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SPECIAL AREA PLAN
• for
BRICKELL. CITICENTRE
LEGISTAR FILE ID: 11-00380ap
LOCATION:
Generally bound by SE 6th Street to the north, Brickell Avenue to the east, SW 1st Avenue to the
west and SW 8th Street to the south.,
PROJECT PROFILE:
Submittal of the "Brickell CitiCentre" Special Area Plan (SAP) will modify the existing transect zone
regulations applicable to the subject parcels to the extent indicated herein, but does not propose
changes to the Miami 21 Zoning Atlas or Future Land Use Map. This Special Area Plan (SAP)
proposes a mix of commercial, office, residential and lodging uses and associated parking areas
as follows:
A) The SAP proposes 393,678 square feet of Lot Area or approximately 9.038 acres.
B) The project propose approximately 4.68 million square feet of Floor Area split among four
city blocks, including 19,700 square feet of Civic Space at the ground level and
approximately 6,500 square feet of Civic Space on upper levels.
C) An additional approximately 650,110 square feet of parking area will be located below
grade and does not count towards Floor Area.
Square footage mentioned above are approximates and may increase or decrease at time of
building permit, but may not to exceed a total of 5,511,492 square feet of Floor Area or less than
19,639 square feet of Civic Space.
The analysis of the "Brickell CitiCentre" proposal is based on the Miami 21 Code, the Zoning
Ordinance of City of Miami, and is deemed a Special Area Plan per ARTICLE 3, Section 3.9, and
Article 7, Section 7.1.2.8, which allows parcels greater than nine (9) abutting acres in size to be
master planned to allow a greater integration of public improvements and infrastructure, and
greater flexibility so as to result in higher or specialized quality building and streetscape design.
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FINDINGS
In determiningthe appropriateness of the proposed Special Area Plan ("SAP"), the Planning
Department referred this proposal for additional input and recommendation to:
• Coordinated Review Committee; and
• The Urban Development Review Board;
Recommendations from the aforementioned Committee and Board have been considered in the
preparation of the following findings:
• The "Brickell CitiCentre" is a 9.038 acres proposal qualifying as a Special Area Plan as per
Article 3, Section 3.9 of the Miami 21 Code.
• The Land Use designation for the whole SAP is "Restricted Commercial" with Urban Central
Business District (UCBD) overlay.
• The Zoning designation for the whole SAP is T6-48B-O (Urban Core Transect T6-48-B Open)
• The "North", "East", and "West" block described above are within Archeological conservation
area requiring monitoring and disposition plan should Archeological resources be found.
• The "Brickell CitiCentre" Special Area Plan complies with the density, intensity and height
allowed by the current zoning designation, hence the Regulatory Plan is oriented to an internal
distribution of individual projects and of public spaces, with an emphasis on promoting and
elevating the standard for the pedestrian realm.
• The proposed Special Area Plan is located within the Downtown Development of Regional
Impact (DDRI) area. The DDRI fees will be calculated based on final program DDRI credits
may be reserved upon approval of this SAP; but, without exception, all fees must be paid prior
to issuance any building permit.
• Development of the "Brickell CitiCentre" is proposed over several parcels located south of the
Miami River, west of Brickell Avenue, north of 8th Street and east of NW 1st Avenue, over 4
blocks of land identified as "North", "East", "West", and "Office", generally bound as follows:
North Block: SE 6th Street to the north, the Metromover line to the east, SE 7th Street to the
south, and South Miami Avenue to the west.
East Block: SE 7th Street to the north, the Metromover line to the east, SE 8th Street to the
south, and South Miami Avenue to the west.
West Block: SW 7th Street to the north, South Miami Avenue to the east, SW 8th Street to
the south, and western lot line, approximately 3/ of the block from east to west.
Office Block: SE 7th Street to the north, lot line to the east, approximately 1/2 of the block
from east to west, SE 8th Street to the south, and Metromover line to the west.
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• The "Brickell CitiCentre" SAP has convenient access to the mass transportation system at the
SE 8th Street Metromover Station, located within the "Office Block".
• The above described property is currently underutilized, mostly consisting of vacant land, and
undeveloped lots, secured by chain link fencing.
• Their current, undeveloped condition negatively impacts the urban fabric of West Brickell and
interrupts linkages necessary to create a safe, enjoyable pedestrian realm.
• The Brickell CitiCentre Special Area Plan integrates public improvements and infrastructure
while providing greater flexibility resulting in higher or specialized quality building and
streetscape design.
• The "Brickell CitiCentre" has been conceived to provide high -density, mixed -use, pedestrian
oriented retail areas within an urban development, meeting the Miami 21 development concept
in the interaction with the Brickell and Downtown areas of Miami.
• The proposed Special Area Plan will benefit the area by creating residential units, hotel rooms,
and commercial uses promoting its interaction with the adjacent areas, Brickell Miami River and
Downtown.
• As per the Economic Impact Analysis submitted with this application, the proposed Special
Area Plan is expected to cost approximately $ 662.0 Million exclusive of land costs and
developer fees. It is expected to generate approximately 1100 Full Time Equivalent (FTE) jobs
during a construction period of -4y and approximately 3,788 (FTE) permanent new jobs.
• It estimated that the Brickell CitiCentre project will generate approximately $6.9 Million in Non-
recurring benefits, such as building permit fees and City park impact fees. Upon completion,
the project is expected to generate annually recurring revenues of $6.3 Million in ad valorem
taxes and parking surcharge revenues.
REFERRALS
• The "Brickell CitiCentre" SAP was reviewed for Public School Concurrency Preliminary Analysis
on May 5, 2011. Miami -Dade County Public School has determined that at that, time of the
Preliminary Analysis, the schools serving the area have sufficient capacity available to serve
the application. Final determination will be required prior to the issuance of any Building Permit.
• The "Brickell CitiCentre" SAP was reviewed during a Pre -Application Meeting on April 12, 2011.
Comments provided therein have been incorporated in revised plans prepared for this
submittal.
• The Coordinated Review Committee (CRC) met on April 29, 2011 to review the project and
provided applicants comments and technical concerns regarding proposed "Brickell CitiCentre"
SAP.
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• The City of Miami Public Works Department has reviewed the project and provided comments
based on technical concerns. Certain revisions have been made based on said comments and
concerns which have been incorporated in revised plans prepared for this submittal.
• On June 3rd, 2011, the City's Traffic Consultant, URS Corp., provided a Review #14
(Preliminary Comments) requiring additional information and clarifications to the Traffic Study
as presented.
• On May 5th, 2011, the Miami -Dade County Public Schools issued a School Concurrency
Preliminary Analysis for the "Brickell CitiCentre" Special Area Plan as presented and found that
at the time of the review, the schools serving the area have sufficient capacity available to
serve the application. Final determination of Public School Concurrency and capacity
reservation will only be made at the time of approval of final plat, site plan or functional
equivalent.
• The proposed project was reviewed for design appropriateness by the Urban Development
Review Board on April 29, 2011 who recommended approval, as per the resolution for
recommendation UDRB meeting 04-29-2011, attached hereto.
• The project's analysis is based on the Miami 21 Code, following the Design Review Criteria that
include:
I. Site and Urban Planning;
II, Architecture and Landscape Architecture;
III. Pedestrian Oriented Development;
IV. Streets and Open Space;
V. Vehicular Access and Parking;
VI. Screening;
VII. Signage and lighting;
VIII. Preservation of Natural Features; and
IX. Modification of Nonconformities.
CONDITIONS
Based on analysis and findings, the Planning Department recommends approval of the "Brickell
CitiCentre" Special Area Plan with the following conditions:
1) Meet all applicable building codes, land development regulations, ordinances and other
laws and pay all applicable fees due prior to the issuance of any building permit.
2) Allow the Miami Police Department to conduct a security survey, at the Department's
discretion, and to make recommendations concerning security measures and systems;
further submit a report to the Planning Department, prior to commencement of construction,
demonstrating how the Police Department recommendations, if any, have been
incorporated into the SAP security and construction plans, or demonstrate to the Planning
Director why such recommendations are impractical.
3) Obtain approval from, or provide a letter from the Department of Fire -Rescue indicating
applicant's coordination with members of the Fire Plan Review Section at the Department of
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Fire -Rescue in the review of the scope of the SAP, owner responsibility, building
development process and review procedures, as well as specific requirements for fire
protection and life safety systems, exiting, vehicular access and water supply.
4) Obtain approval from, or provide a letter of assurance from the Department of Solid Waste
that the SAP has addressed all concerns of the said Department prior to the obtaining a
shell permit.
5) Comply with the Minority Participation and Employment Plan (including a
Contractor/Subcontractor Participation Plan) submitted to the City as part of the Application
for Development Approval, with the understanding that the Applicant must use its best
efforts to follow the provisions of the City's Minority/Women Business Affairs and
Procurement Program as a guide, as applicable.
6) Record the following in the Public Records of Dade County, Florida, prior to the issuance of
any building permit:
• Declaration of Covenants and Restrictions providing that the ownership, operation and
maintenance of all common areas and facilities will be by the property owner or a
mandatory property owner association in perpetuity; and
• Record in the Public Records a Unity of Title or a covenant in lieu of a Unity of Title if,
applicable, subject to the review and approval of the City Attorney's Office.
7) Prior to the issuance of a shell permit, provide the Planning Department with a recorded
copy of the documents mentioned in condition (6) above.
8) Provide the Planning Department with a temporary construction plan that includes the
following:
• Temporary construction parking plan, with an enforcement policy;
• Construction noise management plan with an enforcement policy; and
• Maintenance plan for the temporary construction site; said plan shall be subject to the
review and approval by the Planning Department prior to the issuance of any building
permits and shall be enforced during construction activity. All construction activity shall
remain in full compliance with the provisions of the submitted construction plan; failure to
comply may lead to a suspension or revocation of this Major Use Special Permit.
9) Prior to the issuance of any building permit, the applicant shall provide the Office Zoning
and Planning Department for review and approval:
• Revised Sign Standards from the Submittal dated June 6, 2011.
• Environmental Impact Statement for lots included in SAP site
• Sufficiency Letter from the City of Miami, Office of Transportation
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• Final determination of Public School Concurrency and Capacity Reservation
•
• Conservation Assessment Report (project location is within an high Archeological
Probability Zone)
• Revised set of plans addressing:
o All required bicycle parking shall be covered
o Drop-off area, habitable liners and screening elements
o All loading entry and exit points shall be screened by opaque gates that match the
color of the adjacent building facade
o Vehicular entry and exit points at minimum dimensions (height and width) necessary
to fulfill purpose
o All ground floor frontages along SW & SE 8th Street, SW & SE 7th Street and S.
Miami Avenue shall be lined with active uses that have direct access from the street
o Additional plans with sufficient details on plans, sections and elevations for
Metromover/ Office block, and Civic Space area.
• Proof of the payment of the DDRI fees.
10) The BCC Special Area Plan includes a Development Review Process which addresses the
build out of the individual projects as identified in the Regulating Plan.
11) If the project is to be developed in phases and/or individual specific projects, the Applicant
shall submit an interim plan, including a landscape plan, which addresses design details for
the land occupying future phases of this Project in the event that the future phases are not
developed, said plan shall include a proposed timetable and shall be subject to review and
approval by the Planning Director.
12) The applicant shall meet conditions identified in this Ordinance, with the Brickell CitiCentre
SAP and all applicable regulations from local, state and federal agencies.
13) Within 90 days of the effective date of this Ordinance, record a certified copy of the
Development Agreement specifying that the Development Agreement runs with the land
and is binding on the Applicant, its successors, and assigns, jointly or severally.
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