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Home My WebLink AboutExhibit F - SUBDANIEL J. ALFONSO City Manager August 24, 2015 Ms. Lucia Dougherty, Esq. Greenberg Traurig 333 SE 2 Avenue, 40t1i Floor Miami, FL 33131 Re: Confiiuiation of Completed Development and Remaining Development Rights on Briekell Key Amended Letter Dear Ms. Dougherty, In response to your request for a deteiniination of the remaining development capacity for Brickell Key, I have reviewed your July 17, 2015 letter and back up documentation including: the 1975 Development Order and the 1985 Amendment to the Development Order; the Agreement relating to the compliance with the low-income housing requirements; a previous Zoning Administrator's Substantial in Compliance Determination dated December 3, 2009 and the determination made by a prior Zoning Administrator, dated August 8, 2005 regarding the calculation of available FAR based. on. Ordinance #11,000; and the certification of completed development and remaining development rights prepared by Thomas & Evelyn Architects, dated July 15, 2015, as well as the supported documentation attached therein. By way of background, Brickell Key was originally approved pursuant to Florida Statutes Chapter 380 as a Development of Regional Impact ("DRI"), on February 12, 1975, the City of Miami City Commission approved the DRI Development Order pursuant to resolution 75-126, On July 25, 1985, the DRI Development Order was subsequently amended regarding the low-income housing requirement. The original Development Order sets a Floor Area Ratio ("FAR") of 3.24, and permits a development of up to 5,905,000 square feet, of which 1,200,000 square feet maybe for Non -Residential use (including 150,000 square feet of retail use). Additionally, the Development Order permits a total of 3,075 Dwelling Units. These calculations assumed an area for the island of41,8 acres, On July 18, 2006, the Department of Community Affairs confirmed their non -objection to a correction of the Development Order, which the Planning Director determined was in substantial compliance with the Development Order, amending the Order to reflect a total of 44,01 acres for PLANNING AND ZONING DEPARTMENT 444 S,W, 2nd Avenue, 3rd Floor / Mlaml, Florida 33130 / Phone: (305) 416-1400 Fax (305) 416-2156 Mailing Address: P.O. Box 330708 Miami, Florida 33233-0708 Ms. Lucia Dougherty, Esq, Confirmation of Completed Development & Remaining Development Rights on Brickell Key Amended Letter August 24, 2015 Page 2 of2 the Brickell Key Island, Correspondingly, the Department of Community Affairs stated that the equivalent square footage would be 6,211,325 square feet, subject to the other limitations set forth in the Development Order, Based on these documents, I conclude that the completed development of Brickell Key consists of; 5,310,336 FAR square feet (including 348,884 square feet of non-residential), 2,929 residential units, and 329 hotel units (totaling 3,093 residential units), The remaining development capacity on Brickell Key is 900,989 FAR square feet and 0 residential and hotel units. The remaining non- residential allowed is limited by the total development capacity of the island in so much as there is a maximum of 1,200,000 square feet. The determination made by Mr. Orlando Toledo in 2005 and the reiteration of the determination by subsequent Zoning Administrator, Lourdes Slazyk in 2009, stating that the calculation of FAR is based on Ordinance #11,000, is still in effect. The above determination of the remaining FAR is based on the signed and sealed calculations by Thomas & Evelyn Architects using the permissible #11,000 FAR reductions. It should be noted that whether the remaining development capacity is residential of Non - Residential, the Development order restricts the total amount of existing peak hour traffic for Brickell Key to 800 vehicular trips. My analysis is limited to development capacity, The Planning Department will make recommendations regarding the proposed amendment to the Development Order based on other criteria. Please refer to the attached spreadsheet as it contains calculations regarding the information contained in this letter, Should you require additional information please feel free to contact me at (305) 416-1499. Sincer Ire e S. Hegedus, AEA, ACHA Zo .ling Administrator cc: Francisco J. Garcia, Director of Planning & Zoning BR CKELL KEY CALCULATIONS - FAR RESIDENTIAL OFFICE RETAIL RESTAURANT PROPOSED 650 100, 000.00 50,000.00 25,000,00 175,000.00 EXISTING 3093 324,602.00 20,979.00 3,303.00 348,884.00 ALLOWED 3075 1,200,000,00 Net Area 44.01 FAR 3.24 Total FAR used Total FAR Remaining 6,211.325 5,310,336 MAN NON RESIDENTIAL RESIDENTIAL USE 1,200,000.00 (Including 150,000 retail use) 3075 NON RESIDENTIAL RESIDENTIAL RESIDENTIAL SF LEFT TOTAL FAR REMAINING ALLOWED 1,200,000.00 3075 5,011,325 Total FAR - 1,200,000 EXISTING 348,884.00 3093 4,961,452 Used FAR -existing non-residential 725,989 668 Toal non -rest left+ Proposed number of Total rest left of units REMAINING 851,116.00 -18 4'9,873 Total FAR - N on -residential remaining 1087 Average area per unit PROPOSED TOTAL 3743 424, 602.00 70,979.00 28,303.00 523,884,00 PROPOSED TOTAL LEFT 175,000.00 676,115,00 650 668 900,989 BR1CKELL KEY CALCULATIONS - FAR OVERALL ISLAND FAR SF ALLOWED ACRE 44.01 FAR 3.24 TOTAL FAR 6,211,323 OVERALL ISLAND FAR USED SF _ 5,310,336 TOTAL REMAINING FAR SF 9130,989 par signed and sealed calculations by architect Total allowed FAR -total used FAR OVERALL ISLAND ALLOWED SF PER USE NON-RESI 1,200,000 RESI USE 5,01 1,325 OVERALL ISLAND USED PER SF NON-RESI 348,884 RESI USE 4,961,452 NON -REST SF LEFT 851,116 RESI SF LEFT 49,873 TOTAL SF LEFT 900,989 Per development agreement Total allowed FAR -total allowed non-residentlal FAR (6,211,325-1,200,000) Fxlsting noon-reslentlal development Total FAR used - Non-residential FAR used (5,310,336-348,884) PROPOSED NON-RESI USE 175,000 NON RESI TO BE DEVELOPED AFTER PROPOSED NON-RESI LEFT 676,116 TO BE CONVERTED TO RESI RESI SF LEFT 49,873 TOTAL 725,989 TOTAL RESI TO BE DEVELOPED UNITS 3,075 MAX 2,921 UNITS USED 329 HOTEL/UNITS USED TOTAL 3,093 DIFFERENCE -18 AMENDMENT 725,989 TOTAL RESI TO BE DEVELOPED 668 UNITS PROPOSED 1,086.81 AVG UNIT AREA