HomeMy WebLinkAboutPAB Columbus CentrePLANNING FACT SHEET
LEGISTAR FILE ID: 06-01846mu February 21, 2007 Item # 4
APPLICANT Tony Recio, Esquire, on behalf of 1450 South Miami, LLC, Nickel
Goeseke, Veronica Cervera Goeseke, Javier Cervera and Alicia
Cervera.
REQUEST/LOCATION Consideration of a Major Use Special Permit for the Columbus
Centre project, located at approximately 21 SW 15 Road, 1450
and 1490-92 South Miami Avenue. [Downtown NET District]
COMMISSION DISTRICT 2
ZONING DISTRICT(S) Existing: SD-7 (Central Brickell Rapid Transit Commercial -
Residential District)
SITE AREA 1.94± acres (Gross) and 0.89± acres (Net)
LEGAL DESCRIPTION See supporting documentation
PETITION
Consideration of a Resolution, approving with conditions, a Major
Use Special Permit pursuant to Articles 5, 13 and 17 of Zoning
Ordinance No. 11000, as amended, for the Columbus Centre
project, to be located at approximately 21 SW 15 Road, 1450
and 1490-92 South Miami Avenue, Miami, Florida, to construct
an approximate 710-foot, 56-story high mixed use structure to be
comprised of approximately 219 total multifamily residential units
with recreational amenities; approximately 234 hotel rooms;
211,449 square feet of office space; approximately 6,512 square
feet of retail and restaurant space; and approximately 596 total
parking spaces; providing for certain floor area ratio ("FAR")
bonuses.
PLANNING
RECOMMENDATION APPROVAL with conditions
BACKGROUND AND
ANALYSIS See supporting documentation
PLANNING ADVISORY BOARD VOTE:
CITY COMMISSION
CITY OF MIAMI • PLANNING DEPARTMENT
444 SW 2ND AVENUE, 3R0 FLOOR • MIAMI, FLORIDA, 33130
PHONE (305) 416-1500
Date Printed: 2/14/2007 Page 1
ANALYSIS
MAJOR USE SPECIAL PERMIT
for
COLUMBUS CENTER
located at approximately
21 SW 15 Road, 1450 and 1490-92 South Miami Avenue
LEGISTAR FILE ID: 06-01846mu
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami,
Florida, the subject proposal for the Columbus Centre project, located at approximately
21 SW 15 Road, 1450 and 1490-92 South Miami Avenue, Miami, Florida, has been
reviewed to allow a Major Use Special Permit per Articles 5, 13 and 17, to construct an
approximate 710-foot, 56-story high mixed use structure to be comprised of
approximately 219 total multifamily residential units with recreational amenities;
approximately 234 hotel rooms; 211,449 square feet of office space; approximately
6,512 square feet of retail and restaurant space; and approximately 596 total parking
spaces; providing for certain floor area ratio ("FAR") bonuses.
This Permit also includes the following requests:
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (9) and
ARTICLE 5, Sect. 502. PUD districts; minimum area, maximum densities and maximum
floor area ratios permitted (a)(c), to allow up to 20 % increase of floor area ratio, for an
increase of approximately 28,352 square feet of floor area;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701. Definition (2), to
allow Nonresidential uses involving in excess of two hundred thousand (200,000) square
feet of floor area;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, Definition (7), to
allow in a any single use or combination of uses requiring or proposing to provide in
excess of five hundred (500) off-street parking spaces;
The Major Use Special Permit encompasses the following Special Permits and the
additional requests:
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 607.3, Class II Special Permit,
to allow erection of any new building in SD-7 district;
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 607.8, Sub -Section 607.8.3
Open space and residential recreational space, to allow relocation of 4,369 square feet
of open space to areas within the building. The user shall make a non-refundable
developer contribution of $218,450.00 to the Parks and Open Space Trust Fund
administered by the City of Miami;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 923, Sub -Section 923.2, Sub -
Section 923.2.1. Reduction in stall dimensions by Class II Special Permit; criteria and
limitations on reductions, to allow reduction of one (1) loading berth dimensions into two
(2) required berths as follows;
Required
Four (4) 12 feet wide x 35 feet long x 15 feet high
06-01846mu
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One (1) 12 feet wide x 55 foot long x 15 feet high
Proposed Four (4) 12 feet wide x 35 feet long x 15 feet high
Two (1) 10 feet wide x 20 foot long x 15 feet high
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 917.14, Sub -Section 917.14.1
Parking Lift, Robotic and mechanical parking systems , to allow Robotic, Automated
Parking Systems to accommodate vehicles into their parking locations by an operator;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908, Sub -Section 908.2,
Access, to allow driveways of width greater than 25 feet;
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 607, Sub -Section 607.8.3,
Open space and residential/recreational space, to allow development of ground level
open space residential/recreational space;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 927. Temporary structures,
occupancies, and uses during construction, criteria for special permits, to allow
temporary structures, occupancies, and uses reasonably necessary for construction
such as construction fence, covered walkway and if encroaching public property must be
approved by other city departments;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 906, Sub -Section 906.9.
Temporary special events; special permits; criteria, to allow temporary carnival, festival,
fair or similar type event on privately owned or City -owned land such as a ground
breaking ceremony;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 916, Sub -Section 916.2.1.
Temporary special event parking, to allow parking for temporary special event such as
ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918, Sub -Section 918.2.
Temporary off-street offsite parking for construction crews, criteria, to allow temporary
off-street offsite parking for construction crews working on a commercial -residential
project under construction;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920, Sub -Section 920.1.2.
Limitations on occupancy of mobile homes, to allow parking of mobile homes, trailers or
manufactured homes, when authorized for security or other purposes in connection with
land development such as construction trailer(s) and other temporary construction
offices such as watchman's quarters, leasing and sales centers;
CLASS I SPECIAL PERMIT, as per ARTICLE 10, Section 10.6, Sub -Section 10.6.3.7,
SD-7 Central Brickell Rapid Transit Commercial -Residential District, Temporary Signs
(3) , to allow temporary development signs;
REQUEST, for waiver of CHAPTER 36 NOISE, Section 36-6 Construction Equipment
(a) permitting the operation of construction equipment exceeding the sound level of a
reading of 0.79 weighted average dBA at any time and/or day subject to the City
Manager Exception pursuant to Section 36-6 (c) and all the applicable criteria;
06-01846mu
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REQUEST for applicable MAJOR USE SPECIAL PERMIT, that the following conditions
be required at the time of issuance of Shell Permit instead of at issuance of Foundation
Permit:
The requirement to record in the Public Records a Declaration of Covenants and/or
Restrictions providing that the ownership, operation and maintenance of all common
areas and facilities will be by the property owner and/or a mandatory property owner
association;
And the requirement to record in the Public Records a Unity of Title or a covenant in lieu
of a Unity of Title.
Pursuant to Articles 5, 13 and 17 of Zoning Ordinance 11000, approval of the
requested Major Use Special Permit shall be considered sufficient for the subordinate
permits requested and referenced above as well as any other special approvals required
by the City which may be required to carry out the requested plans.
In determining the appropriateness of the proposed project, the Planning
Department has referred this project to the Large Scale Development Committee
(LSDC) and the Planning Internal Design Review Committee for additional input
and recommendations; the following findings have been made:
• It is found that the proposed development project will benefit the area by creating
additional commercial and residential opportunities in the Downtown NET District,
located at the northwest corner of SW 15 Road and South Miami Avenue.
• It is found that the subject property is located in the "City of Miami" plats within the
City.
• It is found that pursuant to the Zoning Ordinance of the City of Miami, Florida, the
existing zoning designation for the subject property is SD-7 (Central Brickell Rapid
Transit Commercial -Residential District).
• It is found that pursuant to the Comprehensive Neighborhood Plan of the City of
Miami, Florida, the existing Future Land Use category for the subject property is
"Restricted Commercial".
• It is found that the proposed project is not located along a Primary Pedestrian
Pathway.
• It is found that the proposed project is not located within an Archeological
Conservation area.
• It is found that the proposed project is located in FEMA Flood Zone "X".
• It is found that the proposed residential density of the project (336 units at 377.5
units per net acre) is below the maximum 445 units (500 units per net acre) on the
.0.89± net acre site. Per Section 903.4, the 234 hotel rooms are equivalent to 117
dwelling units (hotel rooms = 0.50 of a dwelling unit).
• It is found that the total allowable combined floor area without bonuses for the 1.94±
gross acre site at a Floor Area Ratio (FAR) of 8.0 is 676,328 square feet. The
06-01846mu
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project as proposed is requesting bonuses of 20% PUD (28,352 sq. ft.) and SD-7
Retail (6,512 sq. ft.) fora total proposed FAR of 711,192 square feet.
• It is found that the maximum height of the proposed structure is approximately 710
feet. Pursuant to Article 4, Section 401, there are no height limits in the existing
SD-7 zoning district.
• It is found that the proposed open space for the project (4.085 sq. ft.) is below the
minimum required open space (8,454 sq. ft. at 10% GLA) for this project.
• It is found that the proposed total number of parking spaces (approximately 596) for
the project is above the required minimum number of 496 parking spaces.
• It is found that the project is expected to cost approximately $489,559,516, and to
employ approximately 416 workers during construction (FTE-Full Time Employees);
The project will also result in the creation of approximately 125 permanent new jobs
(FTE) for building operations and will generate approximately $2,295,008 annually in
tax revenues to the City (2006 dollars).
• It is found that the proposed project was reviewed by the Internal Design Review
Committee on June 27, 2006, and the following comments were made:
Context/Urban Design — (1) This project is located at the north end of a City of
Miami designated Scenic Transportation Corridor (South Miami Avenue), and is
using property along the Corridor towards its FAR calculation. Accordingly, the
applicant shall follow the standards required for City of Miami Scenic Transportation
Corridors and should continue this dense landscaping along the South Miami
Avenue frontage of the project; (2) Develop the ground floor along South Miami
Avenue with pedestrian amenities such as shade trees, a generous sidewalk, and
cafe tables or benches; (3) Ensure that the retail spaces on the ground floor will be
easily accessible from the street; (4) This proposal contains six curb cuts which
introduce potential conflicts with pedestrians and interrupt the desired continuity of
pedestrian pathways. Please reduce the total number of curb cuts provided in this
project; (5) All the changes to the medians along SW 15`h Road and South Miami
Avenue with the Public Works Department; Pedestrian Realm - (1) Articulate the
sidewalk with a consistent pattern and height that continues across vehicular areas;
(2) Vehicles shall rise to the sidewalk level with ramping beginning at the outer edge
of the curb, with the ramp slope being the maximum allowed by Public Works;
Parking Garage — (1) Internalize the loading spaces so that they are accessed from
within the garage and loading vehicles do not have to maneuver in the public right of
way; (2) It is critical that parked cars and mechanical systems within the garage be
hidden from view in an attractive manner; (3) Please provide material samples,
precedent photographs, and consider providing a section of a typical garage
opening, so that the committee can better assess the impact of this structure on the
adjacent properties. Indicate how all vehicles and mechanical systems within the
garage will be concealed from view; (4) Provide additional information on the artwork
shown along the garage pedestal; (5) Confirm all parking requirements for this
project with the Zoning Department; (6) Confirm the loading dimensions and turning
radius requirements with the Public Works Department in order to verify the
feasibility of the proposed loading arrangement; (7) Confirm all parking slopes and
standards with the Public Works Department; Architecture - (1) Please include a
clear indication of what type of materials are being proposed for all four elevations of
the building, including windows, balconies, and garage screening materials; (2) This
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information can be submitted as a labeled color rendering; Building Height - (1)
The height of the structure (to the highest point including any architectural
treatments) shall be indicated in both NGVD and in above grade formats; (2) Ensure
that the building complies with Miami -Dade County Ordinance 04-203, Section 33-
335; Landscaping - (1) The landscape plan submitted for June 6th, 2006, should be
updated to reflect the site plan changes suggested in these comments; (2) Provide a
complete tree survey including species, height, diameter and spread, and include all
trees in the right-of-way; (3) Please refer to the City of Miami tree protection
ordinance passed in January 2005 and indicate how tree mitigation will be achieved;
(4) Provide a continuous canopy of shade trees to provide comfort for pedestrians
along all street frontages. These shade trees shall be aligned close to the edge of
the curb in the public right of way (at no greater than 33' on center) to provide a
buffer for pedestrians from vehicular traffic; (5) The applicant shall obtain approval
and a permit from the Public Works Department for the aforementioned landscaping
improvements in the right of way. This green space and landscaping may not be
included in the calculations for meeting green space zoning requirements.
• It is found that Miami -Dade Public Schools provided a preliminary review of the
project on July 18, 2006. The student population generated by this development is
estimated at 39 students. The schools serving this area of application are Southside
Elementary (396 students) —172% Florida Inventory School Houses (FISH) Capacity;
Shenandoah Middle (9 students) — 104% FISH; and Booker T. Washington Senior
High (11 students) — 68% FISH. Pursuant to the interlocal agreement, only
Shenandoah Middle and Booker T. Washington Senior meet review threshold of
115%.
• It is found that on July 21, 2006, the City of Miami Public Works Department
provided a review of the project and commented that the following street
improvements shall be required: (1) Broadway — Construct new sidewalk and curb
and gutter following the 25' corner radius. Replace broken sidewalk and construct
new curb and gutter on the north side of Broadway between South Miami Avenue
and SW 1 Avenue. Mill and resurface the north side of Broadway between the new
curb and gutter and the median from South Miami Avenue to SW 1 Avenue.
Stormwater drainage improvements will be required on Broadway. Coordinate
roadway improvements with the City of Miami Capital Improvement/Transportation
Office for the proposed roadway reconstruction project at the area; (2) — SW 14
Street- Construct new sidewalk, curb and gutter on the south side of the terrace
between South Miami Avenue and SW 1 Avenue. Construct new pavement on the
south side of the terrace between South Miami Avenue and SW 1 Avenue and
coordinate the milling and resurfacing of the remainder of the terrace with SMA
project proposed on the north side of the terrace. Stormwater drainage
improvements will required on the terrace. Construct new sidewalk and curb and
gutter following the 25' corner radius; (3) — S. Miami Avenue —Replace all broken
and damaged sidewalk, curb and gutter adjacent to the project site. Construct new
sidewalk and curb and gutter following the 25' corner radius at intersections with
Broadway and SW 14 Terrace. Approval of the Public Works Director is required for
the proposed street brick work and maintenance covenant shall be require for the
non-standard improvements with the City of Miami Capital Improvement/
Transportation Office for the proposed roadway reconstruction project at this area.
It is found that on July 31, 2006, the Miami -Dade Aviation Department provided a
Height Analysis review of the proposed project and found that it conforms to the
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Miami -Dade County Height Zoning Ordinances at that location as long as; (1) FAA
determines that the construction of the building at 623 feet AMSL will not diminish or
affect the safety, efficiency or capacity of the Miami International Airport in any way;
(2) FAA issues a "Determination of NO Hazard" for this project; Any proposed
construction exceeding 623 feet (AMSL) requires the applicant to file with the
Federal Aviation Administration (FAA) Form 7460-1, "Notice of Proposed
Construction Alteration for Determination of Known Hazards". In addition,
construction cranes for this project exceeding 200 feet (AMSL) in height must be
filed using the same form.
It is found that the proposed project was reviewed for design appropriateness by the
Urban Development Review Board on September 20, 2006, which recommended
Approval (UDRB Reso. 9-20-06-1).
• It is found that on September 27, 2006, the City's Traffic Consultant, URS Corp.,
provided a review (W.O. #162) of the Traffic Impact Analysis submitted by the
applicant and has found the traffic analysis sufficient.
• It is found that with respect to all additional criteria as specified in Section 1305.2 of
Zoning Ordinance 11000, the proposal has been found to adhere to the following
Design Review Criteria: (1) Site and Urban Planning; (2) Architecture and
Landscape Architecture; (3) Pedestrian Oriented Development; (4) Streets and
Open Space; (5) Vehicular Access and Parking; (6) Screening; (7) Signage and
lighting; (8) Preservation of Natural Features; and (9) Modification of
Nonconformities.
Based on these findings, the Planning Department is recommending approval of
the requested Development Project 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 a building permit.
2) Allow the Miami Police Department to conduct a security survey, at the option
of the Department, 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 PROJECT 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 Fire -Rescue in the review of the scope of the PROJECT, 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 PROJECT has addressed all concerns of the said Department prior
to the obtainment of a shell permit.
06-01846mu
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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.
6) Record the following in the Public Records of Dade County, Florida, prior to
the issuance of a Temporary Certificate of Occupancy or Certificate of Occupancy, a
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.
7) Prior to the issuance of a shell permit, provide the City with a recorded copy of
the MUSP permit resolution and development order, and further, an executed, record
able unity of title or covenant in lieu of unity of title agreement for the subject property;
said agreement shall be subject to the review and approval of the City Attorney's Office.
8) Provide the Planning Department with a temporary construction plan that
includes the following: a temporary construction parking plan, with an enforcement
policy; a construction noise management plan with an enforcement policy; and a
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) In so far as this Major Use Special Permit includes the subordinate approval of
a series of Special Permits for which specific details have not yet been developed or
provided, the applicant shall provide the Planning Department with all subordinate
Special Permit plans and detailed requirements for final review and approval of each
one prior to the issuance of any of the subordinate approvals required in order to carry
out any of the requested activities and/or improvements listed in this development order
or captioned in the plans approved by it.
10) If the project is to be developed in phases, 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.
11) Pursuant to design related comments received by the Planning Director, the
applicant shall meet the following conditions: (a) The applicant shall follow the standards
required for City of Miami Scenic Transportation Corridors and should continue this
dense landscaping along the South Miami Avenue frontage of the project; (b) The
applicant shall develop the ground floor along South Miami Avenue with pedestrian
amenities such as shade trees, a generous sidewalk, and cafe tables or benches; (c)
Reduction of the total number of curb cuts provided in this project is required; (d)
Internalize the loading spaces so that they are accessed from within the garage and
loading vehicles do not have to maneuver in the public right of way; (e) Parked cars and
mechanical systems within the garage shall be hidden from view in an attractive
manner; (f) Provide material samples, and provide section of a typical garage opening
for Planning Director's approval; (g) Provide additional information on the artwork shown
06-01846mu
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along the garage pedestal prior the issuance of a building permit; (h) Provide a complete
tree survey including species, height, diameter and spread, and include all trees in the
right-of-way; (i) Provide a continuous canopy of shade trees to provide comfort for
pedestrians along all street frontages.
12) Pursuant to comments by the City of Miami Public Works Department, the
following conditions shall be required of the applicant: (1) Broadway — Construct new
sidewalk and curb and gutter following the 25' corner radius. Replace broken sidewalk
and construct new curb and gutter on the north side of Broadway between South Miami
Avenue and SW 1 Avenue. Mill and resurface the north side of Broadway between the
new curb and gutter and the median from South Miami Avenue to SW 1 Avenue.
Stormwater drainage improvements will be required on Broadway. Coordinate roadway
improvements with the City of Miami Capital Improvement/Transportation Office for the
proposed roadway reconstruction project at the area; (2) — SW 14 Street- Construct new
sidewalk, curb and gutter on the south side of the terrace between South Miami Avenue
and SW 1 Avenue. Construct new pavement on the south side of the terrace between
South Miami Avenue and SW 1 Avenue and coordinate the milling and resurfacing of
the remainder of the terrace with SMA project proposed on the north side of the terrace.
Stormwater drainage improvements will required on the terrace. Construct new sidewalk
and curb and gutter following the 25' corner radius; (3) — S. Miami Avenue —Replace all
broken and damaged sidewalk, curb and gutter adjacent to the project site. Construct
new sidewalk and curb and gutter following the 25' corner radius at intersections with
Broadway and SW 14 Terrace. Approval of the Public Works Director is required for the
proposed street brick work and maintenance covenant shall be require for the non-
standard improvements with the City of Miami Capital Improvement/ Transportation
Office for the proposed roadway reconstruction project at this area.
13) The applicant shall record a covenant, subject to review and approval by the
city attorney, within sixty (60) days of the effective date of this resolution, which states
that in the event that this Major Use Special Permit expires or is abandoned, any future
development of the subject properties shall require design review and approval by the
Planning Director, utilizing the same criteria as the original Major Use Special Permit.
14) Within 90 days of the effective date of this Development Order, record a
certified copy of the Development Order specifying that the Development Order runs
with the land and is binding on the Applicant, its successors, and assigns, jointly or
severally.
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0
FUTURE LAND USE
SW 13TH ST
CONSERVATION
150 300
� I
RESTR CTED
COMMERCIAL
I 1 1
SW 14TH TE
OFFICE
SINGLE FAMILY
► RESIDENTIAL
MEDIUM DENSITY
MULTIFAMILY)-
RESIDENTIAL
\ HIGH DENSITY
MULTIFAMILY RESIDENTIAL
ADDRESS: 21 SW 15 ROAD 1450 AND
600 Feet 1490-92 SOUTH MIAMI AVENUE
0 150 3001
1
1
ZONING ATLAS MAP
600 Feet
a I
ADDRESS: 21 SW 15 ROAD 1450 AND
1490-92 SOUTH MIAMI AVENUE
0 150
1
300
1 1
130 Feet
i 1
ADDRESS: 21 SW 15 ROAD 1450 AND
1490-92 SOUTH MIAMI AVENUE
No. Name
Projects in the Vicinity
Columbus Centre
06-01846mu
Floors
Units Status
1. Capital at Brickell (SMA)
2. 1451 Brickell
3. Park Place at Brickell (Ph.II)
4. Four Seasons(Millenium)
5. Fr- =it7dway (Park Place Ph. I)
6. Columbus Tower
7. Fortune Plaza
56 832 Under Construction
42 199 Under Construction
32 N/A Application
64 N/A Completed
36 773 Completed
56 219
Completed
06-01846mu - Projects in the Vicinity Columbus
SCHOOL IMPACT REVIEW ANALYSIS
July 18, 2006
FOR INFORMATIONAL PURPOSES ONLY; THE REQUIREMENTS UNDER THE
INTERLOCAL AGREEMENT FOR SCHOOL FACILITY PLANNING ARE NOT TRIGGERED
SINCE THE APPLICANT IS NOT REQUESTING ADDITIONAL RESIDENTIAL DENSITY
OVER WHAT IS CURRENTLY ALLOWED IN THE PROPERTY'S ZONING CLASSIFICATION.
APPLICATION: Columbus Centre
(LSD Meeting August 3, 2006)
REQUEST: Large Scale Development
ACRES: +.9 net acres
ZONING: SD-7 "Central Brickell Rapid Transit Commercial Residential
District" (500 DU/acre)
LOCATION: 1490-1492 South Miami Avenue
IVVSA/
MULTIPLIER: 5.2 / .18 Multifamily
NUMBER OF
UNITS:
217 units
(Existing zoning allows 450 maximum units)
ESTIMATED STUDENT
POPULATION: 39
ELEMENTARY:
MIDDLE:
SENIOR HIGH:
19
9
11
SCHOOLS SERVING AREA OF APPLICATION
ELEMENTARY: Southside Elementary — 45 SW 13 Street
MIDDLE: Shenandoah Middle —1950 SW 19 Street
SENIOR HIGH: Booker T. Washington High —1200 NW 6 Avenue
All schools are located in Regional Center IV.
*Based on Census 2000 information provided by Miami -Dade County Department of Planning
and Zoning.
The following population and facility capacity data are as reported by the Office of
Information Technology, as of October 2005:
STUDENT
POPULATION
FISH DESIGN
CAPACITY
PERMANENT
%
UTILIZATION
FISH DESIGN
CAPACITY
PERMANENT
NUMBER OF
PORTABLE
STUDENT
STATIONS
%UTILIZATION
FISH DESIGN
CAPACITY
PERMANENT
AND
RELCOATABLE
CUMULATIVE
STUDENTS**
Southslde
Elementary
377
230
164%
0
164%
2,097
396
*
172%
172%
Shenandoah
Middle
1,247
1,204
104%
0
104%
2,304
1,256
*
104%
104%
Booker T.
Washington
Senior
1,543
68%
0
68%
4,341
1,554
2,270
*
68%
68%
*Student population increase as a result of the proposed developm ent
**Estimated number of students (cumulative) based on zoning/land use log (2001- present) and
assuming all approved developments are built; also assumes none of the prior cumulative
students Are figured in current population.
Notes:
1) Figures above reflect the impact of the class size amendment.
2) Pursuant to the Interlocal Agreement, Southside Elementary School meets the
review threshold,
PLANNED RELIEF SCHOOLS IN THE AREA
(Information included in proposed 5-Year Capital Plan, 2006-2010, dated July 2006)
Projects in Planning, Design or Construction
School Status
N/A
Protected Occupancy Date
Proposed Relief Schools
School Funding Year
State School "I-1" FY 09-10
(Shenandoah/Citrus Grove/ Riverside
Elementary Schools relief)
(826 student stations)
Addition at Southside Elementary
(Coral Way / Silverbluff / Southside
Elementary Schools relief)
(270 student stations)
FY 07-08
OPERATING COSTS: Accounting to Financial Affairs, the average cost for K-12 grade students
amounts to $6,549 per student. The total annual operating cost for additional students residing
in this development, if approved, would total $255,411.
CAPITAL COSTS: Based on the State's August 2006 student station cost factor?, capital costs
for the estimated additional students to be generated by the proposed developm ent are:
ELEMENTARY
19
x
MIDDLE
x
SENIOR HIGH 11
x
Total Potential Capital Cost
$18,111 = I$344,109
= :'$176,022
1$279,444
:$799,575
$19,558
$25,404
'Based on Information provided by the Florida Department of Education, Office of Educational
Facilities Budgeting. Cost per student station does not include land cost.
CITY OF MIAMI, FLORIDA
RECEIVED
PL ANts! 1; eG DEPART MEN1R-OFFICE MEMORANDUM
Anaatta ancch?ife 2' 3 l
Director
Planning Departmen
Stephanie N. Grindell, P.E.
Director
Public Works Department
DATE : July 21, 2006 FILE :
SUBJECT:
Large Scale Development Review -
1492 South Miami Avenue
REFERENCES:
ENCLOSURES:
The Public Works Department has reviewed the Large Scale Development plans for
the development located at 1492 South Miami Avenue and has the following
comments.
1. Platting of the property may be required. Verify with the Public Works
Department if the division of platted lot 3 has been recognized by the City
of Miami. Public Works strongly recommends an early investigation into
the platting requirements for this site. °
2. 25 foot corner radius dedications are required at the intersections of the
base building lines at Broadway and S.W. 14th Terrace with South Miami
Avenue.
3. All transitions from the established street profile grade to the building
floor elevation must be accomplished on private property. Stairs, ramps,
retaining walls, etc. will not be permitted in the public right of way and the
record profile street grade can not be changed to accommodate the
proposed building ground floor elevation. The City of Miami Capital
Improvement and Transportation Office is designing a roadway
reconstruction project for South Miami Avenue which includes improving
the intersection of Broadway with S. Miami Avenue. Coordinate the
proposed access driveways with this City project.
4. City of Miami driveway entrances, in compliance with A.D.A. standards,
shall be required. Continuous pedestrian sidewalk is required across the
entrance/exit driveways along S. Miami Avenue and at Broadway without
requiring pedestrians to enter private property. The loading bay driveway
must be at a setback distance of 5 feet from the side property line.
5. The maximum slope for a driveway ramp sloping downward toward the
street is 1:10 for the last 20 feet to the property line and the maximum slope
for a driveway ramp sloping upward toward the street is 1:20 for the last
20 feet to the property line. All stormwater must be retained on site
including the driveways, interior courtyards and plazas on private
property adjacent to the public streets. All common areas, plazas and
driveways must be graded or trench drains provided to prevent "sheet
flow" from entering the right of way. If deep drainage wells are selected
for stormwater disposal, they must be located on -site in an open area to
accommodate future maintenance access.
Ana Gelabert-Sanchez
Director
Planning Department
Page 2 of 3
7/21/2006
6. An agreement between the City of Miami and the property owner is
required for any landscaping and decorative sidewalk treatment located in
the public right of way. Public Works approval and permit is required for
any landscaping improvements in the right of way.
7. Public Works policy requires that no closures of vehicular travel lanes will
be permitted during the course of construction unless a temporary
replacement lane, approved by the Public Works Department, is
constructed and maintained by the Contractor throughout the duration of
the lane closure. A maintenance of traffic plan is required for any
temporary right of way closure request.
8. In order to mitigate traffic congestion and problems associated with
unregulated parking throughout the neighborhood, the
Contractor/Developer shall be required to provide approved, designated
off -site parking for workers and a shuttle service to the work site. The
parking/shuttle plan shall be coordinated with the local City of Miami
NET Service Center.
9. Since this project is 1.88 acres in total construction area, the methods of
construction must comply with the City of Miami Municipal Separate
Storm Sewer Permit (MS4). This project will require a Florida Department
of Environmental Protection (DEP) Stormwater, Erosion and Sediment
permit. For information on a DEP permit application, please contact our
department online at www.dep.state.fl.us/water/stormwater/npdes or
(305) 416 -1200.
10. Provide truck maneuvering paths for the 10' x 20' loading stalls. Trucks
are not permitted to back-up into the street right of way.
In addition to these comments, the Public Works Department will require the following
street improvements:
Broadway: Construct new sidewalk and curb and gutter following the 25' corner radius.
Replace broken sidewalk and construct new curb and gutter on the north side of
Broadway between South Miami Avenue and S.W. 1 Avenue. Mill and resurface the
north side of Broadway between the new curb and gutter and the median from South
Miami Avenue to S.W. 1 Avenue. Stormwater drainage improvements will be required
on Broadway. Coordinate roadway improvements with the City of Miami Capital
Improvement/Transportation Office for the proposed roadway reconstruction project at
this area.
S.W. 14th Terrace: Construct new sidewalk, curb and gutter on the south side of the
terrace between South Miami Avenue and S.W. 1 Avenue. Construct new pavement on
the south side of the terrace between South Miami Avenue and S.W. 1 Avenue and
coordinate the milling and resurfacing of the remainder of the terrace with the SMA
project proposed on the north side of the terrace. Stormwater drainage improvements
will be required on the terrace. Construct new sidewalk and curb and gutter following
the 25' corner radius.
Ana Gelabert Sanchez 7/21/2006
Director
Planning Department
Page 3 of 3
S. Miami Avenue: Replace all broken and damaged sidewalk, curb and gutter adjacent
to the project site. Construct new sidewalk and curb and gutter following the 25' corner
radius at the intersections with Broadway and at S.W. 14 Terrace. Approval of the
Public Works Director is required for the proposed street brick work and a maintenance
covenant shall be required for the non-standard improvements in the right of way.
Coordinate roadway improvements with the City of Miami . Capital
Improvement/Transportation Office for the proposed roadway reconstruction project at
this area.
In addition, pavement restoration for all water and sewer extensions, existing damaged
pavement and pavement damaged during construction, as determined by the City
inspector, shall include milling and resurfacing of the full pavement width, curb to curb,
along the entire length of the excavation and/or damaged pavement area. A thorough
cleaning of all stormwater drainage inlets and storm sewer pipes adjacent to the
building site shall be required at the completion of the project. Handicap ramps, in
compliance with ADA standards, are required at all street intersections adjacent to the
project site. The streets and avenues adjacent to the project site must be clear of dust and
construction debris at all times.
If you have any questions concerning these comments, please call Mr. Leonard Helmers,
Professional Engineer IV, at extension 1221.
SNG/LJH/EE/ee/lr
1(i4
c: REVUELTA VEGA LEON P.A.
2560 S.W. 27 Avenue
Miami, Florida 33133
1450 South Miami LLC
1492 South Miami Avenue
Miami, FL 33130
Stephanie Grindell, P.E., Director of Public Works
Lourdes Slazyk, Assistant Director, Planning Department
Manuel A. Vega, P.E., Zoning Department
bc: Development and Roadway Plans
Central
MIAMI INTERNATIONAL AIRPORT
Commercial Airport:
Miami International Airport
Cenral Aviation Airports.
Dade -Collier Training & Tramition
Homestead General
Kendall-Tamiami Executive
Opa-locka
Opa-locks west
Mr. Roberto Lavernia
Chief of Land Development
City of Miami
444 SW 2nd Ave, 31.d Floor
Miami, FL 33130
RECEIVED
PLANNING DEPARTMEN r
2006 AUG - 7 PM 2: 14
July 31, 2006
Miami -Dade Aviation Department
P.O. Box 592075
Miami, Florida 33159
T 305-876-7000 F 305-876-0948
www.miami-airport.com
miamidade.gov
RE: REVISED Height Analysis for the Columbus Centre, located in 1492 South Miami
Avenue, Miami, FL - (Architect submitted revised elevations).
Dear Mr. Lavernia:
The Miami -Dade Aviation Department (MDAD) has reviewed your Large Scale Development
Submittal dated June 22, 2006 for a height analysis for the above referenced project. Please note
that subsequent to this submittal the project Architect submitted new (revised) Elevation of 623 FT
AMSL. Our review finds that an assumed 623 ft AMSL (Above Mean Sea Level) structure at this
location conforms to the Miami -Dade County Height Zoning Ordinance.
However, our preliminary analysis indicates that this structure may impact the following Terminal
Instrument Procedures (TERPS) surfaces:
In the NW corner of the referenced property:
• Runway 27L LNAV Final Approach: exceeds by 132.8 ft
In the SW corner of the referenced property:
• Runway 27L LNAV Final Approach: exceeds by 125.8 ft
The FAA will need to determine the effect of those impacts (if any) upon the developer's submittal
of form 7460-1 to the FAA.
This height determination is an estimate issued on a preliminary or advisory basis. Before
proceeding with design, any proposed construction at this location exceeding 200 ft AMSL (Above
Mean Sea Level) will be required to file with the FAA by using form 7460-1 `Notice of Proposed
Construction Alteration for Determination of Known Hazards'. In addition, any construction cranes
for this project exceeding 200 ft must be filed by the construction contractor using the same form.
Thus, for any structure or crane at this location exceeding 200 ft AMSL (Above Mean Sea Level),
FAA form 7460-1 must be filed. The form is available through this office or through the FAA
website: https://oeaaa.faa.gov This form should be mailed to: Federal Aviation Administration, Air
Traffic Airspace Branch - ASW-520, 2601 Meacham Blvd,Ft. Worth, TX 76137-0520.
Alternatively, the developer may "e-file" online at https://oeaaa.faa.gov
Mr. Roberto Lavernia
July 31, 2006
Page 2
Based on the above, MDAD would not object to a proposed structure height that conforms to the
Miami -Dade County Height Zoning Ordinance as long as:
1) FAA determines that the construction of building at the above mentioned height will not
diminish or affect the safety, efficiency or capacity of the Miami International Airport in any
way; and
2) FAA issues a "Determination of No Hazard" for this project and location; and
3) An interested party does not file a "petition for review" to FAA's aeronautical study that
has yet to be completed for this project and location.
Please note that the airspace review process is governed by two different regulations: the Miami -
Dade County Height Zoning Ordinances and Federal Regulation Title 14 Part 77. The FAA has its
own airspace evaluation requirements, and issues airspace determinatiohs for structures and cranes
based on the particular facts then presented before the FAA. The County's Department of Planning
and Zoning (P&Z) or the applicable municipal building official determines whether the County's
zoning requirements and height limitations are met, and FAA determines whether FAA building,
marking and height requirements are met.
This determination is based, in part, on the description provided to us by you, which includes
specific building locations and heights. Any changes in building locations/layouts or heights will
void this determination. Any future construction or alteration, including an increase to heights
requires 'separate notice to the FAA and the Miami -Dade Aviation Department.
Should you have any questions in obtaining and/or filling out FAA form 7460-1 or if I can be of any
further assistance, please feel free to contact me at 305-876--880.
JRJAH/cf
cc: S. Harman
J. Bunting
A. Herrera
Diane O'Quinn Williams, Department of Planning and Zoning
Al Torres, Department of Planning and Zoning
Damon Hotness, Department of Planning and Zoning
Claudia Ruiz, Department of Planning and Zoning
Ana Gelabert-Sanchez, City of Miami
Kevin Watford, City of Miami
Orlando Toledo, City of Miami
Earl Newalu, FAA
File Airspace
e Ramos, R.A.
ief of Aviation Planning Section
MIAMI INTERNATIONAL AIRPORT
Commercial Airport:
Miami international Airport
Central Aviation Airports:
Dade -Collier Training & Transition
Homestead General
Kendall-Tamiami Executive
Opa-locks
Opa-locka West
Mr. Roberto Lavernia
Chief of Land Development
City of Miami
444 SW 2nd Ave, 3rd Floor
Miami, FL 33130
July 25, 2006
Miami -Dade Aviation Department
P.O. Box 592075
Miami, Florida 33159
T 305-876-7000 F 305-876-0948
www.miami-airport.com
miamidade.gov
RE: Height Analysis for the Columbus Centre, located in1492 South Miami Avenue,
Miami, FL
Dear Mr. Lavernia:
The Miami -Dade Aviation Department (MDAD) has reviewed your Large Scale Development
Submittal dated June 22, 2006 for a height analysis for the above referenced project. Our review
finds that an assumed 616 ft AMSL (Above Mean Sea Level) structure at this location conforms
to the Miami -Dade County Height Zoning Ordinance.
However, our preliminary analysis indicates that this structure may impact the following
Terminal Instrument Procedures (TERPS) surfaces:
In the NW comer of the referenced property:
• Runway 27L LNAV Final Approach: exceeds by 125.8 ft
In the SW corner of the referenced property:
• Runway 27L LNAV Final Approach: exceeds by 118.8 ft
The FAA will need to determine the effect of those impacts (if any) upon the developer's
submittal. of form 7460-1 to the FAA.
This height determination is an estimate issued on a preliminary or advisory basis. Before
proceeding with design, any proposed construction at this location exceeding 200 ft AMSL
(Above Mean Sea Level) will be required to file with the FAA by using form 7460-1 `Notice of
Proposed Construction Alteration for Determination of Known Hazards'. In addition, any
construction cranes for this project exceeding 200 ft must be filed by the construction contractor
using the same form. Thus, for any structure or crane at this location exceeding 200 ft AMSL
(Above Mean Sea Level), FAA form`7460-1 must be filed. The form is available through this
office or through the FAA website: https://oeaaa.faa.gov This form should be mailed to: Federal
Aviation Administration, Air Traffic Airspace Branch - ASW-520, 2601 Meacham Blvd, Ft.
Worth, TX 76137-0520. Alternatively, the developer may "e-file" online at
https://oeaaa.faa.gov . Based on the above, MDAD would not object to a proposed structure
height that conforms to the Miami -Dade County Height Zoning Ordinance as long as:
Mr. Roberto Lavernia
July 25, 2006
Page 2
1) FAA determines that the construction of building at the above mentioned height will
not diminish or affect the safety, efficiency or capacity of the Miami International Airport
in any way; and
2) FAA issues a "Determination of No Hazard" for this project and location; and
3) An interested party does not file a "petition for review" to FAA's aeronautical study
that has yet to be completed for this project and location.
Please note that the airspace review process is governed by two different regulations: the
Miami -Dade County Height Zoning Ordinances and Federal Regulation Title 14 Part 77. The
FAA has its own airspace evaluation requirements, and issues airspace determinations for
structures and cranes based on the particular facts then presented before the FAA. The County's
Department of Planning and Zoning (P&Z) or the applicable municipal building official
determines whether the County's zoning requirements and height limitations o are met,
and FAA determines whether FAA building, marking and height requirements are met.
This determination is based, in part, on the description provided to us by you, which includes
specific building locations and heights. Any changes in building locations/layouts or heights will
void this determination. Any future construction or alteration, including an increase to heights
requires separate notice to the FAA and the Miami -Dade Aviation Department.
Should you have any questions in obtaining and/or filling out FAA form 7460-1 or if I can be of
any further assistance, please feel free to contact me at 305-876-8080.
Sin
JRJAH/cf
A. a os, R.A.
of of Aviation Planning Section
cc: S. Harman
J. Bunting
A. Herrera
Diane O'Quinn Williams, Department of Planning and Zoning
Al Torres, Department of Planning and Zoning
Damon Hotness, Department of Planning and Zoning
Ana Gelabert-Sanchez, City of Miami
Kevin Watford, City of Miami
Orlando Toledo, City of Miami
Earl Newalu, FAA
File Airspace
" v
September 27, 2006
RECEIVED
PLANNING CEPARTMENf
2006 OCT -2 PH 3: 23
Ms. Lilia I. Medina, AICP
Assistant Transportation Coordinator
City of Miami, Office of the City Manager/Transportation
444 SW rt Avenue (10'h Floor)
Miami, Florida 33130
Re: Columbus Center
Sufficiency Letter— W.O. # 162
Dear Ms. Medina:
Via Fax and US Mail
Subsequent to our July 18, 2006 review comments for the subject project, we have received a
response letter from Richard Garcia and Associates (RGA) on September 21, 2006. The
response letter also includes a revised site plan showing the turning radius of the delivery
trucks. Photocopies of the response letter and site plan are attached herewith.
At this time, we conclude that the traffic impact report along with the subsequent submittal
meets all the traffic requirements and the study is found to be sufficient.
Should you have any questions, please call Quazi Masood or me at 954.739.1881.
Sincer
Raj hanmugam, P'f=.
Sen r Traffic Engineer
Attachment
Cc: Mr. Kevin Watford, Planner Il, City of Miami Planning (Fax - 305.416.1443)
Mr. Manny A. Vega, Engineer 1, City of Miami Zoning (Fax - 305.416.1490)
Mr. Richard Garcia, P.E., RGA Inc. (Fax - 305.675.6474)
URS Corporation
Lakeshore Complex
5100 NW 33rd Avenue, Suite 150
Fort Lauderdale, FL 33309.6375
Tel: 954.739.1881
Fax: 954.739.1789
City of Miami
Legislation
Resolution
City Hall
12500 Pan
American Drive
Miami, FL 33133
www.miamigov.com
File Number: 06-01846mu Final Action Date:
A RESOLUTION OF THE MIAMI CITY COMMISSION, WITH ATTACHMENTS,
APPROVING WITH CONDITIONS, A MAJOR USE SPECIAL PERMIT PURSUANT TO
ARTICLES 5, 13 AND 17 OF ZONING ORDINANCE NO. 11000, AS AMENDED, FOR
THE Columbus Centre PROJECT, TO BE LOCATED AT APPROXIMATELY 21 SW
15 Road, 1450 and 1490-92 SOUTH MIAMI AVENUE, MIAMI, FLORIDA, TO
CONSTRUCT AN APPROXIMATE 710-FOOT, 56-STORY HIGH MIXED USE
STRUCTURE TO BE COMPRISED OF APPROXIMATELY 219 TOTAL MULTIFAMILY
RESIDENTIAL UNITS WITH RECREATIONAL AMENITIES; APPROXIMATELY 234
HOTEL ROOMS; 211,449 SQUARE FEET OF OFFICE SPACE; APPROXIMATELY
6,512 SQUARE FEET OF RETAIL AND RESTAURANT SPACE; AND
APPROXIMATELY 596 TOTAL PARKING SPACES; PROVIDING FOR CERTAIN
FLOOR AREA RATIO ("FAR") BONUSES; DIRECTING TRANSMITTAL; MAKING
FINDINGS OF FACT AND STATING CONCLUSIONS OF LAW; PROVIDING FOR
BINDING EFFECT; CONTAINING A SEVERABILITY CLAUSE AND PROVIDING FOR
AN EFFECTIVE DATE.
WHEREAS, on October 6, 2006, Tony Recio,Esquire, on behalf of 1450 South
Miami, LLC, Nickel Goeseke, Veronica Cervera Goeseke, Javier Cervera and Alicia
Cervera (referred to as "APPLICANT"), submitted a complete Application for Major Use
Special Permit for Columbus Centre (referred to as "PROJECT") pursuant to Articles 5,
13 and 17 of Zoning Ordinance No. 11000, for the properties located at approximately
21 SW 15 Road, 1450 and 1490-92 South Miami Avenue, Miami, Florida, as legally
described in "Exhibit A", attached and incorporated; and
WHEREAS, development of the Project requires the issuance of a Major Use
Special Permit pursuant to Article 17 of Zoning Ordinance No. 11000, the Zoning
Ordinance of the City of Miami, Florida, as amended; and
WHEREAS, the Large Scale Development Committee met on August 2, 2006 to
consider the proposed project and offer its input; and
WHEREAS, the Urban Development Review Board met on September 20, 2006,
to consider the proposed project and recommended APPROVAL; and
WHEREAS, the Miami Planning Advisory Board, at its meeting held on
November 15, 2006 Item No. 4, following an advertised public hearing, adopted
Resolution No. PAB * * by a vote of --- to --- (* *), recommending ---- with conditions as
presented in the Major Use Special Permit Development Order as attached and
incorporated; and
City of Miami Page 1 of 12 Printed On: 2/15/2007
File Number: 06-01846mu
WHEREAS, the City Commission deems it advisable and in the best interest of
the general welfare of the City of Miami to issue a Major Use Special Permit
Development Order as hereinafter set forth;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this
Resolution are adopted by reference and incorporated as if fully set forth in this Section.
Section 2. A Major Use Special Permit Development Order, incorporated
within, is approved subject to the conditions specified in the Development Order, per
Article 17 of Zoning Ordinance No. 11000, for the project to be developed by the
Applicant, located at approximately 21 SW 15 Road, 1450 and 1490-92 South Miami
Avenue, Miami, Florida, more particularly described on "Exhibit A," attached and
incorporated.
Section 3. The PROJECT is approved for the construction of an approximate
710-foot, 56-story high mixed use structure to be comprised of approximately 234 hotel
rooms; approximately 211,449 square feet of office space; approximately 6,512 square
feet of retail and restaurant space;4 and approximately 596 total parking spaces; providing
for certain floor area ratio ("FAR") bonuses.
Section 4. The Major Use Special Permit Application for the Project also
encompasses the lower ranking Special Permits as set forth in the Development Order.
Section 5. The findings of fact set forth below are made with respect to the
subject PROJECT:
a. The PROJECT is in conformity with the adopted Miami Comprehensive
Neighborhood Plan, as amended.
b. The PROJECT is in accord with the proposed C-1 and SD-20 (Restricted
Commercial and Edgewater Overlay District) zoning classifications of Zoning Ordinance
No. 11000, the Zoning Ordinance of the City of Miami, Florida, as amended.
c. Pursuant to Section 1305.2 of the Zoning Ordinance, the specific site plan
aspects of the PROJECT that have been found by the City Commission (based upon
facts and reports prepared or submitted by staff or others) to adhere to the following
Design Review Criteria subject to the any applicable conditions in the Development
Order herein:
DESIGN REVIEW CRITERIA APPLICABILITY COMPLIANCE
I) Site and Urban Planning:
(1) Respond to the physical Yes. *No.
contextual environment taking
into consideration urban form
and natural features;
(2) Siting should minimize the Yes. *No.
impact of automobile parking
and driveways on the pedestrian
City of Miami Page 2 of 12 Printed On: 2/15/2007
File Number. 06-01846mu
environment and adjacent
properties;
(3) Buildings on corner lots Yes. *Yes.
should be oriented to the corner
and public street fronts.
II) Architecture and Landscape Architecture:
(1) A project shall be designed Yes. *No.
to comply with all applicable
landscape ordinances;
(2) Respond to the neighborhood Yes. *Yes.
context;
(3) Create a transition in bulk Yes. *Yes.
and scale;
(4) Use architectural styles Yes. *N/A.
and details (such as roof lines
and fenestration), colors and
materials derivative from
surrounding area;
(5) Articulate the building facade Yes. *N/A.
vertically and horizontally in
intervals that conform to the
existing structures in the vicinity.
III) Pedestrian Oriented Development:
(1) Promote pedestrian Yes. *No.
interaction;
(2) Design facades that Yes. *No.
respond primarily to the
human scale;
(3) Provide active, not blank Yes. *Yes.
facades. Where blank walls
are unavoidable, they should
receive design treatment.
IV) Streetscape and Open Space:
(1) Provide usable open space Yes. *No.
that allows for convenient and
visible pedestrian access from
the public sidewalk;
(2) Landscaping, including plant Yes. *No.
material, trellises, special
pavements, screen walls, planters
and similar features should be
appropriately incorporated to
enhance the project.
City of Miami Page 3 of 12 Printed On: 2/15/2007
File Number: 06-01846mu
V) Vehicular Access and Parking:
(1) Design for pedestrian and Yes. *No.
vehicular safety to minimize
conflict points;
(2) Minimize the number and Yes. *No.
width of driveways and curb
cuts;
(3) Parking adjacent to a street Yes. *N/A.
front should be minimized and
where possible should be
located behind the building;
(4) Use surface parking areas Yes. *N/A.
as district buffer.
VI) Screening:
(1) Provide landscaping that Yes. *N/A.
screen undesirable elements,
such as surface parking Tots,
and that enhances space and
architecture;
(2) Building sites should locate Yes. *Yes.
service elements like trash
dumpster, loading docks, and
mechanical equipment away
from street front where possible.
When elements such as
dumpsters, utility meters,
mechanical units and service
areas cannot be located away
from the street front they should
be situated and screened from
view to street and adjacent
properties;
(3) Screen parking garage Yes. *Yes.
structures with program uses.
Where program uses are not
feasible soften the garage
structure with trellises,
landscaping, and/or other
suitable design element.
VII) Signage and Lighting:
(1) Design signage appropriate
for the scale and character of
Yes. *N/A.
City of Miami Page 4 of 12 Printed On: 2/15/2007
File Number. 06-01846mu
the project and immediate
neighborhood;
(2) Provide lighting as a design Yes. *No.
feature to the building facade,
on and around landscape
areas, special building or
site features, and/or signage;
(3) Orient outside lighting to Yes. *No.
minimize glare to adjacent
properties;
(4) Provide visible signage Yes. *No.
identifying building addresses
at the entrance(s) as a
functional and aesthetic
consideration.
VIII) Preservation of Natural Features:
(1) Preserve existing vegetation Yes. *Yes.
and/or geological features
whenever possible.
IX) Modification of Nonconformities:
(1) For modifications of Yes. *N/A.
nonconforming structures,
no increase in the degree of
nonconformity shall be
allowed;
(2) Modifications that conform Yes. *N/A.
to current regulations shall be
designed to conform to the scale
and context of the nonconforming
structure.
Compliance is subject to conditions.
These findings have been made by the City Commission to approve this project with
conditions.
d. The PROJECT is expected to cost approximately $489,559,516, and to
employ approximately 416 workers during construction (FTE-Full Time Employees); The
project will also result in the creation of approximately 125 permanent new jobs (FTE) for
building operations and will generate approximately $2,565,008 annually in tax revenues
to the City (2006 dollars).
e. The City Commission further finds that:
(1) the PROJECT will have a favorable impact on the economy of the
City;
(2) the PROJECT will efficiently use public transportation facilities;
City of Miami Page 5 of 12 Printed On: 2/15/2007
File Number. 06-01846mu
(3) any potentially adverse effects of the PROJECT will be mitigated
through compliance with the conditions of this Major Use Special Permit;
(4) the PROJECT will favorably affect the need for people to find
adequate housing reasonably accessible to their places of employment;
(5) the PROJECT will efficiently use necessary public facilities;
(6) the PROJECT will not negatively impact the environment and
natural resources of the City;
(7) the PROJECT will not adversely affect living conditions in the
neighborhood;
(8) the PROJECT will not adversely affect public safety;
(9) based on the record presented and evidence presented, the public
welfare will be served by the PROJECT; and
(10) any potentially adverse effects of the PROJECT arising from
safety and security, fire protection and life safety, solid waste, heritage conservation,
trees, shoreline development, minority participation and employment, and minority
contractor/subcontractor participation will be mitigated through compliance with the
conditions of this Major Use Special Permit.
Section 6. The Major Use Special Permit, as approved and amended, shall
be binding upon the APPLICANT and any successors in interest.
Section 7. The application for Major Use Special Permit, which was
submitted on October 4, 2006, and on file with the Planning Department of the City of
Miami, Florida, shall be relied upon generally for administrative interpretations and is
incorporated by reference.
Section 8. The City Manager is directed to instruct the Planning Director to
transmit a copy of this Resolution and attachment to the APPLICANT.
Section 9. The Findings of Fact and Conclusions of Law are made with
respect to the Project as described in the Development Order for the PROJECT,
incorporated within.
Section 10. The Major Use Special Permit Development Order for the
PROJECT is granted and issued.
Section 11. In the event that any portion or section of this Resolution or the
Development Order is determined to be invalid, illegal, or unconstitutional by a court or
agency of competent jurisdiction, such decision shall in no manner affect the remaining
portions of this Resolution or Development Order which shall remain in full force and
effect.
Section 12. The provisions approved for this Major Use Special Permit, as
approved, shall commence and become operative thirty (30) days after the adoption of
the Resolution.
Section 13. This Major Use Special Permit, as approved, shall expire two (2)
years from its commencement and operative date.
Section 14. This Resolution shall become effective immediately upon its
adoption and signature of the Mayor. {1}
City of Miami Page 6 of 12 Printed On: 2/15/2007
File Number 06-01846mu
DEVELOPMENT ORDER
Let it be known that pursuant to Articles 5, 13 and 17 of Ordinance No. 11000,
the Zoning Ordinance of the City of Miami, Florida, as amended (the "Zoning
Ordinance"), the Commission of the City of Miami, Florida, has considered in a public
hearing, the issuance of a Major Use Special Permit for Columbus Centre (hereinafter
referred to as the "PROJECT") to be located at approximately 21 SW 15 Road, 1450
and 1490-92 South Miami Avenue, Miami, Florida (see legal description on "Exhibit A",
attached and incorporated), is subject to any dedications, limitations, restrictions,
reservations or easements of record.
After due consideration of the recommendations of the Planning Advisory Board
and after due consideration of the consistency of this proposed development with the
Miami Comprehensive Neighborhood Plan, the City Commission has approved the
PROJECT, and subject to the following conditions approves the Major Use Special
Permit and issues this Permit:
FINDINGS OF FACT
PROJECT DESCRIPTION:
The proposed PROJECT is a mixed use development to be located at
approximately 21 SW 15 Road, 1450 and 1490-92 South Miami Avenue, Miami, Florida.
The PROJECT is located on a gross lot area of approximately 1.94± acres and a net lot
area of approximately 0.89± acres of land (more specifically described on "Exhibit A",
incorporated herein by reference). The remainder of the PROJECT's Data Sheet is
attached and incorporated as "Exhibit B".
The proposed PROJECT will be an approximate 710-foot, 56-story high mixed use
structure to be comprised of approximately 219 total multifamily residential units with
recreational amenities, approximately 234 hotel rooms; 211,449 square feet of office
space; approximately 6,512 square feet of retail and restaurant space; approximately and
approximately 596 total parking spaces; providing for certain floor area ratio ("FAR")
bonuses.
The Major Use Special Permit Application for the PROJECT also encompasses
the following lower ranking Special Permits:
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 607.3, Class II Special Permit,
to allow erection of any new building in SD-7 district;
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 607.8, Sub -Section 607.8.3
Open space and residential recreational space, to allow relocation of 4,369 square feet
of open space to areas within the building. The user shall make a non-refundable
developer contribution of $218,450.00 to the Parks and Open Space Trust Fund
administered by the City of Miami;
City of Miami Page 7 of 12 Printed On: 2/15/2007
File Number: 06-01846mu
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 923, Sub -Section 923.2, Sub -
Section 923.2.1. Reduction in stall dimensions by Class II Special Permit; criteria and
limitations on reductions, to allow reduction of one (1) loading berth dimensions into two
(2) required berths as follows;
Required Four (4) 12 feet wide x 35 feet long x 15 feet high
One (1) 12 feet wide x 55 foot long x 15 feet high
Proposed Four (4) 12 feet wide x 35 feet long x 15 feet high
Two (1) 10 feet wide x 20 foot long x 15 feet high
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 917.14, Sub -Section 917.14.1
Parking Lift, Robotic and mechanical parking systems , to allow Robotic, Automated
Parking Systems to accommodate vehicles into their parking locations by an operator;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908, Sub -Section 908.2,
Access, to allow driveways of width greater than 25 feet;
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 607, Sub -Section 607.8.3,
Open space and residential/recreational space, to allow development of ground level
open space residential/recreational space;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 927. Temporary structures,
occupancies, and uses during construction, criteria for special permits, to allow
temporary structures, occupancies, and uses reasonably necessary for construction
such as construction fence, covered walkway and if encroaching public property must be
approved by other city departments;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 906, Sub -Section 906.9.
Temporary special events; special permits; criteria, to allow temporary carnival, festival,
fair or similar type event on privately owned or City -owned land such as a ground
breaking ceremony;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 916, Sub -Section 916.2.1.
Temporary special event parking, to allow parking for temporary special event such as
ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918, Sub -Section 918.2.
Temporary off-street offsite parking for construction crews, criteria, to allow temporary
off-street offsite parking for construction crews working on a commercial -residential
project under construction;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920, Sub -Section 920.1.2.
Limitations on occupancy of mobile homes, to allow parking of mobile homes, trailers or
manufactured homes, when authorized for security or other purposes in connection with
land development such as construction trailer(s) and other temporary construction
offices such as watchman's quarters, leasing and sales centers;
City of Miami Page 8 of 12 Printed On: 2/15/2007
File Number: 06-01846mu
CLASS I SPECIAL PERMIT, as per ARTICLE 10, Section 10.6, Sub -Section 10.6.3.7,
SD-7 Central Brickell Rapid Transit Commercial -Residential District, Temporary Signs
(3) , to allow temporary development signs;
REQUEST, for waiver of CHAPTER 36 NOISE, Section 36-6 Construction Equipment
(a) permitting the operation of construction equipment exceeding the sound level of a
reading of 0.79 weighted average dBA at any time and/or day subject to the City
Manager Exception pursuant to Section 36-6 (c) and all the applicable criteria;
REQUEST for applicable MAJOR USE SPECIAL PERMIT, that the following conditions
be required at the time of issuance of Shell Permit instead of at issuance of Foundation
Permit:
The requirement to record in the Public Records a Declaration of Covenants and/or
Restrictions providing that the ownership, operation and maintenance of all common
areas and facilities will be by the property owner and/or a mandatory property owner
association;
And the requirement to record in the Public Records a Unity of Title or a covenant in
lieu of a Unity of Title.
Pursuant to Articles 5, 13 AND 17 of Zoning Ordinance 11000, approval of the
requested Major Use Special Permit shall be considered sufficient for the subordinate
permits requested and referenced above as well as any other special approvals required
by the City which may be required to carry out the requested plans.
The PROJECT shall be constructed substantially in accordance with plans and
design schematics on file prepared by Revuelta Vega Leon P.A., signed and dated
September 25, 2006; the landscape plan shall be implemented substantially in
accordance with plans and design schematics on file prepared by URG dated
September 19, 2006; said design and landscape plans may be permitted to be modified
only to the extent necessary to comply with the conditions for approval imposed herein;
all modifications shall be subject to the review and approval of the Planning Director
prior to the issuance of any building permits.
The PROJECT conforms to the requirements of the proposed SD-7 Zoning
district (Central Brickell Rapid Transit Commercial -Residential District) zoning
classifications, as contained in the Zoning Ordinance, the Zoning Ordinance of the City
of Miami, Florida, as amended. The proposed comprehensive plan future land use
designation on the subject property allows the proposed uses.
CONDITIONS
THE APPLICANT, ITS SUCCESSORS, AND/OR ASSIGNS, JOINTLY OR
SEVERALLY, PRIOR TO THE ISSUANCE OF ANY BUILDING PERMITS, SHALL
COMPLY WITH THE FOLLOWING:
1) Meet all applicable building codes, land development regulations, ordinances
and other laws and pay all applicable fees due prior to the issuance of a building permit.
City of Miami Page 9 of 12 Printed On: 2/15/2007
File Number: 06-01846mu
2) Allow the Miami Police Department to conduct a security survey, at the option
of the Department, 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 PROJECT 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 Fire -Rescue in the review of the scope of the PROJECT, 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 PROJECT has addressed all concerns of the said Department prior
to the obtainment of 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.
6) Record the following in the Public Records of Dade County, Florida, prior to
the issuance of a Temporary Certificate of Occupancy or Certificate of Occupancy, a
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.
7) Prior to the issuance of a shell permit, provide the City with a recorded copy of
the MUSP permit resolution and development order, and further, an executed, record
able unity of title or covenant in lieu of unity of title agreement for the subject property;
said agreement shall be subject to the review and approval of the City Attorney's Office.
8) Provide the Planning Department with a temporary construction plan that
includes the following: a temporary construction parking plan, with an enforcement
policy; a construction noise management plan with an enforcement policy; and a
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) In so far as this Major Use Special Permit includes the subordinate approval of
a series of Special Permits, for which specific details have not yet been developed or
provided, the applicant shall provide the Planning Department with all subordinate
Special Permit plans and detailed requirements for final review and approval of each one
prior to the issuance of any of the subordinate approvals required in order to carry out
any of the requested activities and/or improvements listed in this development order or
captioned in the plans approved by it.
City of Miami Page 10 of 12 Printed On: 2/15/2007
File Number. 06-01846mu
10) If the project is to be developed in phases, 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.
11) Pursuant to design related comments received by the Planning Director, the
applicant shall meet the following conditions: (a) The applicant shall follow the standards
required for City of Miami Scenic Transportation Corridors and should continue this
dense landscaping along the South Miami Avenue frontage of the project; (b) The
applicant shall develop the ground floor along South Miami Avenue with pedestrian
amenities such as shade trees, a generous sidewalk, and cafe tables or benches; (c)
Reduction of the total number of curb cuts provided in this project is required; (d)
Internalize the loading spaces so that they are accessed from within the garage and
loading vehicles do not have to maneuver in the public right of way; (e) Parked cars and
mechanical systems within the garage shall be hidden from view in an attractive manner;
(f) Provide material samples, and provide section of a typical garage opening for
Planning Director's approval; (g) Provide additional information on the artwork shown
along the garage pedestal prior the issuance of a building permit; (h) Provide a complete
tree survey including species, height, diameter and spread, and include all trees in the
right-of-way; (i) Provide a continuous canopy of shade trees to provide comfort for
pedestrians along all street frontages.
12) Pursuant to comments by the City of Miami Public Works Department, the
following conditions shall be required of the applicant: (1) Broadway — Construct new
sidewalk and curb and gutter following the 25' corner radius. Replace broken sidewalk
and construct new curb and gutter on the north side of Broadway between South Miami
Avenue and SW 1 Avenue. Mill and resurface the north side of Broadway between the
new curb and gutter and the median from South Miami Avenue to SW 1 Avenue.
Stormwater drainage improvements will be required on Broadway. Coordinate roadway
improvements with the City of Miami Capital Improvement/Transportation Office for the
proposed roadway reconstruction project at the area; (2) — SW 14 Street- Construct new
sidewalk, curb and gutter on the south side of the terrace between South Miami Avenue
and SW 1 Avenue. Construct new pavement on the south side of the terrace between
South Miami Avenue and SW 1 Avenue and coordinate the milling and resurfacing of the
remainder of the terrace with SMA project proposed on the north side of the terrace.
Stormwater drainage improvements will required on the terrace. Construct new sidewalk
and curb and gutter following the 25' corner radius; (3) — S. Miami Avenue —Replace all
broken and damaged sidewalk, curb and gutter adjacent to the project site. Construct
new sidewalk and curb and gutter following the 25' corner radius at intersections with
Broadway and SW 14 Terrace. Approval of the Public Works Director is required for the
proposed street brick work and maintenance covenant shall be require for the non-
standard improvements with the City of Miami Capital Improvement/ Transportation
Office for the proposed roadway reconstruction project at this area.
13) The applicant shall record a covenant, subject to review and approval by the
city attorney, within sixty (60) days of the effective date of this resolution, which states
that in the event that this Major Use Special Permit expires or is abandoned, any future
development of the subject properties shall require design review and approval by the
Planning Director, utilizing the same criteria as the original Major Use Special Permit.
City of Miami Page 11 of 12 Printed On: 2/15/2007
File Number: 06-01846mu
14) Within 90 days of the effective date of this Development Order, record a
certified copy of the Development Order specifying that the Development Order runs
with the land and is binding on the Applicant, its successors, and assigns, jointly or
severally.
THE CITY SHALL:
Establish the operative date of this Permit as being thirty (30) days from the date
of its issuance; the issuance date shall constitute the commencement of the thirty (30)
day period to appeal from the provisions of the Permit.
CONCLUSIONS OF LAW
The PROJECT, proposed by the APPLICANT, complies with the Miami
Comprehensive Neighborhood Plan, as amended, is consistent with the orderly
development and goals of the City of Miami, and complies with local land development
regulations and further, pursuant to Section 1703 of the Zoning Ordinance:
(1) the PROJECT will have a favorable impact on the economy of the City;
and
(2) the PROJECT will efficiently use public transportation facilities; and
(3) the PROJECT will favorably affect the need for people to find adequate
housing reasonably accessible to their places of employment; and
(4) the PROJECT will efficiently use necessary public facilities; and
(5) the PROJECT will not negatively impact the environment and natural
resources of the City; and
(6) the PROJECT will not adversely affect public safety; and
(7) the public welfare will be served by the PROJECT; and
(8) any potentially adverse effects of the PROJECT will be mitigated through
conditions of this Major Use Special Permit.
The proposed development does not unreasonably interfere with the
achievement of the objectives of the adopted State Land Development Plan applicable
to the City of Miami.
APPROVED AS TO FORM AND CORRECTNESS:
JORGE L. FERNANDEZ
CITY ATTORNEY
..Footnote
{1} If the Mayor does not sign this Resolution, it shall become effective at the end of ten
calendar days from the date it was passed and adopted. If the Mayor vetoes this
Resolution, it shall become effective immediately upon override of the veto by the City
Commission.
City of Miami Page 12 of 12 Printed On: 2/15/2007
Exhibit "A"
LEGAL DESCRIPTION
LOTS 1, 2, 5, 6, AND THE EAST 15 FEET OF LOT 3, IN BLOCK 98 SOUTH, OF
"CITY OF MIAMI", ACCORDING TO THE PLAT THEREOF RECORDED IN PLAT
BOOK "B", AT PAGE 41, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY,
FLORIDA, LESS THAT PORTION OF SAID LOT 5 BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
FROM THE SOUTHERLY CORNER OF LOT 5, BLOCK 98 SOUTH OF A.L.
KNOWLTON'S PLAT OF CITY OF MIAMI, ACCORDING TO THE PLAT
THEREOF RECORDED IN PLAT BOOK `B", AT PAGE 41, OF THE PUBLIC
RECORDS OF DADE COUNTY, FLORIDA; RUN NORTHEASTERLY ALONG THE
SOUTHEASTERLY PROPERTY LINE OF• SAID LOT 5, FOR 101.76 FEET TO A
POINT OF CURVE; THENCE SOUTHWESTERLY ALONG THE ARC OF A CURVE
TO THE RIGHT HAVING A RADIUS OF 292 FEET AND A CENTRAL ANGLE OF
19 DEGREES 11 MINUTES 56 SECONDS FOR 97.84 FEET TO THE
SOUTHWESTERLY PROPERTY LINE OF SAID LOT 5; THENCE RUN
SOUTHEASTERLY ALONG SAID SOUTHWESTERLY PROPERTY LINE OF LOT
5 FOR 17.22 FEET TO THE POINT OF BEGINNING.
Exhibit "B"
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