HomeMy WebLinkAboutPAB -01.16.08LEGISTAR FILE ID:
APPLICANT
REQUEST/LOCATION
PLANNING FACT SHEET
05-00624mm
COMMISSION DISTRICT
ZONING DISTRICT(S)
SITE AREA
LEGAL DESCRIPTION
PETITION
PLANNING
RECOMMENDATION
BACKGROUND AND
ANALYSIS
PLANNING ADVISORY
BOARD
CITY COMMISSION
January 16, 2008 Item # 3
N. Patrick Range, as attorney on behalf Cabi SMA LLLP and City
National Bank of Florida under Trust Agreement 2401-1967-00
Consideration of a Major Use Special Permit for the Capital at
Brickell project, to be located at approximately 1420, 1430, 1434 &
1438 South Miami Avenue, 1401 & 1429 SW 1st Avenue, 26, 44 & 54
SW 14th Street, and 21, 37, 45 & 65 SW 14th Terrace
2
SD-7 (Central Brickell Rapid Transit Commercial Residential
District).
3.77± acres (Gross) and 2.77± acres (Net)
See supporting documentation
Consideration of a Resolution, approving with conditions, a
substantial modification to a major use special permit for the capital
at Brickell project pursuant to articles 5, 9, 13,17 and 22 of zoning
ordinance no. 11000, as amended, for the capital at Brickell project,
to be located at approximately 1420, 1430, 1434 & 1438 south Miami
avenue, 1401 & 1429 southwest 1st avenue, 26, 44 & 54 southwest
14th street, and 21, 37, 45 & 65 southwest 14th terrace, Miami,
Florida; the proposed substantial amendment to "capital at Brickell"
will be comprised of the following changes to the original application:
1) to decrease the multifamily residential units from 832 units to 542
units and 364 new hotel rooms; 2) to increase the office space from
108,543 square feet to 209,022 square feet; 3) to reduce the retail
space from 47,853 square feet to 11,048 square feet, 4) to provide
6,856 square feet of restaurant area; and 5) to decrease the off-
street parking spaces from 1,274 to approximately 1,053 parking
spaces. the north tower will have a new maximum height of 682 feet
0 inches NGVD at top of architectural feature, and the south tower a
new maximum height of 633 feet 0 inches NGVD at top of
architectural feature; providing for certain floor area ratio ("FAR")
bonuses
Approval with conditions
See supporting documentation
VOTE:
CITY OF MIAMI • PLANNING DEPARTMENT
444 SW 2ND AVENUE, 3RD FLOOR • MIAMI, FLORIDA, 33130
PHONE (305) 416-1500
Date Printed: 1/9/2008 Page 1
ANALYSIS
SUBSTANTIAL MODIFICATION TO A MAJOR USE SPECIAL PERMIT
for
CAPITAL AT BRICKELL
located at approximately
1430 South Miami Avenue
LEGISTAR FILE ID: 05-00624mm
Pursuant to Zoning Ordinance 11000, as amended, Supplement 17 the Zoning Ordinance of the
City of Miami, Florida, the subject proposal for CAPITAL AT BRICKELL has been reviewed to
allow a Substantial Modification to a Major Use Special Permit, Resolution 05-0484, pursuant to
Articles 5, 9, 13, 17 and 22 of Zoning Ordinance No. 11000, as amended, located at
approximately at 1420, 1430, 1434 & 1438 South Miami Avenue, 1401 & 1429 SW 1st Avenue,
26, 44 & 54 SW 14th Street, and 21, 37, 45 & 65 SW 14th Terrace, Miami, Florida, to allow the
following changes to the original application: 1) To decrease the multifamily residential units from
832 units to 542 units and 364 new hotel rooms; 2) To increase the office space from 108,543
square feet to 209,022 square feet; 3) To reduce the retail space from 47,853 square feet to
11,048 square feet, 4) To provide 6,856 square feet of restaurant floor area, and; 5) To decrease
the off-street parking spaces from 1,274 to approximately 1,053 parking spaces. The North Tower
will have a new maximum height of 682 feet 0 inches NGVD at top of architectural feature, and
the South Tower a new maximum height of 633 feet 0 inches NGVD at top of architectural feature.
This Permit also includes the following requests:
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, (1), to allow a residential
development involving in excess of two hundred (200) dwelling units;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, (2), to allow a non-
residential development involving in excess of two hundred thousand (200,000) square feet of
floor area;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, (3), to allow hotels involving
in excess of three hundred fifty (350) rooms;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, (7), for any single use or
combination of uses requiring or proposing to provide in excess of five hundred (500) off-street
parking spaces;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, (9) and ARTICLE 5, Sect.
502, to allow up to 20 % increase of floor area ratio, for an increase of approximately 196,816
square feet of floor area;
The Substantial Amendment to Major Use Special Permit encompasses the following Special
Permits and additional requests:
SPECIAL EXCEPTION, as per Article 9, Sect. 917.1.2, to allow valet parking for restaurant and
hotel (up to fifty percent of parking spaces in excess of that required by ordinance);
City ofMiami Page 1 of 6 Printed On: 1/9/2008
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 607.3, to allow erection of any new
building in SD-7 district;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908.2, to allow driveways of width
greater than 25 feet;
CLASS II SPECIAL PERMIT, as per Article 15, Sect.1512, to allow reduction of required backup
distance from 23'-0" to 22'-0".
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 607.8.3, to allow development of ground
level open space residential/recreational space;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 927, 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 906.9, 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 916.2.1, to allow parking for temporary
special event such as ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918.2, 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 920.1.2, 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 10.6.3.7, 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 Substantial Amendment to 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.
City of Mia117 i Page 2 of 6 Printed On: 1/9/2008
Pursuant to Articles 5, 9, 13, 17 and 22 of Zoning Ordinance 11000, approval of the requested
Substantial Modification to a 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
incorporated additional comments as a result of additional technical reviews in reference
to this project in addition to the ones previously submitted comments from 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
residential, commercial and hotel opportunities in the Downtown NET District, located at the
SW corner of South Miami Avenue and SW 14 Street.
• It is found that the subject property is located in the "The City of Miami" Plat within the Brickell
Village neighborhood of the City.
• It is found that the zoning designation of the 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 property is "Restricted Commercial".
• It is found that the residential density of the project with the substantial modification (542 units
and 364 hotel rooms at 260 units per acre) is below the proposed in the original MUSP (832
units at 299 units per acre) as well as the maximum allowed 1,392 units (500 units per acre)
on the 2.784± net acre site.
• It is found that this substantial modification to the project will increase the office space from
108,543 square feet proposed in the original MUSP to 209,022 square feet.
• It is found that this substantial modification to the project will reduce the retail space from
47,853 square feet proposed in the original MUSP to 11,048 square feet.
• It is found that this substantial modification to the project provides 6,856 square feet of
restaurant floor area inexistent in the original MUSP.
• It is found that the Environmental Impact Statement submitted with the project states that "the
proposed development site is appropriate and has a favorable impact on economy, public
services, environment and housing supply within the immediate neighborhood"
• It is found that the project has convenient access to the Metromover system at the Financial
District station, located approximately half a block east of the subject property, with
connections to the Metrorail and Tri-Rail systems, for efficient use of existing mass transit
systems.
• It is found that the project is expected to cost approximately $1,065,133,300, and to employ
approximately 532 workers during construction (FTE-Full Time Employees); The project will
also result in the creation of approximately 460 permanent new jobs (FTE) and will generate
approximately $ 5,306,100 annually in tax revenues to the City (2007 dollars).
City of MiC1117 i Page 3 c? f 6 Printed On: 1/9/2008
• It is found that the Large Scale Development Committee reviewed the project on September
5, 2007 to address the expressed technical concerns raised at said Large Scale Development
Committee meeting.
• It is found that on November 2, 2007, the City's Traffic Consultant, URS Corp., provided a
review (W.O. #185) of the Traffic Impact Analysis submitted by the applicant and has found
the traffic analysis sufficient with the following conditions: 1) Encourage employers/landlords
participation in the South Florida Commuter Service Program; 2) Placement of transit
information — schedule, maps, etc., at convenient locations of the site; 3) Provide transit
subsidies for employees; 4) Encourage employees to implement staggered work hours; and 5)
Coordinate with the Miami Dade County Traffic Control and Sign Division to secure
appropriate approval as this project goes through the review process.
• It is found that the proposed project was reviewed by the Historic and Environmental
Preservation Board (HEPB) on June 7, 2005, which approved (HEPB 2005-40) a Certificate of
Appropriateness for ground disturbing activity involving new construction within an
Archaeological Conservation Area subject to the following conditions: (1) Submit monthly
reports to the City of Miami during any archeological testing and monitoring activities to
document the results of any finds; (2) Submit two final reports to the City of Miami within 90
days of completion of the archeological investigations and monitoring; (3) Submit a detailed
archeological management or mitigation plan to the City of Miami prior to the commencement
of any further archeological investigations or construction activities if significant archeological
material is identified.
• It is found that on September 6, 2007, the Miami -Dade Aviation Department provided a Height
Analysis review of the proposed project at 633 feet ASML and found that it conform to the
Miami -Dade County Height Zoning Ordinances. The current submittal for a substantial
modification has a new maximum height of approximately 682 feet 0 inches.
• It is found that Miami -Dade Public Schools provided a revised review of the proposed project
on August 21. The student population generated by this development is estimated at 130
students. The schools serving this area of application are Southside Elementary (62 students)
— 210% Florida Inventory School Houses (FISH) Capacity with the proposed project;
Shenandoah Middle (29 students) —96% FISH; and Booker T. Washington Senior (39
students) — 69% FISH. Pursuant to the interlocal agreement, only Southside Elementary
exceeds the review threshold of 115%.
• It is found that on April 27, 2007, the City of Miami Public Works Department provided a
review of the project with the following comments: (a) S.W. 14 Street: Replace all damaged
and broken sidewalk, curb and gutter adjacent to the project site. Mill and resurface the entire
with, curb to curb, between S.W. 1 Avenue and South Miami Avenue; b) South Miami Avenue:
Replace all damaged and broken sidewalk, curb and gutter adjacent to the project site. Mill
and resurface the entire with, curb to curb, between S.W. 14 Street and S.W. 14 Terrace.
Stormwater drainage improvements will be required along South Miami Avenue; c) S.W. 14
Terrace: Construct sidewalk, curb and gutter adjacent to the project site. Mill and resurface
the entire with, curb to curb, between Brickell Way and South Miami Avenue; and d) Brickell
Way (fka S.W. 1 Avenue): Construct new sidewalk, curb and gutter adjacent to the project
site. Mill and resurface the entire with, curb to curb, between S.W. 14 Street and S.W. 14
Terrace. Stormwater drainage improvements will be required along Brickell Way.
• It is found that the proposed project was reviewed by the Internal Design Review Committee
on October 2, 2007 and the following pertinent comments were made: Architecture a) Provide
City ofMiami Page 4 of 6 Printed On: 1/9/2008
greater detail of the decorative scoring stucco patterns along the northern facade or propose
decorative treatment; Landscape: a) Provide a landscape treatment for portions of the facade
that are blank at the ground level in order to soften the impact on the pedestrian realm.
• It is found that the proposed project was reviewed for design appropriateness by the Urban
Development Review Board on September 19, 2007, which recommended approval with
conditions.
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.
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
City ofMiami Page 5 of 6 Printed On: 1/9/2008
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 Class I Special Permits for which specific details have not yet been developed or
provided, the applicant shall provide the Planning Department with all subordinate Class I 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, prior to the issuance of the building permit: a) Provide greater
detail of the decorative scoring stucco patterns along the northern facade or propose decorative
treatment; b) Provide west elevation (not part of MUSP submittal) for review and approval by the
Planning Director; c) Provide a tree survey and disposition plan for review and approval; d)
Provide proposed landscape treatment for portions of the facade that are blank at the ground
level in order to soften the impact on the pedestrian realm; e) The applicant shall comply with
Miami -Dade County Ordinance 04-203, Section 33-335. This ordinance states that all building
heights reviewed by the Dade County Aviation Department shall be in accordance with the
"Airport Height Zoning Area Map for Miami International Airport.
12) Pursuant to HEPB Resolution 2005-040, the applicant shall meet the following
conditions: (a) Submit monthly reports to the City of Miami during any archeological testing and
monitoring activities to document the results of any finds; (b) Submit two final reports to the City of
Miami within 90 days of completion of the archeological investigations and monitoring; (c) Submit
a detailed archeological management or mitigation plan to the City of Miami prior to the
commencement of any further archeological investigations or construction activities if significant
archeological material is identified.
13) 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.
City of Mia117 i Page 6 of 6 Printed On: 1/9/2008
MEM
SW 12TH ST
SW 14TH ST
Conservation
0 150 300
i�Public
FUTURE LAND USE MAP
SW 12TH ST
Major I nst,
Facilities,
Transp
SE 13TH ST
Restricted
Commercial
SW 14TH ST
SW 14TH TER
Single Family
Residential
Medium Density ` High Density
Multifamily AdiKtIttfamily
Residential Residential
600 Feet
Address:1420,1438,1434,1430 S Miami Ave
21, 27, 45, 65 SW 14 Terrace
44, 54, 26 SW 14 Street
1429, 1401 SW 1 Avenue
SW,14TH ST
ZONING ATLAS MAP
SW 12TH ST
SE 13TH ST
•
•
•
memo
, '
/ SWL14TH ST
oximmuming SE 1441sT.
0 SD17
3 gyp•,
0 150 300
SW 14TH TER
600 Feet
Address:1420,1438,1434,1430 S Miami Ave
21, 27, 45, 65 SW 14 Terrace
44, 54, 26 SW 14 Street
1429, 1401 SW 1 Avenue
0 150 300
600 Feet
Address:1420,1438,1434,1430 S Miami Ave
21, 27, 45, 65 SW 14 Terrace
44, 54, 26 SW 14 Street
1429, 1401 SW 1 Avenue
Projects in the vicinity
Capital at Brickell
05-00624mm
No. Project Name
1 Fortune Plaza
2 One Broadway (Park Place -Phase I)
3 Four Seasons (Millennium Project)
4 Capital at Brickell fka SMA
5 Columbus Centre
Floors Units
56 0
36 773
64 186
56 542
56 234
Comment / Status
Commercial project
Completed project #
Completed project #
Subject project #
Application phase #
C I T Y 0 F M I A M I
PLANNING DEPARTMENT
PRE -APPLICATION DESIGN REVIEW COMMENTS
CLASS 11 SPECIAL PERMIT
IDR-05-GG
CAPITAL AT BRICKELL
1430 SOUTH MIAMI AVENUE
NET DISTRICT: DOWNTOWN
10.02.2007
The following comments represent the unified vision of the Pre -Application Design Review Committee, which
consist of all staff members in the Urban Design and Land Development Divisions.
COMMENTS:
The following comments are being made in an effort to develop projects to their highest potential and make a
significant contribution to improving the quality of our built environment with great architecture and urban
design.
Architecture
• Provide greater detail of the decorative scoring stucco patterns along the northern facade or propose a
more decorative treatment.
Urban Design
• The committee is concerned with the limited amount of space between the building and drop-off
areas located along South Miami Avenue and SW 1" Avenue. Revise the plan to allow ample space for
pedestrian circulation around these points.
• Verify with the zoning department that the required amount of open space is being provided. Open
space should be at the ground level and open to the sky.
Landscape
• Provide a landscape treatment for portions of the facade that are blank at the ground level in order to
soften the impact on the pedestrian realm
The Planning Department reserves the right to comment further on the project as details and/or explanations
are provided and may revise previous comments based on this additional information.
*** Please note that the Planning Department reviews Special Permit proposals based on architectural design,
site planning and urban design issues. The project still needs to be reviewed and comply with other
department's requirements.
It is our intention with these comments to aid in expediting Special Permit applications with your
voluntary efforts in making the necessary changes; thereby, avoiding any preventable delays
particularly prior to a project's submission to the Large Scale Development Committee or the
Urban Development Review Board.
1
November 2, 2007
Ms. Lilia 1. Medina, AICP
Assistant Transportation Coordinator
City of Miami, Office of the City Manager/Transportation
444 SW 2nd Avenue (10'h Floor)
Miami,Florida 33130
Re: Capital at Brickell
Sufficiency Letter — Review # 185
Dear Ms. Medina:
RECEIVED �ryr D�
Via -Fax ant'sal j'
200t NOV -5 PM 2= 5
Subsequent to our September 4, 2007 review comments for the subject project, we have
received a response letter from David Plummer and Associates (DP&A) dated September 28,
2007. The response letter was accompanied with additional committed development
information. We also received via e-mail dated October 16, 2007; the vehicle maneuverability
details for the site from DP&A. Photocopies of the response letter and the vehicle
maneuverability details are included herewith.
Please note the traffic study identifies following Transportation Control Measures (TCM) in
recognition of utilizing the alternate modes of transportation and higher vehicle occupancy:
1. Encourage employers/landlords participation in the South Florida Commuter
Services Program;
2. Placement of transit information — schedule, maps, etc., at convenient locations of
the site;
3. Provide transit subsidies for the employees; and
4. Encourage employers to implement staggered work hours.
The development approval should be conditioned upon applicant fulfilling above commitments.
Note, for the signalized intersections to function adequately signal timing/phasing modifications
(optimization) at signalized intersections are recommended in the traffic study. Although the
proposed modifications are reasonable, the applicant needs to coordinate with the Miami Dade
County Traffic Control and Signs Division to secure appropriate approval as this project goes
through the review process.
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 with the aforementioned
conditions.
Should you have any questions, please call me at 954.739.1881.
ern
Raj •hanmug
Senir Traffic E er
RS Corporation
Lakeshore Complex
5100 NW 33rd Avenue, Suite 150
Fort Lauderdale, FL 33309-6375
Tel: 954.739.1881
Fax: 954.739.1789
Attachment
Cc: Mr. Antonio E. Perez, Planner ll, City of Miami Planning (Fax - 305.416.1443)
Ms. Sonia Shreffler-Bogart, P.E., DP&A. (Fax - 305.444.4986)
PL4NNiNevII Kiifflg I" MEMORANDUM
2001 AUG 24 PM 3: 31
Ana Gelabert-Sanchez
TO: Director
Planning Department
Stephanie N. Grindell, P.E.
FROM :
Director
Public Works Department
CITY OF MIAMI, FLORIDA
August 20, 2007
DATE : FILE :
SUBJECT:
REFERENCES:
ENCLOSURES:
Large Scale Development Review -
CAPITAL (formerly known as
South Miami Avenue)
The Public Works Department has reviewed the Large Scale Development plans for the development
entitled CAPITAL (formerly known as South Miami Avenue), located at S.W. 14 Street and South
Miami Avenue and has the following comments.
1. The dedication of twenty five foot corner radiuses are required on all four corners of the project
site.
2. The record grade elevation along S.W. 14 Terrace and South Miami Avenue varies from 20 feet
+/- to 10 feet +1-. All transitions from the established street profile grade to the building flood
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.
3. All stormwater must be retained on site including the driveways and plazas on private property
adjacent to the public streets. All 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.
4. 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.
5. A Special Class II permit is required to reduce the back-up distance in the parking garage.
6. 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.
7. In order to mitigate traffic congestion and problems associated with unregulated parking
throughout the neighborhood, the Contractor/Developer shall be required to provide approved,
Ana Gelabert-Sanchez
Director
August 20, 2007
Page 2 of 3
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.
8. All greenspace and landscaping required by the Zoning Ordinance must be accommodated on
private property. Greeenspace and landscaping within the public right of way cannot be included
in the calculations for meeting greenspace zoning requirements.
9. City of Miami driveway entrances, in compliance with A.D.A. standards, shall be required.
Continuous sidewalk is required across the driveway entrances.
10. Since this project is inore than one acre 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 the
Public Works Department at (305) 416-1200 or www.dep.state.fl.us./water/stormwater/npdes.
In addition to these comments, the Public Works Department will require the following street
improvements:
S.W. 14 Street: Replace all damaged and broken sidewalk, curb and gutter adjacent to the project
site. Mill and resurface the entire width, curb to curb, between S.W. 1 Avenue and South Miami
Avenue.
South Miami Avenue: Replace all damaged and broken sidewalk and construct curb and gutter
adjacent to the project situ. Mill and resurface the entire width, curb to curb, between S.W. 14 Street
and S.W. 14 Terrace. Stormwater drainage improvements will be required along South Miami
Avenue.
S.W. 14 Terrace: Construct sidewalk, curb and gutter adjacent to the project site. Mill and resurface
the entire width, curb to curb, between Brickell Way and South Miami Avenue.
BrickeIl Way (formerly S.W. 1 Avenue): Construct new sidewalk, curb and gutter adjacent to the
project site. Mill and resurface the entire width, curb to curb, between S.W. 14 Street and S.W. 14
Terrace. Stormwater, drainage improvements will be required along Brickell Way.
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. The
streets and avenues adjacent to the project site must be clear of dust and construction debris at all
times. A.D.A. compliant handicap ramps are required on all four corners adjacent to the project site.
Ana Gelabert-Sanchez
Director
August 20, 2007
Page 3 of 3
There are several other large scale projects, proposed for construction directly adjacent to the
CAPITAL project and there may be an overlap of roadway improvement responsibility. Please be
aware that the roadway improvements required by the Public Works Department for your project
must be completed prior to obtaining a T.C.O. or C.O.
If you have any questions concerning these comments, please call Mr. Leonard Helmers,
Professional Engineer IV, at extension 1221.
SNG/LJH/EE/wj l
c: Fullerton Diaz Architects, Inc.
366 Altara Avenue
Coral Gables, FL 33146
Stephanie N. Grindell, P.E., Director of Public Works
Roberto Lavernia, Chief of Land Development, Planning Department
bc: Development and Roadway Section
Central
CI T Y 0 F M I A MI
PLANNNG DP- 1' AR '1 1 E 'I'
URBAN DEVELOPMENT REVIEW BOARD(UDRB)
RESOLUTION FOR RECOMMENDATION
UDRB MEETING 0 9/ 1 9/ 0 7
Item No. 2:
A motion was made by Robert Behar and seconded by Rudolph Moreno for a resolution
recommending to the director of the Department of Planning appmurl for a
Substantial Modification to a Major Use Special Permit for the project Capital at Brickell (F.K.A.
SMA) located at 1430 S Miami Avenue with a vote of 3 to 0.
Vote List
Yes
No
Recused
Absent
Todd B. Tragash, chairman
0
0
■
0
Julio Diaz, Vice Chairman
•
•
@
•
Robert Behar
®
■
■
■
WillyBerrnello
■
■
0
►5
Robin Bosco
■
0
■
0I
Marina Khoury
0
0
0
0
El
Rudolph Moreno
►/
■
0
■
Ernesto Santos
■
■
0
Ei
■
■
■
■
Conditions:
• The stair tower protruding into the courtyard should be shifted west into the form of the
building to provide a larger pedestrian area on the ground.
• Provide greater detail of the decorative scoring stucco patterns along the northern facade or
propose a more decorative treatment.
• Incorporate shade trees within the parallel parking stalls along streets.
• Incorporate landscaping strips along blank wall facades and within garage entry/exit islands
Attest:
frt..,
Ana Gelabe - . anchez, 0 'recto
Alexander Adams, UDRB Officer
MIAMI INTERNATIONAL AIRPORT
Commerciaf Airport:
tkii.lrni International Airport
General Aviation Airports:
Lade -Collier Training S lr. l I inn
Homestead Geaux 1
Kendall.lamiami Executive
C)pa,locka Executive
pLAH 11NG EPAD
7001 SEP j 7 R rhiEN
Mr. Zeljko Torbica
Cabi Developers
19950 W. Country Club Drive, Suite 900
Aventura, FL 33180
September 6, 2007
Mami-Dade Aviation Department
P.O. Box 025504
Miami, Florida 33102
T 305-876-7000 F 305-876-0948
www. M i a m i-a i rpo rt. com
miarnidade.gov
RE: Height Analysis for the Capital F/N/A SMA Project located in 1430 South Miami
Avenue, Miami, FL
Dear Mr. Torbica:
The Miami -Dade Aviation Department (MDAD) has reviewed your above referenced Large
Scale Development dated August 14, 2007 for a letter of determination and height analysis. Our
review finds that the assumed 633 ft AMSL (Above Mean Sea Level) structure at this location
conforms to the Miami -Dade County Height Zoning Ordinance.
The building site is located in the "High Structure Set -Aside District Transitional Surface" of the
amended MIA Height Zoning Ordinance approved by the Miami -Dade County Commission on
July 2007. The maximum height allowable for this location in the High Structure Set -Aside
District Transitional Surface ranges between 900 ft. AMSL and 1,000 ft. AMSL.
However, our preliminary analysis indicates that this structure may impact the following
Terminal Instrument Procedures (TERPS) surfaces:
• MIA Runway 27 LNAV Final Approach: exceeds by 156.73 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 reaching or 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'.
ZeIjko Torbica
September 6, 2007
Page 2
Furthermore, any construction cranes for this project reaching or exceeding 200 ft AMSL
(Above Mean Sea Level) must be filed by the construction contractor using FAA Form
7460-1, Notice of Proposed Construction or Alteration. Thus, for any structure or crane at this
location reaching or 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:
AIternatively, 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:
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
Aviation Department or the applicable municipal building official determines whether the
County's 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.
Land Use Review:
Based on the available information, MDAD has determined that the referenced property is
located outside of any land use restrictive zones as defined in the Zoning Ordinance for Miami
International Airport (04-203).
Zeljko Torbica
September 6, 2007
Page 3
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
Jos A. R.'o , ' .A.
Chi f o Aviation Planning Section
JR/AH/cf
C: S Harman
A. Herrera
N. Mata
S. Basu, Department of Planning and Zoning
D. Holness, Department of Planning and Zoning
R. Lavernia, City of Miami
A. Perez, City of Miami
O. Toledo, City of Miami
Earl Newalu, FAA
File Zoning
**PRELIMINARY**
SCHOOL IMPACT REVIEW ANALYSIS
August 21, 2007
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: Cabi Development (Capital f/nfa SMA)
REQUEST: Large Scale Development
ACRES: + 2.784 net acres
ZONING: SD-7 "Special District / Central Brickell Rapid Transit Commercial
Residential District" (500 DU/acre)
LOCATION: Site located between SW 18t Avenue and South Miami Avenue and
between SW 14 Terrace and SW 14 Street, Miami
MSAI
MULTIPLIER:
NUMBER OF
UNITS:
5.2/.18
724 units
(542 multifamily and 364/2 = 182 hotel units)
ESTIMATED STUDENT
POPULATION: 130
ELEMENTARY:
MIDDLE:
SENIOR HIGH:
62
29
39
SCHOOLS SERVING AREA OF APPLICATION
ELEMENTARY: Southside Elementary — 45 SW 13 Street
MIDDLE: Shenandoah Middle — 1950 SW 19 Street
SENIOR HIGH: Booker T. Washington Senior — 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 2006:
Southside
Elernentary
Shenandoah
Middle
Booker T.
Washington
Senior
% UTILIZATION
% UTILIZATION NUMBER OF FISH DESIGN
FISH DESIGN FISH DESIGN PORTABLE CAPACITY
STUDENT CAPACITY CAPACITY STUDENT PERMANENT AND CUMULATIVE
POPULATION PERMANENT PERMANENT STATIONS RELCOATABLE STUDENTS**
429
491 *
1,123
1,152 *
1,535
1,574 *
234
1,204
2,270
183%
210%
93%
96%
68%
69%
0
0
a
183%
210%
93%
96%
68%
69%
1,720
1,098
3,345
*Student population increase as a result of the proposed development
**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, none of the schools meet the review threshold.
PLANNED RELIEF SCHOOLS IN THE AREA
(Information included in revised 5-Year Capital Plan, 2006-2010, dated November 2006)
Projects in Planning, Design or Construction
School Status
N/A
Proposed Relief Schools
School
NIA
Projected Occupancy Date
Funding year
OPERATING COSTS: Accounting to Financial Operations, 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 $851,370.
CAPITAL COSTS: Based on the State's September 2007 student station cost factors*, capital
costs for the estimated additional students to be generated by the proposed development are:
ELEMENTARY 62 x $18,622 $1,154,564
MIDDLE Does not meet review threshold
SENIOR HIGH Does not meet review threshold
Total Potential Capital Cost $1,154,564
*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
Legislation
PAB Resolution
City Hall
3500 Pan American
Drive
Miami, FL 33133
www.miamigov.com
File Number: 05-00624mm Final Action Date:
A RESOLUTION OF THE MIAMI CITY COMMISSION, WITH ATTACHMENTS,
APPROVING WITH CONDITIONS, A SUBSTANTIAL MODIFICATION TO A
MAJOR USE SPECIAL PERMIT PURSUANT TO ARTICLES 5, 9, 13, 17 AND 22
OF ZONING ORDINANCE NO. 11000, AS AMENDED, FOR THE CAPITAL AT
BRICKELL PROJECT, TO BE LOCATED AT APPROXIMATELY 1420, 1430, 1434
& 1438 SOUTH MIAMI AVENUE, 1401 & 1429 SOUTHWEST 1ST AVENUE, 26, 44
& 54 SOUTHWEST 14TH STREET, AND 21, 37, 45 & 65 SOUTHWEST 14TH
TERRACE, MIAMI, FLORIDA; THE PROPOSED SUBSTANTIAL AMENDMENT TO
"CAPITAL AT BRICKELL" WILL BE COMPRISED OF THE FOLLOWING
CHANGES: 1) TO DECREASE THE MULTIFAMILY RESIDENTIAL UNITS FROM
832 UNITS TO 542 UNITS AND 364 NEW HOTEL ROOMS; 2) TO INCREASE THE
OFFICE SPACE FROM 108,543 SQUARE FEET TO 209,022 SQUARE FEET; 3)
TO REDUCE THE RETAIL SPACE FROM 47,853 SQUARE FEET TO 11,048
SQUARE FEET, 4) TO PROVIDE 6,856 SQUARE FEET OF RESTAURANT AREA;
AND 5) TO DECREASE THE OFF-STREET PARKING SPACES FROM 1,274 TO
APPROXIMATELY 1,053 PARKING SPACES. THE NORTH TOWER WILL HAVE A
NEW MAXIMUM HEIGHT OF 682 FEET 0 INCHES, AND THE SOUTH TOWER A
NEW MAXIMUM HEIGHT OF 633 FEET 0 INCHES; 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.
LOCATION: Approximately 1438 S. Miami Avenue, 1434 S. Miami Avenue, 1430
S. Miami Avenue, 21 SW 14 Terr., 45 SW 14 Terr., 65 SW 14 Terr.,44 SW 14
Terr.,26 SW 14 Terr., 1420 S. Miami Avenue, 1429 SW 1 Avenue, 37 SW 14 Terr.,
and 54 SW 14 Street.
APPLICANT(S): N. Patrick Range, III, Esquire, on behalf of Cabi SMA, LLLP
and City National Bank of Florida under Trust Agreement 2401-1967-00
FINDINGS:
PLANNING DEPARTMENT: Recommended approval with conditions*.
*See supporting documentation.
PURPOSE: This will allow the substantial modification of the previously approved
Capital at Brickell (f.k.a. SMA) project.
WHEREAS, on August 6, 2007 N. Patrick Range, as attorney on behalf of Cabi SMA LLLP and
City National Bank of Florida under Trust Agreement 2401-1967-00 (referred to as "APPLICANT"),
submitted a complete Application for a Substantial Amendment to Major Use Special Permit for the
City of Miami
Page 1 of 10 Printed On: 1/9/2008
File Number: 05-00624mm
Capital at Brickell project (referred to as "PROJECT") pursuant to Articles 5, 9, 13, 17 and 22 of
Zoning Ordinance No. 11000, for the properties located at approximately 1438 S. Miami Avenue, 1434
S. Miami Avenue, 1430 S. Miami Avenue, 21 SW 14 Terr., 45 SW 14 Terr., 65 SW 14 Terr.,44 SW 14
Terr.,26 SW 14 Terr., 1420 S. Miami Avenue, 1429 SW 1 Avenue, 37 SW 14 Terr., and 54 SW 14
Street, 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 September 5, 2007 to consider
the substantial modification to an approved MUSP project and offer its input; and
WHEREAS, the Urban Development Review Board met on September 19, 2007, to consider
the proposed project an recommended approval with conditions; and
WHEREAS, the Miami Planning Advisory Board, at its meeting held on January 16, 2008 Item
No. 3, following an advertised public hearing, adopted Resolution No. PAB *-* by a vote of --- to --- (*-
*), recommending ---- with conditions as presented in PAB Resolution *-* of the Major Use Special
Permit Development Order as attached and incorporated; and
WHEREAS, the City Commission deems it advisable and in the best interest of the general
welfare of the City of Miami to issue a Substantial Amendment to 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 Substantial Amendment to 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, at
approximately 1420, 1430, 1434 & 1438 South Miami Avenue, 1401 & 1429 Southwest lst Avenue,
26, 44 & 54 Southwest 14th Street, and 21, 37, 45 & 65 Southwest 14th Terrace, Miami, Florida,
more particularly described on "Exhibit A," attached and incorporated.
Section 3. The PROJECT is approved for the construction of an approximate 682 feet 0 inches,
56 story high mixed use structure to be comprised of approximately 542 total multifamily residential units
and 364 hotel rooms, approximately 209,022 square feet of office space and 11,048 square feet retail
space and 6,856 square feet of restaurant floor area; and approximately 1,053 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 is SD-7 (Central Brickell Rapid Transit Commercial
Residential District) zoning classification 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 Planninq:
(1) Respond to the physical Yes. Yes
contextual environment taking
City of Miami Page 2 of 10 Printed On: 1/9/2008
File Number: 05-00624mm
into consideration urban form
and natural features;
(2) Siting should minimize the Yes. Yes
impact of automobile parking
and driveways on the pedestrian
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 *Yes
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 *Yes
and details (such as roof lines
and fenestration), colors and
materials derivative from
surrounding area;
(5) Articulate the building facade Yes *Yes
vertically and horizontally in
intervals that conform to the
existing structures in the vicinity.
III) Pedestrian Oriented Development:
(1) Promote pedestrian Yes Yes
interaction;
(2) Design facades that Yes Yes
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 Yes
that allows for convenient and
visible pedestrian access from
the public sidewalk;
(2) Landscaping, including plant Yes Yes
material, trellises, special
pavements, screen walls, planters
and similar features should be
appropriately incorporated to
enhance the project.
V) Vehicular Access and Parking:
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File Number: 05-00624mm
(1) Design for pedestrian and Yes Yes
vehicular safety to minimize
conflict points;
(2) Minimize the number and Yes Yes
width of driveways and curb
cuts;
(3) Parking adjacent to a street Yes Yes
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 Yes
screen undesirable elements,
such as surface parking lots,
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 Yes **N/A
for the scale and character of
the project and immediate
neighborhood;
(2) Provide lighting as a design Yes **N/A
feature to the building facade,
on and around landscape
areas, special building or
site features, and/or signage;
(3) Orient outside lighting to Yes **N/A
City of Miami Page 4 of 10 Printed On: 1/9/2008
File Number: 05-00624mm
minimize glare to adjacent
properties;
(4) Provide visible signage Yes **N/A
identifying building addresses
at the entrance(s) as a
functional and aesthetic
consideration.
VIII) Preservation of Natural Features:
(1) Preserve existing vegetation Yes **N/A.
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.
**Not applicable at this time, subject to review and approval.
These findings have been made by the City Commission to approve this project with conditions.
d. The PROJECT is expected to cost approximately $1,065,133,300, and to employ
approximately 532 workers during construction (FTE-Full Time Employees); The project will also result
in the creation of approximately 460 permanent new jobs (FTE) and will generate approximately $
5,306,100 annually in tax revenues to the City (2007 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;
(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 Substantial Amendment to
Major Use Special Permit.
Section 6. The Major Use Special Permit, as approved and amended, shall be binding upon the
City of Miami Page 5 of 10 Printed On: 1/9/2008
File Number: 05-00624mm
APPLICANT and any successors in interest.
Section 7. The application for Major Use Special Permit, which was submitted on August 6,
2007, 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./
DEVELOPMENT ORDER
Let it be known that pursuant to Articles 5, 9, 13, 17 and 22 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 Substantial
Amendment to Major Use Special Permit for Capital at Brickell, (hereinafter referred to as the
"PROJECT") to be located at approximately 1420, 1430, 1434 & 1438 South Miami Avenue, 1401 &
1429 SW 1st Avenue, 26, 44 & 54 SW 14th Street, and 21, 37, 45 & 65 SW 14th Terrace, Street, 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 with a height of approximately 490 feet is a mixed use development to be
located at approximately 1420, 1430, 1434 & 1438 South Miami Avenue, 1401 & 1429 SW 1st Avenue,
26, 44 & 54 SW 14th Street, and 21, 37, 45 & 65 SW 14th Terrace, Miami, Florida. The PROJECT is
located on a gross lot area of approximately 3.78± acres and a net lot area of approximately 2.78± 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 original project had a height of approximately 649-foot and the proposed substantial
amendment approximate height is 682 feet, 56-story high mixed use structure to be comprised of
approximately 542 multifamily residential units and 364 hotel rooms; an increase the office space from
108,543 square feet to 209,022 square feet, a reduction of retail space from 47,853 square feet to
11,048 square feet; 6,856 square feet of restaurant floor area, and a reduction the off-street parking
spaces from 1,274 to approximately 1,053 parking spaces ; providing for certain floor area ratio ("FAR")
bonuses.
This Permit also includes the following requests:
City of Miami Page 6 of 10 Printed On: 1/9/2008
File Number: 05-00624mm
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, (1), to allow a residential
development involving in excess of two hundred (200) dwelling units;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, (2), to allow a non-residential
development involving in excess of two hundred thousand (200,000) square feet of floor area;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, (3), to allow hotels involving in
excess of three hundred fifty (350) rooms;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, (7), for any single use or
combination of uses requiring or proposing to provide in excess of five hundred (500) off-street parking
spaces;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, (9) and ARTICLE 5, Sect. 502, to
allow up to 20 % increase of floor area ratio, for an increase of approximately 196,816 square feet of
floor area;
The Substantial Amendment to Major Use Special Permit encompasses the following Special Permits
and additional requests:
SPECIAL EXCEPTION, as per Article 9, Sect. 917.1.2, to allow valet parking for restaurant and hotel
(up to fifty percent of parking spaces in excess of that required by ordinance);
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 607.3, to allow erection of any new building
in SD-7 district;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908.2, to allow driveways of width greater
than 25 feet;
CLASS II SPECIAL PERMIT, as per Article 15, Sect.1512, to allow reduction of required backup
distance from 23'-0" to 22'-0".
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 607.8.3, to allow development of ground
level open space residential/recreational space;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 927, 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 906.9, 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 916.2.1, to allow parking for temporary
special event such as ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918.2, 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 920.1.2, 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 10.6.3.7, 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 Substantial Amendment to 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;
City of Miami
Page 7 of 10 Printed On: 1/9/2008
File Number: 05-00624mm
- 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, 9, 13, 17 and 22 of Zoning Ordinance 11000, approval of the requested
Substantial Amendment to 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 Fullerton Diaz Architects, Inc., dated October 17, 23 and 30, 2007; 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; and
The PROJECT conforms to the requirements of the is SD-7 (Central Brickell Rapid Transit
Commercial Residential District) zoning classification, as contained in the Zoning Ordinance, the
Zoning Ordinance of the City of Miami, Florida, as amended. The existing 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
FOLLOWI NG:
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.
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
City of Miami Page 8 of 10 Printed On: 1/9/2008
File Number: 05-00624mm
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
Class I Special Permits for which specific details have not yet been developed or provided, the
applicant shall provide the Planning Department with all subordinate Class I 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, prior to the issuance of the building permit: a) Provide greater detail of
the decorative scoring stucco patterns along the northern fa9ade or propose decorative treatment; b)
Provide west elevation (not part of MUSP submittal) for review and approval by the Planning Director;
c) Provide a tree survey and disposition plan for review and approval; d) Provide proposed landscape
treatment for portions of the fa9ade that are blank at the ground level in order to soften the impact on
the pedestrian realm; e) The applicant shall comply with Miami -Dade County Ordinance 04-203,
Section 33-335. This ordinance states that all building heights reviewed by the Dade County Aviation
Department shall be in accordance with the "Airport Height Zoning Area Map for Miami International
Airport.
12) Pursuant to HEPB Resolution 2005-040, the applicant shall contact the City of Miami
Preservation Officer prior to obtain a building permit, in order to meet the following conditions: (a)
Submit monthly reports to the City of Miami during any archeological testing and monitoring activities
to document the results of any finds; (b) Submit two final reports to the City of Miami within 90 days of
completion of the archeological investigations and monitoring; (c) Submit a detailed archeological
management or mitigation plan to the City of Miami prior to the commencement of any further
archeological investigations or construction activities if significant archeological material is identified.
13)) Pursuant to cmments by the City of Miami Public Works Department, the applicant shall
meet the following conditions: (a) S.W. 14 Street: Replace all damaged and broken sidewalk, curb and
gutter adjacent to the project site. Mill and resurface the entire with, curb to curb, between S.W. 1
Avenue and South Miami Avenue; b) South Miami Avenue: Replace all damaged and broken sidewalk,
curb and gutter adjacent to the project site. Mill and resurface the entire with, curb to curb, between
S.W. 14 Street and S.W. 14 Terrace. Stormwater drainage improvements will be required along South
Miami Avenue; c) S.W. 14 Terrace: Construct sidewalk, curb and gutter adjacent to the project site.
Mill and resurface the entire with, curb to curb, between Brickell Way and South Miami Avenue; and d)
Brickell Way (fka S.W. 1 Avenue): Construct new sidewalk, curb and gutter adjacent to the project
site. Mill and resurface the entire with, curb to curb, between S.W. 14 Street and S.W. 14 Terrace.
Stormwater drainage improvements will be required along Brickell Way.
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
City of Miami Page 9 of 10 Printed On: 1/9/2008
File Number: 05-00624mm
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
APPROVED AS TO FORM AND CORRECTNESS:
JORGE L. FERNANDEZ
CITY ATTORNEY
Footnotes:
{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 10 of 10 Printed On: 1/9/2008
Exhibit "A"
All of Block 96 South. City of Miami. accorth)hg to the Plat thereof
as recoe ed rn Plot soak B. Page 41 of the public records of
Miami -Dade County f%rido.
PROJECT FACT SHEET
A. ZDN1Nc piSTRILT SD•) IH1GH ltr rrY)
CENTRAL BR ICKELI. RAPID TRANSITCOMMFRCIAGRFSIDENITAL OLSTRICT
B. IAl.7) AREA GROSS AIWA: 164.014 SC.H. 1 3.77 &pal -
_ NET AREA: 120463 S4A, 1277 Mon FILE NO.45.00624
C. MAXIMUM DENSITY f ALLOWED APPROVED PROPOSED SUBSTANTIAL AMENDMENT
NET AREA: 120,683 Sq.R- (2-77 Ana)
500 UNITS PER NET ACRE: 503 a 2.77 Acres . 136'S UNF[S 832 UNITS S22 CONDO UNITS+36d HOTS U3CI'm
- _ 724 TOTAL U1gF75 (542+3radr2)
_�
A. IfUR37roc SI r6ACKS (OD•77 REQUIRED•MAK REQUIRED -MIN. APPROVED PROPOSED _._.... _.....
FRONT (ELS(k Odle' dim Pcdaufa. S rr,Fese I C )k jh•M: xr 10 10 10
FRONT (W.3'T °Our Man Nods 4* S6m•Ani It HCiBHJdq. ffi IR 10 10
SIDES INORTII t SOLTRIc Ode Ere Premonn Such -Finn IC I4 siFila .20 10 i0 10
F. MAXIMUM HEIGHT• ~� _ ALLOWED - APPROVED PROPOSED -Y
- BY CODE UNU1.irEA
COUNTY: ELEV. 71tr MSL ELEV.649.0 PSI. ELEV. 68117 Mil.
FEDERAL: LAZY. 710 MSC.
P. FLOOR AREA LIMITATON$.
ALLOWED APPROVED PROPOSED
RE$101?7TfAI. LSO: FAR..AO. CROSS EDT AREA • 60 s I44A14 S4R • 961.51 SI.Ps,
'
AAidcV•PIID Gam• NM of Allowed FAR • 0.2 964064 Sq.R • 196216SgH.
•• B7 Lrrys(M Spnvl Pvmil (NUSP) S¢S02
HO D-.4224m SF
CONDO. 13443951:
NOOTOI
CONDO . 512.162 SP
SOUTH
TOTAL RnIDENIIAL PAR. our liONLSiS - 1.160,90E sq.R. 1.169.1.37 Sq. A. 3369.177SP _
(FAR.727 - IMPOSED FAR. 7.131
NON-RESIDENTIAL IDES: FAR. 2.0 a GROSS EAT AREA a 161A14 Sq.PL . 374.028 S9R
- Mod boors 16do6 a per Souio. 602,7.2sf lk City of Mimi 2ming Ordimm)
I,169.1375F
OFFICE •90J174 SF
NORTH
OF-11[98R SE
sovni
RF_STA
RESTAURANT . E,,F565P
RETAIL.{ 1.011SFE•9-14
SKY COUNOE-9_7g3P
CPA. 75.3305E
- TOTAL NON•RPSIDE TIP. FA.R. • 3M078 Sq. A. 156490 Sq-E5. 324.002 SP .J
011OPOSED FAR • 147
TOTAL Rf31D4lNr7A0. r P40N.R8S10FNfALPAR. WJBONUS05 . r.501,934 Set, It 1319.944 Set. F. I.43,I99 SP
. 4FAR.9201 ' • (PROPOSED PAR .6.F 70f%ll.l
271,042 56
G. OPEN SPACE{ RESID51(FIAL-•----
RECREATION SPACE -
REQUIRED (ORIGINAL CALCULATIONS) REQUIRED (NEW CALCULATIONS 7.11.07) APPROVED (FILE NO-0541 24) PROPOSED OPEN SPACE
RESIDENTIAL Min. 1 Sq R£d awry 10 Sq R Gth25iAL: Min. IS4 A for ewers 10 Sq R of Gloss Lot Alca Ground Floor Pl6A.._.:_..___..I7,9405g11 Ground Find Plna_.._._..__...19.675 Sglk
1:1633481r0 Sq R. 116,355 Sq R 164.01U10 Sq A.16.401 Sq H Fool I3oq:.,......__..___.____.39•gW SqR 10E01101Ly,Gramd F166c 00ly,
POdeaal Tamales..•.....--__......5.0E9 Sq9 Inside Plgeny L'urcl, Dnvcst
NON-RFS0.3FNTIAL Min. I SqR For clay 50Sg1i RESIDENDAL . Min. l SgPL forevery 50 Sq9 P.H. Deck Tama .__..--_..._.._7,871 $q9 Drop Offs Na kneaded.)
RECREATION SPACE
Noe-Rcsidcmal aver 500005o R Raida(al o cr50,000 Sn R Loa TertlOes.__.__-.-.___._..9,756 SqR
156396 • 50,000 SgE1. 106396 SgFV50 SON.?.l28 Sq R 1,17E.190 - 50.000 Sghl• .i 26,100 SgFlr$O Soft .22362 Sq R Sipe W 7crraw ...._......._.39E SqR TOTAL OPEN SPACE PROP.. 19, 875 Sq R
P,FL Silt BMCae Tsatss h1 TOTAL OP174 SPACE RQRD,.16. 014 Sq H
Anemia in Le included in Rec eaaion Spoor as , u AmwRies: to 6c isclisled in Rcesencoio.i Spoor as Bdoncc of To.cr Terraces .....__6,634 Sq ' - RISII]F0TRAL RP (EAT10N SPACP.
per Class II AA 60743 par Clan 11 A1t 607.62(NOT Pool lk4.._......_._._..___.._47.221
Sg14
TOTAL RFSIOhNr1AL. NON- KESLDFTT1AL MIN. OPFS: SPACE RF.Q. = 118.483 511 A TOTAL OPEN SPACE Rk3QU1R1]) . 16,401 Set F1 TOTAL O1-24 SPACE; I1400.. 143,0,70 Sq R Rs' S. 7.9rh Moors ____._3386 SqA
i i 16355+2.126.) TOTAL RESIDENTIAL RECREATION SPACE REQ.. 22362 Sq R DecL-cola Floor ._._.__..1.16F SqH
- TOTAL RESIDENTIAL REC. SPACE PROP,. 62, 5765q R
TOTAL RESIDENTIAL REC. SPACE RF.QD. • 22, 562 Sq A
H. OEItSTREET PARKING - - _- - - •.._-_.___.__-_-_�,.�_--___,.,
REQUIREMENTS -
REQUIRED (ORIGINAL CALCULATIONS') APPROVED (ERE No. •05' 06240 REQUIRED (NF.WCALCULATIONS 1-11.071 PROP(1SF?)
lrn( 17 H,C.J 232 Spores IDlN'IL IL. I S
RESIDENTIAL $pau p:• URr: E32 Units A I • VI 51an0csrh.LRES
flit*.(11..4• 49•Pd Florida B.ialin6 Code. From 501 la 10322% Tort in porkies M i. 17 gmsc - P PST Unit: 5421Jnn61 1 . j{2 $P14110n1Yd1116 HJC. 545 Spaces
Puking) Roomed minimum reer�r of Namibia R/sarnlial �1 I Sparc p.4 Hord keys: 364k yi/ 4.91 Syr including H.C. 1005pscrs
RETAILI Spas pa rm(i 1060 SF IRelai1- 47,453 SF) • 4l spanhr6n 2 KC) 46 Spokes RETAIL:I Space pee 1000 SF: 11,016 SFf L.000. 11 Spa.0 s incising H. 44 Spacer
}NA (IlondealppnJ Ronda Building Cede- From 26 N 50. 2 H.C.Sp.as
Parking) Required minimum nanbd d acensiWc queen Retail SKY LOUNGE: ) Spans per E00 SF: 9.583 SE7R00. 12 Spaces indWint H Ci 12 Spaces
136 Spins
I Space Per 603 SF (OfFm• 106.343 SF). IPA spoors (mei ding 5 H.C.)
°FACE Florida BMW* Code- prom 101 so 150. 5 H.C. Spaces RESTAURANT: 1 Sparc pv ROO SF: 6.1.56 4E500 ...9 Spars inducing KC, 12 Spins
F11A (H.'"48ppnl Required minimum number or.00alible spoons Of[roe - -
ParPa�
SPA: 1 Sparc pa 1000 SR 25350 $I01000- 2 Sp... i.ch,Crrrs H.C. 25 Spaus
TOTAL SPACES REQUIRED I.016 1,274 Spaces incl. Z+H-C I Sp.ee per 800;5F: 209,0),25FAd3.261 Sperms i.clurr(q H.C. 315Sy.>r4
nor including Ta.dcm *sera
TOTAL: 95I Spaces inchdieg II1.C. (2S6) (3 Vas ao,.oactIblc nultaiod in 1,033 Spoons incL 23 H.C.
l9 spem) am including Twmdcm paw (8S)
REQUIRED APPROVED e� PROPOSED -_
I.OFw•SrREET LOADING BERTH REQUIREMENTS • Few hceelu(lTo$)for 250.000 ae 500.000 SF. 500.0005F.4 4Butts, (17. S) 4Berths(127135)
PHASES I S 2 (PROVIDED LN PHAS6 I ) One. berth (I7.'13S) tor 4say Wicked 500,000SF. 967,301 SF• 2 2 Berths (17155) 2lenhs 112'oS5) -