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PZAB.5
PLANNING, ZONING AND APPEALS BOARD
FACT SHEET
11-00380ap2 Quasi -Judicial
A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD
RECOMMENDING APPROVAL OR DENIAL OF AN ORDINANCE OF THE
MIAMI CITY COMMISSION, WITH ATTACHMENT(S), APPROVING WITH
CONDITIONS, AN AMENDMENT TO THE PREVIOUSLY APPROVED
BRICKELL CITYCENTRE SPECIAL AREA PLAN (BCC SAP) PURSUANT TO
ARTICLE 3, SECTION 3.9 AND ARTICLE 7, SECTION 7.1.2.8 OF THE MIAMI 21
CODE, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS
AMENDED, BY ADDING ADDITIONAL PROPERTIES GENERALLY LOCATED
IN THE EASTERN PORTION OF THE BLOCK BOUNDED BY SOUTHEAST 7TH
STREET ON THE NORTH, SOUTHEAST 8TH STREET ON THE SOUTH, THE
8TH STREET METRO MOVER STATION RIGHT-OF-WAY ON THE WEST AND
BRICKELL AVENUE ON THE EAST, MIAMI, FLORIDA; MORE SPECIFICALLY
DESCRIBED IN EXHIBIT "A"; THE ADDITIONAL EASTERN PORTION OF THE
BLOCK COMBINES WITH THE ORIGINALLY APPROVED "BCC PLAZA" TO
CREATE THE "ONE BCC" BLOCK; THE AMENDMENT PROPOSES: A) ADDING
APPROXIMATELY 67,620 SQUARE FEET (1.55 ACRES) OF LOT AREA FOR A
TOTAL COMBINED LOT AREA OF 503,948 SQUARE FEET (11.57 ACRES); B)
INCREASING THE RETAIL / ENTERTAINMENT AREA BY 58,307 SQUARE
FEET TO A TOTAL OF 723,575 SQUARE FEET; C) INCREASING THE OFFICE
SPACE BY 36,333 SQUARE FEET FOR A TOTAL OF 961,400 SQUARE FEET;
D) INCREASING THE RESIDENTIAL COMPONENT BY 256 UNITS FOR A
TOTAL OF 1,400 UNITS; E) INCREASING HOTEL KEYS BY 120 FOR A TOTAL
OF 385 KEYS; AND F) INCREASING PARKING SPACES ABOVE GROUND
AND BELOW GRADE BY 308 SPACES FOR A TOTAL OF 5,057 SPACES. THE
SQUARE FOOTAGES ABOVE ARE APPROXIMATE AND MAY INCREASE OR
DECREASE AT TIME OF BUILDING PERMIT NOT TO EXCEED A TOTAL OF
7,005,679 SQUARE FEET OF FLOOR AREA OR LESS THAN 25,197 SQUARE
FEET OF CIVIC SPACE OR NOT LESS THAN 50,395 SQUARE FEET OF OPEN
SPACE; FURTHERMORE, AMENDING THE ZONING ATLAS OF ORDINANCE
NO 13114, BY CHANGING THE ZONING CLASSIFICATION OF THE
ADDITIONAL SELECTED PROPERTY FROM "T6-48a-O" URBAN CORE ZONE
AND "T6-48b-O" URBAN CORE ZONE TO "T6-48b-O" URBAN CORE ZONE;
MAKING FINDINGS OF FACT AND STATING CONCLUSIONS OF LAW;
PROVIDING FOR BINDING EFFECT; CONTAINING A SEVERABILITY CLAUSE
AND PROVIDING FOR AN EFFECTIVE DATE.
Generally Bounded by SE 7 Street on the North, SE 8th Street on the South, the
8th Street metro mover right -of way to the West, and Brickell Avenue on the East
[Commissioner Marc David Sarnoff - District 2]
Applicant(s): Spencer Crowley, Esquire, on behalf of Brickell CityCentre Project LLC, 700
Brickell CityCentre LLC and Johnny Martinez, City Manager, on behalf of the City
of Miami
One Southeast Third Avenue, Suite 2500
Miami, FL 33131
(305) 982-5549
Purpose: This will amend the Brickell CityCentre Special Area Plan to add certain lands and
authorize construction of a mixed use building.
Planning and Zoning
Department
Recommendation: Approval with conditions.
Planning, Zoning and
Appeals Board: January 15, 2014
0
I
MIAMI 21 MAP (EXISTING)
Miami River Greenway Regulatory Design Standards
150 300
I
600 Feet
I
ADDRESS: Brickell Citycentre
Between SE 7 St, SE 8 St, Brickell Av
& Metro Mover Station Right -of -Way
0
I
MIAMI 21 MAP (PROPOSED)
Miami River Greenway Regulatory Design Standards
150 300
1
600 Feet
I
ADDRESS: Brickell Citycentre
Between SE 7 St, SE 8 St, Brickell Ay
& Metro Mover Station Right -of -Way
0 150
300
600 Feet
ADDRESS: Brickell Citycentre
Between SE 7 St, SE 8 St, Brickell Av
& Metro Mover Station Right -of -Way
ANALYSIS
AMENDMENT TO A PREVIOUSLY APPROVED
SPECIAL AREA PLAN
for
BRICKELL CITYCENTRE-ONE BCC (1BCC)
LEGISTAR FILE ID: 11-00380ap2
LOCATION:
Generally Bounded by SE 7 Street on the North, SE 8th Street on the South, the 8th Street metro mover
right -of way to the West, and Brickell Avenue on the East.
PROJECT PROFILE:
This amendment modifies a previously approved "Brickell CityCentre Special Area Plan" (SAP) by 1)
incorporating two additional parcels to the previously approved "Brickell CityCentre" SAP and
incorporating them into the portion of the project originally known as "BCC Plaza" to utilize the entire
block creating the "One BCC Block" (1BCC); 2) changing the Transect designation in the Miami 21
Zoning Atlas of the new parcels from "T6-48A-O", Urban Core-48A—Open to "T6-48B-O", Urban Core-
48B—Open; and 3) adding additional transect zone regulations to the subject parcels that modify the
development program for this area of the project. The Future Land Use Map of the Miami
Comprehensive Neighborhood Plan will not be amended. This Amendment only addresses the One
BCC Block (1BCC), and its connection to the previously approved Brickell CityCentre SAP East from
the Metromover Right of Way. The amendment proposes a mix of uses compatible with the overall
intent of BBC -SAP as follows:
A) The 1 BCC block is bounded by SE 7th Street to the north, SE 8th Street to the south, the
Metromover Right of Way to the west, and Brickell Avenue to the east.
B) The amendment incorporates 67,620 Sq. Ft, or approximately 1.55 acres into the SAP for a total
land area of 503,948 square feet or 11.57 acres within the SAP.
C) The 1 BCC proposes a mix of office, hotel, residential, and retail uses along with associated
parking areas to complement the BCC -SAP intent.
The analysis for this proposal (1BCC), based on the Miami 21 Code, the Zoning Ordinance of City of
Miami, is considered an amendment to the previously approved and amended Special Area Plan per
ARTICLE 3, Section 3.9, and Article 7, Section 7.1.2.8, which allows parcels greater than nine (9)
abutting acres in size to be master planned to allow a greater integration of public improvements and
infrastructure, and greater flexibility so as to result in higher or specialized quality building and
streetscape design.
Page 1 of 6
FINDINGS
In determining the appropriateness of the proposed Amendment to a previously approved Special Area
Plan ("SAP"), the Planning Department referred this proposal for additional input and recommendations
to the:
• Coordinated Review Committee; and
• The Urban Development Review Board.
• The addition of land to the previously approved "Brickell CityCentre-Special Area Plan" is deemed
an Amendment to the previously approved BCC -SAP qualifying as such per Article 3, Section 3.9
and Article 7, Section 7.1.2.8 of the Miami 21 Code.
• The parcels to be added herein to the BCC -SAP are on the block bounded by SE 7th Street to the
north, SE 8th Street to the south, Brickell Avenue to the east, and Metromover Right of Way to the
west creating the "1BCC BLOCK".
• The additional parcels incorporate to the BCC -SAP approximately 67,620 Sq. Ft. (1.55 ± acres) of
land for a new total of 503,948 square feet (11.57 ± acres) within the overall development site.
• The proposal for the new 1 BCC block is for an 85-story mixed use tower.
• The program for 1BCC includes:
o Approximately 65,267 square feet of Retail floor area,
o Approximately 674,833 square feet of Office floor area
O 256 Residential Dwelling Units with approximately 690,276 square feet of floor area,
O 120 Hotel Rooms with approximately 286,029 square feet of floor area,
O 1,600 parking spaces with approximately 743,353 square feet, and
o Approximately 33,230 square feet of Civic Space.
• The amended Brickell CityCentre project inclusive of the 1 BCC program will provide the following:
o Approximately 723,575 square feet of Retail floor area,
o Approximately 961,400 square feet of Office floor area,
O 1,400 Residential Dwelling Units with approximately 2,572,712 square feet of floor area,
O 385 Hotel Rooms with approximately 571,523 square feet of floor area,
O 5,057 parking spaces with approximately 2,360,228 square feet of parking area,
o Approximately 49,919 square feet of Civic Space.
• The Future Land Use designation for the 1BCC site is "Restricted Commercial" with Urban Central
Business District (UCBD) overlay.
• The Zoning designation for the proposed "1 BCC Block" is currently T6-48B-O (Urban Core Transect
— 48B — Open) on the west and T6-48A-O (Urban Core Transect — 48A — Open) for the additional
Page 2 of 6
new parcels on the east. The amendment proposes to change the entire site to T6-48B-O (Urban
Core Transect — 48B — Open).
• 1BCC block is within an Archeological conservation area requiring monitoring and disposition plan
should Archeological resources be found.
• The proposal conveys minor modifications to the T6-48B-O transect zone regulations that will
govern the 1 BCC block; however, the modifications will facilitate it physical linkage to the rest of the
Project and will allow for the creation of 160 parking spaces below grade.
• The Regulatory Plan has been amended to incorporate the 1BCC block and it is found to comply
with the intent of the BCC -SAP, maintaining an orientation to an internal distribution of individual
projects and of public spaces, with an emphasis on promoting and elevating the standard for the
pedestrian realm.
• The 1BCC block is located within the Downtown Development of Regional Impact (DDRI) area.
The DDRI fees will be calculated based on final program DDRI credits may be reserved upon
approval of this SAP amendment; but, without exception, all fees must be paid prior to the issuance
of any building permit.
• The 1 BCC block has convenient access to the mass transportation system via the SE 8th Street
Metro Mover Station.
• The proposal will create significant public plazas and open spaces fronting Brickell Avenue.
• The above described property is currently underutilized, mostly consisting of small office buildings in
an area surrounded by large office towers.
• Their current buildings negatively impact the urban fabric of the Brickell area as they do not contain
the attributes necessary to create a safe, enjoyable pedestrian realm.
• The proposed application will produce tremendous recurring fiscal benefits for the City of Miami
including ad valorem tax remittances of approximately $5.3 million for both the city's general fund
and debt service", "and approximately 2,375 permanent jobs".
REFERRALS
• The incorporation of "1BCC" block to the BCC -SAP was submitted for review for Public School
Concurrency.
• The Pre -Application Meeting for "1BCC" was held on November 4, 2013. Comments provided
therein have been incorporated in revised plans prepared for this submittal.
Page 3 of 6
• The Coordinated Review Committee (CRC) met on December 18, 2013 to review the project and
provided applicants with comments and technical concerns regarding the proposed addition of
1 BCC block to the BCC -SAP. The comments from the various department representatives are
attached. Certain revisions have been made based on said comments and concerns which have
been incorporated in revised plans prepared for this submittal, others may require additional
information and clarifications prior to obtaining a building permit.
• This proposal was reviewed for design appropriateness by the Urban Development Review Board
(UDRB) on December 18, 2013. The UDRB voted to approve the project with the following
condition:
o Create a dynamic and well -designed sidewalk space particularly along Brickell to match the
high quality or the building design.
• The project's analysis is based on the Miami 21 Code, following the Design Review Criteria that in-
clude:
I. Site and Urban Planning;
II. Architecture and Landscape Architecture;
III. Pedestrian Oriented Development;
IV. Streets and Open Space;
V. Vehicular Access and Parking;
VI. Screening;
VII. Signage and lighting;
VIII. Preservation of Natural Features; and
IX. Modification of Nonconformities.
CONDITIONS
Based on analysis and findings, the Planning Department recommends approval of the amendment to
the "Brickell CityCentre" Special Area Plan with the following conditions:
1) Meet all applicable building codes, land development regulations, ordinances and other laws and pay
all applicable fees due prior to the issuance of any building permit.
2) Allow the Miami Police Department to conduct a security survey, at the Department's discretion, and
to make recommendations concerning security measures and systems; further submit a report to
the Planning Department, prior to commencement of construction, demonstrating how the Police
Department recommendations, if any, have been incorporated into the SAP security and
construction plans, or demonstrate to the Planning Director why such recommendations are
impractical.
3) Obtain approval from, or provide a letter from the Department of Fire -Rescue indicating applicant's
coordination with members of the Fire Plan Review Section at the Department of Fire -Rescue in the
review of the scope of the SAP, owner responsibility, building development process and review
procedures, as well as specific requirements for fire protection and life safety systems, exiting,
vehicular access and water supply.
4) Obtain approval from, or provide a letter of assurance from the Department of Solid Waste that the
SAP has addressed all concerns of the said Department prior to the obtaining a shell permit.
Page 4 of 6
5) Comply with the Minority Participation and Employment Plan (including a Contractor/Subcontractor
Participation Plan) submitted to the City as part of the Application for Development Approval, with
the understanding that the Applicant must use its best efforts to follow the provisions of the City's
Minority/Women Business Affairs and Procurement Program as a guide, as applicable.
6) Record the following in the Public Records of Dade County, Florida, prior to the issuance of any
building permit:
• Declaration of Covenants and Restrictions providing that the ownership, operation and
maintenance of all common areas and facilities will be by the property owner or a mandatory
property owner association in perpetuity; and
• Record in the Public Records a Unity of Title or a covenant in lieu of a Unity of Title if,
applicable, subject to the review and approval of the City Attorney's Office.
7) Prior to the issuance of a shell permit, provide the Planning Department with a recorded copy of the
documents mentioned in condition (6) above.
8) Provide the Planning Department with an updated temporary construction plan that includes the
following:
• Temporary construction parking plan, with an enforcement policy;
• Construction noise management plan with an enforcement policy; and
• Maintenance plan for the temporary construction site; said plan shall be subject to the review
and approval by the Planning Department prior to the issuance of any building permits and shall
be enforced during construction activity. All construction activity shall remain in full compliance
with the provisions of the submitted construction plan; failure to comply may lead to a
suspension or revocation of this Major Use Special Permit.
9) Prior to the issuance of any building permit, the applicant shall provide the Office Zoning and
Planning Department for review and approval:
• Environmental Impact Statement for 1 BCC site
• Sufficiency Letter from the City of Miami, Office of Transportation
• Final determination of Public School Concurrency and Capacity Reservation
• Conservation Assessment Report (project location is within an high Archeological Probability
Zone)
• The proposed Special Area Plan, including the 1BCC addition, is located within the Downtown
Development of Regional Impact (DDRI) area. The DDRI fees will be calculated based on final
program DDRI credits may be reserved upon approval of this SAP amendment; but, without
exception, all fees must be paid prior to the issuance of any building permit.
10) If the project is to be developed in phases and/or individual specific projects, the Applicant shall
submit an interim plan, including a landscape plan, which addresses design details for the land
occupying future phases of this Project in the event that the future phases are not developed, said
plan shall include a proposed timetable and shall be subject to review and approval by the Planning
Director. This overall phasing plan shall consider the 1 BCC block.
Page5of6
11) The applicant shall meet conditions identified in this Ordinance, with the BCC -SAP Regulating Plan
as amended and all applicable regulations from local, state and federal agencies.
12) Within 90 days of the effective date of this Ordinance, record a certified copy of the Development
Agreement specifying that the Development Agreement runs with the land and is binding on the
Applicant, its successors, and assigns, jointly or severally.
Page 6 of 6
BRICKELL CITI CENTRE SAP -ONE BCC AMENDMENT
COORDINATED REVIEW COMMITTEE
PUBLIC WORKS COMMENTS
SUBMITTED BY: LEONARD HELMERS
DECEMBER 12, 2013
The Public Works Department has reviewed the conceptual plans for the subject project and
has the following comments.
1. The traffic study prepared for the Brickell Loop of the Metromover recommends the
extension of "Brickell Plaza (SE 1 Avenue)" between SE 5 Street and SE 8 Street. The
portion of the extension between SE 5 Street and SE 6 Street has been completed. The
City Commission has adopted Resolutions # 83-1054 and #90-942 approving the
extension of "Brickell Plaza (SE 1 Avenue)" between SE 6 Street and SE 8 Street. A final
determination on the extension of "Brickell Plaza (SE 1 Avenue)" between SE 7 Street
and SE 8 Street must be resolved before construction begins on this phase of the Brickell
Citi Centre.
2. Florida Department of Transportation (F.D.O.T.) right of way connection approval and
permits are required
3. Approval and permit is required from the F.D.O.T. for landscaping and improvements in
the right of way. F.D.O.T. visibility triangles shall apply in the right of way. The Public
Works Department recommends that standard F.D.O.T. roadway materials be used in
the right of way.
4. All stormwater must be retained on site including the driveways and plazas on private
property adjacent to 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.
5. A F.D.O.T. approved Traffic Control Plan and permit is required.
6. 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, if necessary, a shuttle
service to the work site. The parking/shuttle plan shall be coordinated with the local City
of Miami NET Service Center.
7. Since this project is more than one acre in total construction area, the methods of
construction must comply with the City of Miami Municipal Separate Storm Sewer
System 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.statelLus/water/stormwater/npdes.
8. Remove all expired underground utility paint markings at the completion of the project.
9. Roadway restoration for all utility extensions, existing damaged pavement and
pavement damaged during construction shall comply with F,D.O.T. standards and
requirements. The streets and avenues adjacent to the project site must be clear of dust
and construction debris at all times.
PLANNING AND ZONING DEPARTMENT
PROJECTS REVIEW MEETING
SPECIAL AREA PLAN AMENDMENT
ONE Brickell CityCentre
710 SE BRICKELL AVENUE
ZONING DESIGNATION:T6-48-A-O, T6-48-13-O
NET DISTRICT: DOWNTOWN
12.04.13
The project is subject to review and compliance with the requirements of all City departments,
as applicable. The following comments were generated based the Projects Review Committee
meeting of December 04, 2013 and are intended to assist and expedite permit applications
based on the applicant's modifications of the project / plans suggested herein.
This application has been reviewed for the following:
o Special Area Plan pursuant to Article 3, Section 3.9 and the adopted Brickell CityCentre
Special Area Plan.
The following Planning comments must be addressed and provided to the Planning Department
so that the permitting process can continue:
1. Identify the area of additional Lot square footage which is the subject of this amendment
(Page A0.01 A, A0.01 B, A0.01 C and A0.02).
2, Program Zoning and Parking Data sheet shall indicate the following revisions (Page
A0.03AA)
a. Column under Proposed SAP Amendment #2 should provide breakdown of
components of ONE BCC; specifically for the breakdown between the difference
in NET Area of ONE BCC and proposed BCC Plaza from SAP Amendment #1.
Breakdown shall be reflected in all relevant pages. This shall include NET Lot
Area increase.
b. SAP Amendment #1 - Total BCC calculation needs to be clarified. Numbers
appear to be inconsistent with other columns.
3. Program Zoning and Parking Data sheet shall indicate the following revisions (Page
A0.03AB)
a. Net increase of Civic Space:. Is BCC Plaza Civic Space calculated within BCC or
ONE BCC Total?
4. Program Zoning and Parking Data sheet shall indicate the following revisions (Page
A0.03B)
a. III. Building Footprint: Proposed square footage exceeds allowed total for
Residential and Lodging (Proposed: 26,588sf including balconies).
b. Label Trash Compactors in Legend.
5. Key Plan, Site Plan and Transect Zone Maps (Page A0.06)
a. Miami 21 Current Land Use Map should be titled MCNP Future Land Use Map.
Map graphics need to be layered so that titles are legible.
b. Miami 21 Transect Map should indicate existing and proposed zoning
designation. Identify new zoning transect boundary.
6. Typical Range of Floors not indicated.
a. Indicate range of floors for Office, Residential,. and Hotel (page A1.09 through
A1.11),
7. Civic Space Types (Page A2.10)
a. There are two page A2.10's
b. Civic Space Types are defined as Open Space per Section 1.2 of adopted SAP
Regulating. Open Space must be open to the sky or under a climate ribbon
pursuant to the Regulating Plan.
c. Legend color should match the color in the floor plan.
d. While plaza -like treatment of Office Drop Off along NE 7th Street is encouraged,
exclude Office Drop -Off from Civic Space calculation.
8. Landscape Plan (L.012)
a. Provide dimensions of planters and sidewalks.
Additional comments will be provided upon review of •a detailed re -submittal. The City of Miami
reserves the right to comment further on the project as details and/or explanations are provided
and may revise previous comments based on additional information provided.
*** Please note that the Planning and Zoning Department reviews Permit proposals based on
Miami-2-1-Zoning-Code _and_th. e_Miami City_Code aWrdinance_s
COORDINATED REVIEW COMMITTEE
Name of Project: BRICKELL CITY CENTRE SAP- `ONE BCC' AMENDMENT
Meeting date: Wednesday, December 18, 2013 at 11:00 am
ATTENDANCE
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Name of Project: BRICKELL CITY CENTRE SAP- 'ONE BCC' AMENDMENT
Meeting date: Wednesday, December 18, 2013 at 11:00 am
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