2' wide coarse grained, verge shall be left clear of obstructions along
the edge of each travel lane on either side of the median. This will
provide a more definable separation between the travel lane and the
pedestrian oriented median. Examples of such materials are: river rock,
cobble stone, textured pavers. Such material shall be mortared set.
Materials for the remainder of the median shall match those used in
the rest of the street.
Awning Encroachments: Awnings are allowed to encroach up to 7' 18
into the right-of-way.
SD 27.1: Design Standards
NE 30th, 32nd, & 35th
(Note: Dimensional criteria may vary. Refer to Section 627. ! for specific dimensional requirements.)
Diagrams & Illustrations
19
SD 27.1: Design Standards
Intent
NE 30th, 32nd, & 35th, east
of Midtown Boulevard
(60' ROW)
The service streets are prima-
rily used for automobile access
to parking garages and loading
docks.
11. StreetTypes, 2: Secondary Streets (continued)
Guidelines
Uses: Active pedestrian uses such as retail, office, live/work, neighbor-
hood retail, educational, and/or restaurant uses.
Pedestrian Area: Sidewalks on Service Streets shall have a minimum
8' walkable area and a 8' landscape verge. The landscape verge shall
have 8' x 8' planters, flush with the sidewalk, and planted with one
shade tree and ground level planting around the base. Trees are recom-
mended to be planted a maximum of 20' on center.
The section shall also have a 2' stepping verge and a I' wide urban
curb with a I' gutter. This will separate the pedestrian area from
the travel lane.
Travel Lane: Travel lanes for these roads shall be 10' wide.
Awning Encroachments: Awnings are allowed to encroach up to 7'
into the right-of-way.
20
SD 27.1: Design Standards
East Coast Avenue
(Note:Dimensional criteria may vary. Refer to Section 627.1 for specific dimensional requirements.)
Diagrams & Illustrations
15;
k
41'44
. "
„. .1
2 I
SD 27.1: Design Standards
Intent
The tertiary streets shall serve
the local population. They
include service streets to access
residential parking garages,
residential mews, and access to
the entrances for the residential
towers adjacent to the FEC
corridor.
East Coast Avenue
(40' ROW)
Proposed
The East Coast Avenue shall be
the front door to the residential
towers. It shall have uses that
serve the residents and may
include live/work apartments and
some office. The East Coast
Avenue shall integrate the
County's Greenways Plan to
included a linear park system and
a planned trolley route
connecting from downtown to
NE 79th Street.
I. Street Types, 3:Tertiary Streets
Guidelines
Uses: Pedestrian active uses such as retail, office, neighborhood retail,
educational, and/or restaurant uses.
Pedestrian Area: On the west side of the corridor, the pedestrian
area along this street shall be comprised of a 9' continuous sidewalk
and a 6' landscape verge. Planters along the landscape verge shall mea-
sure 6' wide x 10' (min.) long. Shade trees with understory planting
not exceeding 2' in height at maturity shall be planted in the landscape
verge area. Shade tree spacing are recommended to be +1- 25' on
center.
From the right-of-way, a 5' building setback shall be implemented to
allow for a landscape buffer between the building and the sidewalk.
Shrubs planted in this area shall not spill over into the sidewalk area,
and shall not cover any windows or openings along the building.
A 1' wide urban curb with a I' gutter will separate the pedestrian
area from the travel lane.
Along the east side of the corridor, a continuous landscape area shall
be implemented which will tie into the FEC greenway corridor. Shade
trees are recommended to be planted at +1- 25' on center lining the
street on this side. The shade trees must be setback at least 4' from
the face of curb.
Travel Lanes: Travel lanes for this street shall be 10.5' wide.
Awning Encroachments: Awnings are allowed to encroach up to 7'
into the right-of-way.
22
SD 27.1: Design Standards
Mews NE 31 st & 33rd Street, NE 34th Terrace
(Note: Dimensional criteria may vary. Refer to Section 627. I for specific dimensional criteria.
Diagrams & Illustrations
23
SD 27.1: Design Standards
Intent
Mews NE 31 st and 33rd Street,
NE 34th Terrace
(40' ROW)
private road
A mews is a narrow street
with townhouses, lofts, and
live/work uses that line the
parking garages for residen-
tial towers and hide them
from view. Mews are open
to pedestrian traffic, but ve-
hicular traffic is controlled by
a security gate.
II. Street Types, 3:Tertiary Streets (continued)
Guidelines
Uses: Active pedestrian uses such as retail, live/work, residential uses.
Travel Lane: One 18' wide "travel lane" shall be kept clear of ob-
structions along the centerline of the muse. The edges of this travel
lane shall be defined by the following components:
Bollards
Light poles
Raised planters
Benches
Trash receptacles
No thermoplastic or painted striping shall be used in these streets.
Vehicular and pedestrian paving shall be kept the same. Paving shall
be brick or cobble type material.
Parking. The linear footage of the parking area shall not exceed 50
of the total length of the Mew. Parking can only occur on one side of
the travel lane at a time therefore, parking spaces shall overlap into the
travel lane a maximum of 4'.
Awning Encroachments: Awnings are allowed to encroach up to 7'
into the right-of-way.
24
SD 27.1: Design Standards
Height, Setbacks
(Note: Dimensional criteria may vary. Refer to Section 627.1 for specific dimensional criteria.)
Diagrams & Illustrations.
Buena Vista Avenue
(North of 34th)
340 Street.
(West of Midtown Boulevard)
IF
rr
30th. 32nd & 35th
(East of Midtown Houletiard)
36th Stet.
Mgr
Nj
Midtown Boulevard
(North of 34th)
iM`
34th Street
(east of Midtown # oiievard)
310
3 Irrt & 33rd
(Ease of Midtown Boulevard)
IY
34th Street
(Wiest of Miritown Boulevard) (East of Midtown Boulevard)
Midtown Botilevard
(South of 34th)
East Goat Avenue
FEC Corridnr
(No Went Front209
29th Strcmt
(East of Midtown Boukvard)
25
SD 27.1: Design Standards
Intent
Create a comfortable scale for
the Buena Vista Yards
neighborhood by balancing
building heights, setbacks, and
massing with street and sidewalk
widths.
Establish Midtown Boulevard and
NE 34th Street as main streets
using greater building heights and
different setbacks.
Emphasize designated gateways
to Buena Vista Yards with
increased building heights.
1.1 Height:
Utilize varying building heights
and floor heights to achieve a
comfortable pedestrian scale to
enhance Buena Vista Yards as a
vibrant, urban, community.
Building heights help to achieve
this environment by enclosing a
space to reinforce an urban
neighborhood character.
1.2 Setbacks:
Enforce building setbacks that
respond to the street width and
the building height to create
outdoor rooms for a variety of
outdoor spaces.
III. Design Standards, l : Building Scale
Standards
1.1 Height
Taller buildings are permitted along the FEC corridor because its large
right-of-way will offset building height.
Taller buildings are also permitted at intersections that have been des-
ignated as gateways in the SD 27.1 District ordinance.
Buildings gain height in exchange for a slender tower and a smaller
floor plate. Additionally, buildings must have a mix of uses to achieve
greater height.
1.2 Setbacks
The purpose of the setback is to maintain a sense of scale at the
ground floor, while accommodating height. Buildings "step-up" to the
FEC corridor, towards the water, and "step-down" towards the lower
residential neighborhood to the west. There are additional opportuni-
ties for height along NE 36th Street, abutting the Design District.
3I
26
SD 27.1: Design Standards
Diagrams & Illustrations
27
SD 27.1: Design Standards
Intent
Building facades shall be richly
detailed and varied for visual
interest, and to encourage
activity.
2.1 Materials:
Reinforce the human scale at the
street level with facades of varied
building materials and
appropriately scaled material
modules.
2.2 Fenestration:
Emphasize street level windows
for visibility to pedestrian activity.
2.3 Scaling Elements:
Encourage using varied
architectural elements on the
lower levels of building facades
for visual interest. Avoid
undifferentiated blank walls.
Use multiple repetitive features
to create an architectural
rhythm.
III. Design Standards, 2: Building Facade
Standards
2.1 Materials
At least two different materials shall be used in building facades. When
used for windows, glass will not be counted as one of two different
building materials.
Creative and innovative high quality building materials are encouraged.
This includes metals, perforated materials, glass, and architectural con-
crete. Reflective glass as a complete surface is discouraged.
Faux treatments in lieu of the intended material is discouraged.
2.2 Fenestration
Street level building facades shall be pierced by single and double height
windows or general access entrance or doorways to encourage browsing
and window shopping. For the first ten (10) feet of height above the
public sidewalk elevation, the exterior building wall shall contain win-
dows andlor doorways of transparent glass covering at least fifty (50)
percent of the wall area. Additionally, the base of all transparent open-
ings shall be no more than thirty (30) inches above the sidewalk.
The individual panes may be composed of smaller vertical elements.
To reduce visual barriers between interior and exterior spaces street
level windows shall be transparent with no reflectivity. Similarly, store-
front and display windows shall not be filled in or blocked in any way.
Street level restaurants are encouraged to use operable windows and
doors which can allow them to open out onto the sidewalks in good
weather.
2.3 Scaling Elements
Large, blank surfaces and non -modular panels. such as concrete panels
and stucco, are discouraged unless they have a compelling design pur-
pose. This is especially true at the ground floor level which requires
additional detail and visual amenities.
Repeating elements, such as pilasters, vertical reveals, and other three
dimensional details shall be strongest at the street level. They may
include repetition of storefront details or consistent sign design.
On residential towers in SD 27.1, at least one architectural element
shall be repeated to minimize the facade's scale. This could be a mate-
rial module change, a change in facade plane of at least 6", use of an
architectural ornament, recessed glazing, vertical banding, andlor group-
ings of windows.
2.3 Scaling Elements (cont.)
Avoid repetitive scaling elements that are monotonous and oppressive.
For example, grids of repeated windows are discouraged.
28
SD 27. 1: Design Standards
Diagrams && Illustrations
29
SD 27.1: Design Standards
Intent
2.4 Building Continuity:
Require that building design and
architectural features maintain
continuity.
2.5 Shadows:
Use texture and relief in building
facades to create shadow and to
augment building detail and
changes in building planes.
2.6 Awnings, Arcades, and
Colonnades:
Incorporate awnings and arcades
into facade design to provide
shade, rich materials, and color.
III. Design Standards, 2: Building Facade
(continued)
Standards
Facades on primary streets shall be divided into three horizontal seg-
ments:a base, middle and top. When required setbacks do not differen-
tiate these segments, architectural elements shall be used such as hori-
zontal elements on the ground floor.
2.4 Building Continuity
All sides of a structure shall be continuous in design. No side shall be
unimproved. Therefore, all architectural details, such as roof lines and
parapets shall continue around all sides of a structure. Similarly, false
architectural features and structures are discouraged unless they are
integral to the buildings's design.
2.5 Shadows
Changes in plane around windows and entrances are encouraged to
highlight building openings and access points for pedestrians.
2.6 Awnings, Arcades, and Colonnades
Awnings or arcades shall be used to enhance building facades and store-
fronts with color and dimension and to provide shade for browsing and
cafe seating.
Different awnings shall be used for various storefronts to avoid a ho-
mogeneous appearance including free or fixed valances, open or closed
sided, and open -sided with a valance drop. Creative uses of materials is
encouraged.
Awnings shall be generally consistent in height and depth to create a
canopy of shade.
30
SD 27.1: Design Standards
Diagrams & Illustrations
SD 27.1: Design Standards
Intent
Storefronts and entrances shall
be articulated differently to
create an interplay between the
public and private realms and
between interior and exterior
activities. Similariy,facade designs
shall reflect a building's interior
activities and spatial
arrangements. Therefore, false
building fronts that obscure the
internal scale and function of
buildings are discouraged.
3.1 Entrances:
Emphasize street level entries for
a legible hierarchy in building
facades.
3.2 Storefronts:
Establish an individual identity for
each storefront. Visually connect
interior and exterior activities
along the street.
III. Design Standards, 3:Articulation
Standards
3.1 Entrances
Entries shall be articulated with different building materials, changes in
building massing, or changes in the roof line that break the facade's
regulated surface. This creates a facade hierarchy that articulates en-
trances. Similarly, entrances shall be setback from the primary building
frontage at least 6".
Enhanced lighting and signage shall also be incorporated in entry de-
signs.
Corner entrances shall be designed to address street corners. This
may include additional building mass, distinctive architectural elements,
different building materials, changes in building planes, and changes in
building shape.
Large banks of glass doors at main entrances shall be used to interrupt
blank expanses of building facades.
3.2 Storefronts
Storefront windows shall be at least 10' high and shall be similar in
proportion to display windows. Window sills shall be close to the building
base, proportional to pedestrians.
The storefront frame shall be setback from the building facade be-
tween 6" and 1 2" to create depth and shadow.
Entrances shall be recessed in storefronts or highlighted within the
storefront.
Window displays shall be simple and focused and shall not obstruct
views into the store.
32
SD 27.1: Design Standards
Diagrams & Illustrations
33
SD 27.1: Design Standards
Intent
To maintain architectural
consistency, unattractive
functional features shall be
screened and/or separated from
primary visual corridors and
pedestrian zones.
4.1 Shutters:
Prohibit security shutters which
obstruct pedestrians' views into
storefronts and display windows.
III. Design Standards, 4: Building Functionality
Standards
4.1 Shutters
Impact glass in lieu of hurricane shutters is recommended for ground
floor uses. If shutters are used, they should be concealed from public
view.
Opaque security shutters will not be permitted in this district. Rather,
transparent, security grills shall be utilized to maintain transparency
when stores are closed. This will enable window shopping and activate
the street during non -business hours.
34
SD 27.1: Design Standards
Diagrams & illustrations
35
SD 27.1: Design Standards
Intent
5.1 Architectural Lighting:
Use architectural lighting to
highlight landscaping, signage, and
special architectural features.
5.2 Storefront Lighting:
Use lighting in store windows to
encourage window shopping and
other evening activities when
stores are typically closed.
Ili. Design Standards, 5: Lighting
Standards
5.1 Architectural Lighting
Light buildings at night to create shadows and depth and highlight im-
portant architectural elements and building materials such as colored
glass and perforated metal.
Whenever possible, light second story windows to imply human pres-
ence and counter the appearance of desertion.
Use decorative lighting to illuminate signs and uplighting to illuminate
landscaping. Glare shields should be used to reduce light spillover into
pedestrian and vehicular areas.
Use sconces and other architectural lighting to illuminate building en-
trances with warm light.
5.2 Storefront Lighting
Illuminate signs, entrances, window displays and interiors at varying lev-
els of brightness.
36
SD 27.1: Design Standards
Diagrams & Illustrations
r�.
37
SD 27.1: Design Standards
Intent
Exterior storefront signs shall be
designed and installed in ways
that create neighborhood
character while conveying
concise information about the
businesses they serve. Well
designed signs are effective tools
to enhance storefronts and
attract people.
6.1 General Guidelines:
Signs shall be simple, minimal
and creative and are based on
the requirements set forth in
Article 10 of the Zoning Code,
Sign Regulations.
6.2 Wayfinding Program:
Establish a wayfinding program
to enhance navigation.
6.3 Channel Letters:
Use channel lettering for
storefront signs whenever
possible.
III. Design Standards, 6: Signage
Standards
6.1 General Guidelines
Three types of signs are permitted in Buena Vista Yards: channel letters
fixed directly to building walls, projecting and hanging signs, and neon
and LED type signs for media uses. Window signs attached or painted
to glass are discouraged and must meet the minimum requirements as
specified in Article 10, section 10.5, Zoning District Sign Regulations.
Ground/freestanding signs are prohibited.
In general, signs shall be proportional to the building's scale. They shall
also be legible at the pedestrian level. Therefore, a combination of large
and small scale signs may be used as specified below.
A minimal number of signs shall be used to avoid a cluttered appear-
ance. Similarly, signs shall be simple and convey basic information such
as the store name and street number.
6.2 Wayfinding Program
A clear navigational system is encouraged to illustrate BuenaVistaYard's
geographic connection to the Design District and Wynwood, and to
establish direct pedestrians and drivers to important destinations.
Maps and kiosks shall be designed to enhance the visual quality of the
neighborhood and may be developed as public art.
6.3 Channel Letters
Channel letters are three dimensional letters which may be individually
fixed to storefronts as a type of sign. Channel letters shall be used
instead of wall signs, which are discouraged.
Signs composed of channel letters are preferred to other,wall mounted
signs because they display information more clearly. Use contrasting
colors for lettering and wall color. Additionally, lettering shall be in
script or stylized.
Signs shall be located in the storefront frame or above the awning,
directly above the store's entrance.
Lettering may be raised from the building facade to cast shadows on
the building facades.
There is no limit on lettering size however, the total surface area for
storefront signage shall be limited to one and one half (1 1/2) square
feet for each lineal foot of wall fronting the street for a single establish-
ment within a building. For a single building with multiple establish-
ments that have separate entrances to the outdoors with at least twenty
(20) linear feet of frontage, the total surface area for storefront signage
shall be limited to twenty (20) square feet for each face of the building
oriented toward the street. In addition, this building type may have
one (I) building identification sign not to exceed fifty (50) square feet
in area for each building face with street frontage.
38
SD 27.1: Design Standards
Intent
6.3 Projecting Signs:
Use projecting signs in arcades
or between awnings to increase
legibility.
6.4 Special Signs:
Special media and entertainment
uses are not restricted by
conventional sign design.
6.5 Lighting:
All signs shall be adequately
lighted for the night time
environment.
III. Design Standards, 6: Signage (continued)
Standards
6.3 Projecting and Hanging Signs
Projecting signs shall hang down from arcade ceilings or project out
from building walls between awnings. Signs shall be mounted to deco-
rative, fixed, metal arms.
Signs that project four (4) feet from a building may not exceed forty
(40) square feet in area. Signs that project between two (2) and three
(3) feet from the building may not exceed sixty (60) square feet in area.
Signs that project two (2) feet from the building may not exceed eighty
(80) square feet in area.
Use simple, geometric shapes, such as ovals and squares, when design-
ing projecting signs. Signs shall have minimal lettering. They may in-
clude store logos to enhance pedestrian navigation.
6.4 Special Signs
Theaters, hotels, art galleries and other media/entertainment uses may
choose special, creative signs such as marquees, neon, video screens,
and LED digital media display. Only one such special sign may be used
per store. These signs will require a Class II Special Permit to ensure
that signs are oriented away from adjacent residential uses to minimize
the potential adverse effects resulting from lighting spillover.
6.5 Lighting
Channel lettering may be backlit with florescent tubes or neon.
Incandescent, decorative spotlights may be placed at intervals above
channel lettering signs.
Fluorescent lights provide strong, even light. They shall be concealed
with a valance.
Special signs can incorporate lighting within the sign itself.
Projecting signs shall use incandescent spotlights.
39
SD 27.1: Design Standards
Diagrams & Illustrations
40
SD 27.1: Design Standards
Intent
Roof tops and building tops shall
be attractive from the street
level and from residential tower
heights.
7.1 Building Tops:
Use distinctive building tops to
identify the area as midtown
Miami.
7.2 Garage Roof:
Conceal roof top parking.
7.3 Roof Tops:
Rooftops shall be attractive and
shall be treated as part of the
building facade.
III. Design Standards, 7: Building Tops & Roof
Tops
Standards
S❑ 27.1
7.1 Building Tops
Residential towers shall have distinctive building tops or finials whenever
possible.
7.2 Parking Garage Roof
Uncovered parking garage roofs shall be concealed with creative, col-
ored surfaces and landscaping.
7.3 Roof Tops
All roof top equipment must be concealed.
Green roofs or roof tops planted with heat tolerant, low maintenance
cultivated plant life are strongly encouraged.
Recreational uses are encouraged on roof tops.
41
SD 27.1: Design Standards
IV. Definitions
Arcade:An architectural element composed of arches, evenly spaced in a continuous row that forms
a semi -enclosed corridor. It provides continuous shade for the pedestrian.
Awnings: An element attached to the building facade, which provides shade at ground level.
Bulb out: A pedestrian area typically located at street intersections, which provide for additional
pedestrian space and shortens crossing distances.
Colonnade:An architectural element composed of evenly spaced columns in a continuous row,
providing a continuous semi -enclosed corridor.
Commercial Use:All permitted uses as listed in the C-I zoning classification as identified in the
SD27 Overlay District ordinance.
Encroachments: Any element that crosses the right-of-way from a private development into public
property is said to be "encroaching into the public right-of-way".
Landscape Verge:An area dedicated for planting. This can be a continuous strip, parallel to the
travel lane, or alternating between tree pits and hardscape.
Liner Uses Storefronts and building fronts that conceal a larger use from view such as a parking
garage.
Mews: A narrow street lined on both sides by townhouse and loft -style units.
Pedestrian Area: The area within the public right-of-way primarily dedicated for pedestrian use.
This area may contain a sidewalk, landscape verge, and outdoor seating spaces.
Pedestrian Refuge:The space located within the medians of the streets that protects the
pedestrian from vehicular traffic. This is used in streets with multiple lanes of traffic in both
directions.
Parallel Parking Area: The area within the streetscape designated primarily for vehicular parking
parallel to the direction of traffic. At the intersections, these areas may be converted to
pedestrian spaces called "bulb outs" to shorten the crossing distance for pedestrians.
Right-of-way: The line marking the boundary between the public domain and the private domain.
Setback: An establish physical separation between the face of a building and the right-of-way.
Stepping Verge: An area between the curb and a landscape verge, which serves for people to step
out of their parked cars onto the sidewalk.
Travel Lane:The area of the streetscape dedicated solely for vehicular travel.
Tree Pit:An open area upon which a tree and/ or shrubs are planted within the streetscape.
Uplight Decorative lighting used to accentuate certain architectural features and/ or landscaping.
Walkable Area: An area dedicated for uninterrupted pedestrian traffic.
42
EXBIT III
SD 27.2: Desgn Standards
SD 27.2 Design Standards
Miami, Florida
January 2004
SD 27.2: Design Standards
Table of Contents
I. Introduction
II. Street Types
I: Primary Streets
2: Secondary Streets
3:Tertiary Streets
III. Design Standards
I. Building Scale
Height
Setbacks
2. Building Facade
Materials
Fenestration
Scaling Elements
BuildingConunuity
Shadow
AwningsArcades and Colonnades
3 Articulation
Windows
Entrances
Awnings
4. Building Functionality
Shutters
5. Lighting
Decorative Lighting
Storefront Lighting
b. Signage
7. Roof Tops and Building Tops
IV. Definitions
2
"TT
SD 27.2: Design Standards
Diagrams & illustrations
._, I I r,, ' 1„,1„,„
f , r
TT JLT
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a
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I
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r . :
NE 2vith Weal
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-ii[ 1. ' ; 1, .
fl
3
SD 27.2: Design Standards
Intent
The following guidelines are
meant to establish appropriate
standards for buildings and
streetscapes throughout the SD
27.2 District- Buena Vista Yards
Neighborhood. These standards
are intended to guide future
designs towards a high level of
design quality. All architectural
design plans will be reviewed by
UDRB as part of the Class II
permitting process, for
compliance with these standards.
I. Introduction
Guidelines
Buena Vista Yards should function as the mid -town hub of Miami. It
should be a vibrant and active urban neighborhood with dynamic
architecture, pedestrian friendly streets, and outdoor public spaces.
Buildings shall have ground floor uses that activate the street and relate
new buildings and urban spaces to adjacent neighborhoods. The context
and scale of the Design District, Wynwood, and Biscayne Boulevard
should be reflected in new building design. BuenaVista's proximity to
the Design District, the Wynwood neighborhood, and Biscayne
Boulevard should make it an integral part of the arts, design, and retail
community with a focus on design -oriented uses.
The Urban Design Standards for the SD 27.2 District expand on the
requirements identified in Section 627.2.These standards are minimum
requirements unless otherwise specified in Section 627.2.
4
SD 27.2: Design Standards
Diagrams & Illustrations
131
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1• 1 ";._ 1
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1- 195
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a1 LLLL.I.LL,L
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Primary
Secondary
Ternary
IP
L.
5
SD 27.2: Design Standards
Intent
The planned street grid for the
Buena Vista Yard will extend the
existing City of Miami streetgrid
through the site. The urban
environment will be defined by
a network of streets and
frequent intersections which
extend to the Design District,
the Wynwood neighborhood,
and Biscayne Boulevard. This
integration will enhance the
pedestrian environment.
Each street is part of a greater
street hierarchy developed to
organize land uses and activities.
I: Primary Streets
• NE 34th Street
• Midtown Boulevard
• Buena Vista Avenue
• North Miami Avenue
• NE 36th Street
• NE 29th Street
2: Secondary Streets
• NE 30th, NE 3Ist, NE
32nd,NE 35th Streets
Sidewalks
Emphasize connections to the
surrounding City by using the
standard City of Miami concrete
sidewalks for all walkable areas
within the public right-of-way.
On -Street Parking
Most streets will have on -street
parking. This urban configuration
will act as a buffer between
pedestrians and street traffic to
create a safe pedestrian
environment.
II. Street Types
Guidelines
Street Grid
New streets and avenues in SD 27.2 shall generally align with the ex-
isting street grid, as required in Section 627.2. This will create an effi-
cient development scheme that enables enhanced circulation for pe-
destrians and vehicles. Open space may be substituted for a street
opening,when it is designed to enhance circulation between city blocks.
Street Types
Primary Streets are the major streets in the SD 27.2 District and include
main pedestrian streets, perimeter streets that connect to the
surrounding neighborhood, and main vehicular thoroughfares. They
have the most visibility and shall, therefore, have the most stringent
design and architectural standards. Similarly, they shall be the main
source of activity for the neighborhood and shall have active ground
floor active uses and significant open space for pedestrian usage.
Secondary Streets are the main service streets in the SD 27.2 District.
They connect pedestrians to primary streets and handle medium
intensity activities such as vehicular service access and neighborhood
retail uses. Design requirements for these streets are less restrictive
because their primary purpose is to service the building and provide
some ground floor active uses.
Tertiary Streets are residential and shall have design requirements that
promote the residential character of these streets. Ground floor active
uses are encouraged, but shall not be required.
Sidewalks
Sidewalks are the main pedestrian thruways and shall be designed to
create a comfortable, outdoor public space to accommodate a range
of active and passive pedestrian activities. Sidewalks shall be simply
designed to achieve these requirements. Dimensional requirements
vary for each street and are more clearly described on the following
pages.
Landscaped pedestrian "bulb -outs" are encouraged as a tool for en-
hancing the pedestrian experience by extending the sidewalk and cre-
ating shorter crossing distances at intersections.
On -Street Parking
On -street parking is required on most streets to provide additional
parking opportunities and create a more urban street type with sub-
stantial pedestrian buffers. All on -street parallel parking spaces shall
be a minimum of 7' wide by 20' long, unless otherwise noted.
6
SD 27.2: Design Standards
I I . Street Types, streetscapes (continued)
Diagrams & Illustrations:
•
Atki3,1, WOW ;111C
= E
SD 27.2: Design Standards
Intent
Landscape
Landscaping softens the man-
made environment and is both
ornamental and practical. It is
essential for providing shade in
Miami's sub -tropical climate. All
streets shall be planted with
adequate shade trees and
landscaping to encourage
pedestrian activity.
Lighting
Use street lights to create a well -
lit nighttime environment and to
augment the progressive design
features of the neighborhood.
I. Street Types, streetscapes (continued)
Guidelines
Landscape
Landscaping shall be planned in conjunction with the sidewalk design as
specified on the following pages. In general, trees shall provide ad-
equate shade and aesthetic enhancements without conflicting with
awnings or pedestrian movement. Therefore, shade trees selected for
this development must be a minimum 25' tali at maturity with a 25'
spread at maturity. There shall also be an 8' clear zone between the
sidewalk and lowest branch at planting. Similarly, tree canopies shall
not obstruct retail signs and shall be selected according to the canopy
density.
Shrub beds located within tree pits shall subtly enhance the overall
image of the streetscape. Annuals shall not be planted in public plant-
ing beds because of their excessive maintenance requirements. All
shrubs shall be between I' and 3' high at the time of planting and shall
not grow beyond 4' height at maturity unless it is a specific plant mate-
rial intended for accent (Le. a crinum).
Lighting
A minimum light level of one -foot candle shall be maintained in the
parking and travel lanes in the public right-of-ways. Light levels for
pedestrian areas shall not be less than .8 footcandles at any time.
Refer to the streetscape guidelines for proper light pole placement.
Street Furniture
Street furniture shall be part of the urban streetscape to encourage
pedestrian activity and provide such amenities as: trash receptacles,
benches, bollards, pedestrian lighting, bicycle racks, parking meters,
street signs, transit shelters, tables, chairs.
8
SD 27.2: Design Standards
NE 34th Street
(Note:Dimensional criteria may vary. Refer to Section 627./ for specific dimensional requirements.)
Diagrams & Illustrations
- 4,9
J
":"•••,[ '414
AI, 16, E94..
9
SD 27.2: Design Standards
Intent
The primary streets in the Buena
Vista Yards are main activity
zones. They shall be designed
to respond to the pedestrians'
needs. This is most important at
the street level, which will
contribute to the
neighborhood's success as a
"place".
NE 34th Street (90' ROW)
NE 34th Street shall serve as a
main retail corridor and a
prominent transportation
connection to the Wynwood
neighborhood. Landscaped
medians shall enhance pedestrian
crossings to encourage street
level activities.
11. Street Types, 1: Primary Streets
Guidelines
Uses: Active pedestrian uses such as retail, entertainment, office, edu-
cational, and/or restaurant uses.
Pedestrian Area: Sidewalks on NE 34th Street shall have a minimum
I0' wide walkable area with sufficient shade trees.
Shade trees are recommended to be planted +1- 25' on center, in an
open tree pit. The tree pit shall be between 6.5' and 12' long with a I'
wide x 6" high curb and curb surrounding it. A continuous bed of
shrubs shall cover the entire area of the tree pit.
Light poles located in this area shall be evenly spaced 90' on center
staggered, between the proposed shade trees.
A continuous 1.5' stepping verge is recommended at the back of curb.
A I' wide urban curb with a 1' wide gutter shall be placed between the
stepping verge and the parking area.
Parallel Parking: A continuous row of parallel parking spaces is rec-
ommended between the travel lane and the landscape verge with cor-
ner bulb -outs. A 2' wide valley gutter shall separate the parking area
from the travel lane. Corner bulbouts will replace parking spaces at
the ends of the blocks. The parking verge shall be a total of 8' wide.
This includes a 2' valley gutter which separates the parking from the
travel lane.
Travel Lanes: The travel lanes for this road shall be 12' wide.
Medians: The median width shall be 12' with a standard FDOT type
"D" curb. Planting along the median shall consist of large palm trees
with a recommended spacing of 25' on center. Ground level planting
shall not hang over the curb. Pedestrian refuges and traffic rate bollards
should be used at all intersection. Bollards shall be spaced to meet
ADA requirements.
Awning Encroachments: Awnings are allowed to encroach up to 7'
into the right-of-way.
10
SD 27.2: Design Standards
Midtown Boulevard
(Note: Dimensional criteria may vary. Refer to Section 627 I for specific dimensional requirements)
Diagrams & Illustrations:
SD 27,2: Design Standards
Intent
Midtown Boulevard
(80' ROW)
Midtown Boulevard shall
serve as the primary pedestrian
corridor with an active street
level. Landscaped pedestrian
zones shall encourage street
level activities.
Wide sidewalks on Midtown
Boulevard shall accommodate
outdoor cafes, coffee shops, and
other, primarily retail, pedestrian
uses. Therefore, bui lding facades
shall have more detail at the
ground floor.
I. Street Types, 1: Primary Streets (continued)
Guidelines
Uses: Active pedestrian uses such as retail, entertainment, office, edu-
cational, and/or restaurant uses.
Pedestrian Area: Sidewalks along this street shall be a minimum 10'
wide unobstructed area to accommodate pedestrians. Large planters,
measuring 6.5' wide by 30' long, shall be spaced 10' apart and placed
adjacent to the sidewalk. Two large palms spaced 5' from the edge of
the planter, a shade tree located at the center line of the planter, and a
continuous 2' high shrub bed shall be included as part of the landscape.
The shade tree planting area shall extend 3' towards the sidewalk along
a 6' wide area, making the total width in the center of the planter 9.5'.
Shade trees shall be spaced no more than 40' on center.
Where a 20' linear park abuts the right-of-way along this street, a
minimum shade requirement shall be provided for the park area
which may include:
One (1) canopy tree every twenty (20) linear feet
(maximum)
One (1) large palm tree every twenty (20) linear feet
(maximum)
A cluster of three (3) small palms every twenty (20)
linear feet (maximum)
Minimum planter sizes within the park shall be sixty-four (64) square
feet in area.
Paving for the park area may be a brick or concrete paver, which can
extend up to the edge of the planters along Midtown Boulevard.
Paving patterns may vary per block, but shall remain consistent
between abutting properties. A 10' apron shall be provided abutting
the buildings along the linear park to allow for clear and
unobstructed pedestrian movement as well as restaurant seating.
A 1.5' stepping verge shall separate the planter from the curb.
Additionally, a I ' wide urban curb with a 1 ' wide valley gutter shall
separate the stepping verge from the parking area.
Light poles along this Midtown Boulevard shall be placed in the areas
between planters, lined up with the row of palm trees.The light pole
spacing shall be +1- 100' on center.
Parallel Parking A continuous row of parallel parking spaces is
recommended between the travel lane and the landscape verge area.
Travel Lanes: The travel lanes for this road shall be I I' wide.
Medians: There are no medians along this road.
Awning Encroachments: Awnings are allowed to encroach up to 7'
into the right-of-way.
12
SD 27.2: Design Standards
North Miami Avenue
(Note: Dimensional criteria may vary. Refer to Section 627. I for specific dimensional requirements.)
Diagrams & Illustrations
4
"
41%
;
1 3
SD 27.2: Design Standards
Intent
North Miami Avenue
(82' ROW)
As one of the major perimeter
street for the Buena Vista rail
yards, North Miami Avenue shall
have a seamless transition to the
Wynwood neighborhood.
Additionally, North Miami
Avenue shall have a 9' arcade or
an awning with a 9' setback, to
create a pleasant pedestrian
environment to attract activity
into the neighborhood core. The
North Miami Avenue median will
create an effective connection
for pedestrians walking from the
Wynwood neighborhood.
I. Street Types, 1: Primary Streets (continued)
Guidelines
Uses: The predominant use on North Miami Avenue is "big box"retail.
Pedestrian Area: Sidewalks on North Miami Avenue shall have a mini-
mum 5' walkable area. On the east side of the street, the parking/
landscape verge shall be 7' wide, on the west side the continuous land-
scape verge shall be 5' wide. A 9' colonnade or a 9' building setback
with an awning shall be incorporated into the design, starting at the
ROW line, to provide adequate sidewalk space and shade.
Large palms shall be planted along both sides of the street and in the
median. The edge of all palms closest to the street must be setback 4'
from the face of the curb as per County standards. On the east side
of the street, the 7' by 5' planter areas shall be placed every two (2)
parking spaces. A bed of shrubs with a maximum mature height of 2'
shall cover the planter area around the palms. These shrubs shall have
a good hearty characteristic. On the west side of the street, palms
shall be planted to match the spacing on the east side with continuous
2' understory shrub bed.
Parallel Parking A continuous row of parallel parking spaces with
corner bulbouts is recommended between the travel lane and the land-
scape verge area along the east side of the street. Standard type "F"
curbs are recommended. The total width of the parallel parking area is
7'. A 2' wide valley gutter separates the parking area and the travel
lane.
Travel Lanes:The travel lanes for this road shall be 1 1' wide.
Medians: The median width shall be 12' with a standard FDOT type
"D" curb. Planting along the median shall consist of Roystonea elata
placed a maximum of 25' on center. Ground level planting shall not
overhang the curb. Pedestrian refuges and traffic rate bollards should
be placed at all intersections. Bollards shall be spaced to meet ADA
requirements.
Awning Encroachments: Awnings are allowed to encroach up to 7'
into the right-of-way.
14
SD 27.2: Design Standards
NE 36th Street
(Note: Dimensional criteria may vary. Refer to Section 6271 for specific dimensional requirements.)
Diagrams & Illustrations:
EE
1.4
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IEEt
Sis`r',isr
e•
I5
SD 27.2: Design Standards
Intent
NE 36th Street
(70' ROW)
NE 36th Street shall have a
seamless transition to the Design
District. Consequently, the
streetscape and building design
shall incorporate several
characteristics. of the existing
conditions in order to achieve a
good transition. Additionally, NE
36th Street shall have a 9' arcade
or an awning with a 9' setback,
to create a pleasant pedestrian
environment that is consistent
with the character of the retail
corridor to attract activity into
the core of the neighborhood.
I. Street Types, I : Primary Streets (continued)
Guidelines
Uses: Active pedestrian uses such as retail, entertainment, office, edu-
cational, and/or restaurant uses.
Pedestrian Area: Following the FDOT plans, the north sidewalk will
be set at 6' in wide with no landscaping. On the south side of the
street, the pedestrian area shall be composed of a 6' wide landscape
verge area, and a 4' wide, continuous sidewalk area. Abutting the 4'
sidewalk area, a 9' colonnade or a 9' building setback with an awning
shall be incorporated into the design to provide adequate sidewalk
space and shade. Along the landscape verge, a 5' wide by 6' long planter
with large palms.The recommended spacing for the palms is 25' on
center.
Travel Lanes: Travel lanes for this road shall be I I' wide.
Medians: The FDOT will be placing medians where possible along the
road. Large palms shall be placed in these medians and distanced +1-
25' on center where possible. A continuous shrub bed shall cover the
median area where possible. Shrubs shall not spill over past the curbs
into the travel lanes.
Awning Encroachments: Awnings are allowed to encroach up to 7'
into the right-of-way.
16
SD 27.2: Design Standards
NE 29th Street
(Note: Dimensional criteria may vary. Refer to Section 627./ for specific dimensional requirements.)
Diagrams & Illustrations
Pfro;;X-
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4
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ra•--..c. 4 4", '6, ;7 f •
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a
17
SD 27.2: Design Standards
Intent
NE 29th Street
(80' ROW)
As one of the primary
connection to Biscayne
Boulevard, NE 29th Street shall
lead seamlessly into the adjacent
neighborhood. This shall be
accomplished through building
design and building facades
particularly at the street level.
This also includes on -street
parking. Additionally, NE 29th
Street shall have a 9' arcade or
an awning with a 9' setback, to
create a pleasant pedestrian
environment that is consistent
with the character of the retail
corridor to attract activity into
the core of the neighborhood.
I. Street Types, 1: Primary Streets (continued)
Guidelines
Uses: Active pedestrian uses such as retail, office, educational, and/or
restaurant uses.
Pedestrian Area: The existing sidewalk width on the south side of the
street will remain. On the north side of the street, the pedestrian area
shall have a 5.5' landscape verge , and a 6' continuous sidewalk. Planters
along the landscape verge shall measure 5.5' wide by 10' long. Shade
trees are recommended to be planted 25' to 35' on center. A continu-
ous shrub bed shall cover the planter area, and be no more than 2' in
height at maturity. Abutting the 6' sidewalk area, a 9' colonnade or a 9'
building setback with an awning shall be incorporated into the design to
provide adequate sidewalk space and shade.
Travel Lanes: Existing travel lanes for this road vary.
Parallel Parldng An 8' wide parallel parking area shall be placed along
the north side of the street between the landscape verge and the travel
lane.
Awning Encroachments: Awnings are allowed to encroach up to 7'
into the right-of-way.
I8
SD 27.2: Design Standards
NE 31st and 32nd Street
(Note: Dimensional criteria may vary. Refer to Section 6271 for specific dimensional requirements.)
Diagrams & Illustrations
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19
SD 27.2: Design Standards
Intent
Secondary Streets link the retail
corridors to the perimeter
streets and help create an
integrated grid system. As the
support system of the
neighborhood they create less
intense activity in contrast to the
intense nature of the retail
corridors.
31 st and 32nd Streets
(60' ROW)
31st and 32nd Streets, and NE
Miami Court shall function as
links to the activities between
the two anchors on North Miami
Avenue and Midtown Boulevard.
Both streets shall draw
pedestrians with neighborhood
services. Detailed building
facades at the street level also
attract pedestrians.
I. Street Types, 2: Secondary Streets
Guidelines
Uses: Active pedestrian uses such as retail, office, neighborhood retail,
educational, and/or restaurant uses.
Pedestrian Area: Sidewalks on 31 s' and 32nd Streets shall have a mini-
mum 6' walkable area and a 4' continuous landscape verge. Planters
along the landscape verge shall be 4' wide x 8' long. Small palms shall
be planted within this area with shrubs covering the planter area mea-
suring no more than 2' at maturity. The spacing for the palms are
recommended to be 15' to 25' on center.
A 1' wide urban curb with a I' wide gutter separates the pedestrian
area form the parallel parking area.
Parallel Parking Area: A row of parallel parking or small to medium
truck loading area is recommended between the travel lane and the
pedestrian area. This area shall be a total of 8' wide including the 2'
valley gutter. Landscape bulbouts shall be placed every 2 parking spaces
or +/- 40'. Shade trees with an understory shrub material shall be
planted in these bulbouts.
Travel Lanes: Travel lanes for these roads shall be 1 1' wide.
Awning Encroachments: Awnings are allowed to encroach up to 7'
into the right-of-way.
20
SD 27.2: Design Standards
Buena Vista Avenue
(Note: Dimensional criteria may vary. Refer to Section 6271 for specific dimensional requirements.)
Diagrams & Illustrations•
2 I
SD 27.2: Design Standards
Intent
Buena Vista Avenue
(82' ROW)
curbless street
Buena Vista Avenue will be the
main pedestrian zone can be
closed to traffic for special
events. It is located one block
west off Midtown Boulevard
adjacent to the public plaza.
Truck traffic and deliveries are
prohibited on Buena Vista
Avenue.
I!. Street Types, 2: Secondary Streets (continued)
Guidelines
Uses:Active pedestrian uses such as retail, office, neighborhood retail,
and/or restaurant uses.
Pedestrian Area: Sidewalks on Buena Vista Avenue shall have a 9'
wide walkable area with a landscape verge. One Washingtonia ro-
busta, with ground level planting shall be planted in each 5' x 12' raised
planter. The planters shall be centered between every two parallel
parking spaces with a 1' wide by 6" high curb. Each Washingtonia shall
have a clear trunk, which matches the overall height of the shade trees
along the corridor.
Material for this area shall be brick, cobbled, or textured concrete pav-
ers. Paving colors and patterns must be kept consistent throughout
the corridor for continuity.
Parallel Parking An 8' wide parallel parking area shall be separated,
every two parking spaces by an 8' x 8' raised planter, rotated 45 de-
grees, with a 1' wide x 6" high curb on all sides. This rotation will make
it easier for cars to pull in and out of parking spaces. One Delonix
regia is recommended in each planter with ground level planting around
the base.
Materials for this area shall match those of the pedestrian area. Ther-
moplastic striping or paint shall not be used along this corridor. Road-
way markings for the parallel parking shall be a white and yellow pavers
embedded with reflective glass beads.
Travel Lanes: The travel lanes for this road shall be 12' wide with
materials that match the pedestrian and parallel parking areas for con-
tinuity. All necessary vehicular striping shall be done with colored pav-
ers embedded with reflective glass beads.
Medians: A 16' wide median is recommended with alternating 12'
wide x +/- 20' long raised planters spaced a maximum of 32' apart. In-
between the planters, a flush pedestrian area shall match the rest of the
street elevation and paving type. The planters shall have a 1.5 ` high x
1.5' wide seating wall wrapping it on all sides. This wail may be con-
structed of natural stone or an alternative approved material and finish.
Traffic rated bollards, spaced a maximum of 7' on center shall line the
pedestrian area to prevent vehicular travel.
A 2' wide coarse grained, verge shall be left clear of obstructions along
the edge of each travel lane on either side of the median. This will
provide a more definable separation between the travel lane and the
pedestrian oriented median. Examples of such materials are:river rock,
cobble stone, textured pavers. Such material shall be mortared set.
Materials for the remainder of the median shall match those used in
the rest of the street.
Awning Encroachments: Awnings are allowed to encroach up to 7' 22
into the right-of-way.
SD 27.2: Design Standards
Height, Setbacks
(Note: Dimensional criteria may vary. Refer to Section 627. i for specific dimensional requirements.)
Diagrams & Illustrations
Buena Viso Avenue
(North of 34th)
34d1 Street
{West of Midtown Booleoardi
36#r Street
(West of Midtown Boulevard)
Buena VeKti Aveme
(South of 34th)
Miami Avven&re
Midtown Sonlevard
iso+rth of 34011)
30th, 3 I € . 37r d.
33rd, 34th & 35th.
(West of Midtown Boulevard)
24th Street
1West of Midwxn Boulevard].
23
SD 27.2: Design Standards
Intent
Create a comfortable scale for
the Buena Vista Yards
neighborhood by balancing
building heights, setbacks, and
massing with street and sidewalk
widths.
Establish Midtown Boulevard and
NE 34th Street as main streets
using greater building heights and
different setbacks.
Emphasize designated gateways
to Buena Vista Yards with
increased building heights.
I.1 Height:
Utilize varying building heights
and floor heights to achieve a
comfortable pedestrian scale to
enhance Buena Vista Yards as a
vibrant, urban, community.
Building heights help to achieve
this environment by enclosing a
space to reinforce an urban
neighborhood character.
1.2 Setbacks:
Enforce building setbacks that
respond to the street width and
the building height to create
outdoor rooms for a variety of
outdoor spaces.
III. Design Standards, l: Building Scale
Standards
1.1 Height
Taller buildings are permitted at intersections that have been desig-
nated as gateways in the 27.2 District ordinance.
Additionally, buildings must have a mix of uses to achieve greater height.
1.2 Setbacks
The purpose of the setback is to maintain a sense of scale at the
ground floor, while accommodating height. Buildings "step-up" to the
FEC corridor, towards the water, and "step-down" towards the lower
residential neighborhood to the west. There are additional opportuni-
ties for height along NE 36th Street, abutting the Design District.
24
SD 27.2: Design Standards
Diagrams & Illustrations
25
SD 27.2: Design Standards
Intent
Building facades shall be richly
detailed and varied for visual
interest, and to encourage
activity.
2.1 Materials:
Reinforce the human scale at the
street level with facades of varied
building materials and
appropriately scaled material
modules.
2.2 Fenestration:
Emphasize street level windows
for visibility to pedestrian activity.
2.3 Scaling Elements:
Encourage using varied
architectural elements on the
lower levels of building facades
for visual interest. Avoid
undifferentiated blank walls.
Use multiple repetitive features
to create an architectural
rhythm.
III. Design Standards, 2: Building Facade
Standards
2.1 Materials
For small scale retail building facades and large, uninterrupted volumes
of retail in SD 27.2, at least three different materials shall be used in
each building elevation in addition to some surface relief.
Creative and innovative high quality building materials are encouraged.
This includes metals, perforated materials, glass, and architectural con-
crete. Reflective glass as a complete surface is discouraged.
Faux treatments in lieu of the intended material is discouraged.
2.2 Fenestration
Street level building facades shall be pierced by single and double height
windows or general access entrance or doorways to encourage browsing
and window shopping. For the first ten (10) feet of height above the
public sidewalk elevation, the exterior building wall shall contain win-
dows and/or doorways of transparent glass covering at least fifty (50)
percent of the linear frontage of the building (to be measured at least
thirty inches above the sidewalk). Additionally, the base of all transpar-
ent openings shall be no more than thirty (30) inches above the side-
walk.
The individual panes may be composed of smaller vertical elements.
To reduce visual barriers between interior and exterior spaces street
level windows shall be transparent with no reflectivity. Similarly, store-
front and display windows shall not be filled in or blocked in any way.
Street level restaurants are encouraged to use operable windows and
doors which can allow them to open out onto the sidewalks in good
weather.
2.3 Scaling Elements
Large, blank surfaces and non -modular panels, such as concrete panels
and stucco, are discouraged unless they have a compelling design pur-
pose. This is especially true at the ground floor level which requires
additional detail and visual amenities.
Repeating elements, such as pilasters, vertical reveals, and other three
dimensional details shall be strongest at the street level. They may
include repetition of storefront details or consistent sign design.
For large commercial buildings in SD 27.2 at least one architectural
element shall be repeated to minimize the facade's scale. This could be
a material module change, a change in facade plane of at least 6", use of
an architectural ornament, recessed glazing, vertical banding, and/or
groupings of windows.
2.3 Scaling Elements (cont.)
Avoid repetitive scaling elements that are monotonous and oppressive.
26
SD 27.2: Design Standards
Diagrams & Illustrations;
27
SD 27.2: Design Standards
Intent
2.4 Building Continuity:
Require that building design and
architectural features maintain
continuity.
2.5 Shadows:
Use texture and relief in building
facades to create shadow and to
augment building detail and
changes in building planes.
2.6 Awnings, Arcades, and
Colonnades:
Incorporate awnings and arcades
into facade design to provide
shade, rich materials, and color.
III. Design Standards, 2: Building Facade
(continued)
Standards
For example, grids of repeated windows are discouraged.
Facades on primary streets shall be divided into three horizontal seg-
ments:a base, middle and top. When required setbacks do not differen-
tiate these segments, architectural elements shall be used such as hori-
zontal elements on the ground floor.
2.4 Building Continuity
All sides of a structure shall be continuous in design. No side shall be
unimproved. Therefore, all architectural details, such as roof lines and
parapets shall continue around all sides of a structure. Similarly, false
architectural features and structures are discouraged unless they are
integral to the buildings's design.
2.5 Shadows
Changes in plane around windows and entrances are encouraged to
highlight building openings and access points for pedestrians.
2.6 Awnings, Arcades, and Colonnades
Awnings or arcades shall be used to enhance building facades and store-
fronts with color and dimension and to provide shade for browsing and
cafe seating.
Different awnings shall be used for various storefronts to avoid a ho-
mogeneous appearance including free or fixed valances, open or closed
sided, and open -sided with a valance drop. Creative uses of materials is
encouraged.
Awnings shall be generally consistent in height and depth to create a
canopy of shade.
28
SD 27.2: Design Standards
Diagrams & Illustrations
yr.
29
SD 27.2: Design Standards
Intent
Storefronts and entrances shall
be articulated differently to
create an interplay between the
public and private realms and
between interior and exterior
activities. Similarly, facade designs
shall reflect a building's interior
activities and spatial
arrangements. Therefore, false
building fronts that obscure the
internal scale and function of
buildings are discouraged.
3.1 Entrances:
Emphasize street level entries for
a legible hierarchy in building
facades.
3.2 Storefronts:
Establish an individual identity for
each storefront. Visually connect
interior and exterior activities
. along the street.
III. Design Standards, 3:Articulation
Standards
3.1 Entrances
Entries shall be articulated with different building materials, changes in
building massing, or changes in the roof line that break the facade's
regulated surface. This creates a facade hierarchy that articulates en-
trances. Similarly, entrances shall be setback from the primary building
frontage at least 6".
Enhanced lighting and signage shall also be incorporated in entry de-
signs.
Corner entrances shall be designed to address street corners. This
may include additional building mass, distinctive architectural elements,
different building materials, changes in building planes, and changes in
building shape.
Large banks of glass doors at main entrances shall be used to interrupt
blank expanses of building facades.
3.2 Storefronts
Storefront windows shall be at least I D' high and shall be similar in
proportion to display windows. Window sills shall be close to the building
base, proportional to pedestrians.
The storefront frame shall be setback from the building facade be-
tween 6" and 1 2" to create depth and shadow.
Entrances shall be recessed in storefronts or highlighted within the
storefront.
Window displays shall be simple and focused and shall not obstruct
views into the store.
30
SD 27.2: Design Standards
Diagrams & Illustrations
31
SD 27.2: Design Standards
Intent
To maintain architectural
consistency, unattractive
functional features shall be
screened and/or separated from
primary visual corridors and
pedestrian zones.
4.1 Shutters:
Prohibit security shutters which
obstruct pedestrians' views into
storefronts and display windows.
111. Design Standards, 4: Building Functionality
Standards
4.1 Shutters
Impact glass in lieu of hurricane shutters is recommended for ground
floor uses. If shutters are used, they should be concealed from public
view.
Opaque security shutters will not be permitted in this district. Rather,
transparent, security grills shall be utilized to maintain transparency
when stores are closed. This will enable window shopping and activate
the street during non -business hours.
32
SD 27.2: Design Standards
Diagrams & Illustrations;
33
SD 27.2: Design Standards
Intent
5.1 Architectural Lighting:
Use architectural lighting to
highlight landscaping, signage, and
special architectural features.
5.2 Storefront Lighting:
Use lighting in store windows to
encourage window shopping and
other evening activities when
stores are typically closed.
III. Design Standards, 5: Lighting
Standards
5.1 Architectural Lighting
Light buildings at night to create shadows and depth and highlight im-
portant architectural elements and building materials such as colored
glass and perforated metal.
Whenever possible, light second story windows to imply human pres-
ence and counter the appearance of desertion.
Use decorative lighting to illuminate signs and uplighting to illuminate
landscaping. Glare shields should be used to reduce light spillover into
pedestrian and vehicular areas.
Use sconces and other architectural lighting to illuminate building en-
trances with warm light.
5.2 Storefront Lighting
Illuminate signs, entrances, window displays and interiors at varying lev-
els of brightness.
34
SD 27.2: Design Standards
Diagrams & Illustrations
35
SD 27.2: Design Standards
III. Design Standards, 6: Signage (Reserved)
Intent Standards
Reserved Reserved
36
SD 27.2: Design Standards
Intent
Reserved
III. Design Standards, 6: Signage (Reserved)
Standards
Reserved
37
SD 27.2: Design Standards
Diagrams & Illustrations
38
SD 27.2: Design Standards
Intent
Roof tops and building tops shall
be attractive from the street
level and from residential tower
heights.
7.1 Building Tops:
Use distinctive building tops to
identify the area as midtown
Miami.
7.2 Garage Roof:
Conceal roof top parking.
7.3 Roof Tops:
Rooftops shall be attractive and
shall be treated as part of the
building facade.
III. Design Standards, 7: Building Tops & Roof
Tops
Standards
SD 27.1
7.1 Building Tops
Residential towers shall have distinctive building tops or finials whenever
possible.
7.2 Parking Garage Roof
Uncovered parking garage roofs shall be concealed with creative, col-
ored surfaces and landscaping.
7.3 Roof Tops
All roof top equipment must be concealed.
Green roofs or roof tops planted with heat tolerant, low maintenance
cultivated plant life are strongly encouraged.
Recreational uses are encouraged on roof tops.
39
SD 27.2: Design Standards
IV. Definitions
Arcade:An architectural element composed of arches, evenly spaced in a continuous row that forms
a semi -enclosed corridor. It provides continuous shade for the pedestrian.
Awnings: An element attached to the building facade, which provides shade at ground level.
Bulb out: A pedestrian area typically located at street intersections, which provide for additional
pedestrian space and shortens crossing distances.
Colonnade: An architectural element composed of evenly spaced columns in a continuous row,
providing a continuous semi -enclosed corridor.
Commercial Use:All permitted uses as listed in the C-1 zoning classification as identified in the
SD27 Overlay District ordinance.
Encroachments: Any element that crosses the right-of-way from a private development into public
property is said to be "encroaching into the public right-of-way".
Landscape Verge: An area dedicated for planting. This can be a continuous strip, parallel to the
travel lane, or alternating between tree pits and hardscape.
Liner Uses Storefronts and building fronts that conceal a larger use from view such as a parking
garage.
Mews:A narrow street lined on both sides by townhouse and loft -style units.
Pedestrian Area: The area within the public right-of-way primarily dedicated for pedestrian use.
This area may contain a sidewalk, landscape verge, and outdoor seating spaces.
Pedestrian Refuge: The space located within the medians of the streets that protects the
pedestrian from vehicular traffic. This is used in streets with multiple lanes of traffic in both
directions.
Parallel Parking Area: The area within the streetscape designated primarily for vehicular parking
parallel to the direction of traffic. At the intersections, these areas may be converted to
pedestrian spaces called "bulb outs" to shorten the crossing distance for pedestrians.
Right-of-way: The line marking the boundary between the public domain and the private domain.
Setback:An establish physical separation between the face of a building and the right-of-way.
Stepping Verge: An area between the curb and a landscape verge, which serves for people to step
out of their parked cars onto the sidewalk.
Travel Lane:The area of the streetscape dedicated solely for vehicular travel.
Tree Pit:An open area upon which a tree and/ or shrubs are planted within the streetscape.
Uplight Decorative lighting used to accentuate certain architectural features and/ or landscaping.
Walkable Area: An area dedicated for uninterrupted pedestrian traffic.
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