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ORPUBLIC
Bilzin Sumberg
October 30, 2018
Mr. Francisco J. Garcia
Director, Planning and Zoning Department
City of Miami
444 SW 2nd Avenue
Miami, FL 33130
Re: Revised and Supplemental Letter of Intent
Special Area Plan Application - Miami Produce Center, LLC
2140 NW 12th Avenue, Miami, Florida
Folio: 01-3126-066-0010
Dear Mr. Garcia:
0
Q NOTICE
Comptenon, staff revew Indicates permit epplotbn meets
narum requirements under Warn 21 andtor the dryer Mann
Code, only pamitapprzation will need to be scheduled for a
public nearing
In accordance with ti on nes set forte In the city of
Kam Code The apWrable de.lslon-making body will review
the perm ,ep6cation at the public hearing and render either
recomnendabon or a Xnal decision.
PZ-18-126
c, A011168/19
Tel 3
Fay 305-35
javino@bilzin.com
1
W CO°
This firm represents Miami Produce Center, LLC ("Owner") as the owner and developer
of the property located at approximately 2140 NW 12th Avenue, Miami, Florida (the "Property").
Please accept this correspondence as the letter of intent for the Special Area Plan application
for the project known as "Miami Produce" (the "Project"), filed pursuant to Section 3.9 of the City
of Miami (the "City") zoning code, Miami 21.
Property
The Property consists of a large parcel running approximately 560 feet north to south
and 540 feet east to west directly adjacent to the Santa Clara Metrorail Station in the heart of
Allapattah's industrial district. The Property is bordered on all sides by thoroughfares with NW
22nd Street to the north, NW 21st Street to the south, NW 12th Avenue to the east, and NW 13th
Avenue to the west, but does not provide any thru-.site passage for vehicles or pedestrians. The
Property currently contains the three large industrial warehouses of the Miami Produce Center.
As expressed in Section 3.9 of Miami 21, the purpose of a Special Area Plan is to allow
large parcels of land to be master planned for greater integration of public improvements and
infrastructure, to enable thoroughfare connectivity, to encourage a variety of building heights
and massing, and to provide high quality building and streetscape design. Large properties
containing a single use with a lack of connectivity directly adjacent to a transit station is
precisely the undesirable urban condition Special Area Plans are intended to remedy.
Proposed Project
Designed by award -winning architects Bjarke Ingels Group, Miami Produce will be a
cutting -edge, mixed -use development in the industrial neighborhood of Allapattah. This
MIAMI 6081456.2 83329/85503
0
BILZIN SUMBERG BAENA PRICE & AXELROD LLP
1450 Brickell Avenue, 23rd Floor, Miami, FL 33131-3456 305.374.7580 305.374.7593
www.bilzin.com
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October 30, 2018
Page 2
Bil
er
NOTICE
Completion of staff review Indicates permit agdloten meets
rnewnurn requeemmts under kern 21andlor the One, Mon
Code only This pennif apernation will need robe scheduled for a
publln hearing In accordance wIndec Onellnes set forth In the City of
Mlarnl Code. The appn ble [tenon bobywlU renew
pedestrian -oriented Project will incorporate an innovative mix of uses not previou �ffeytt d'rr ort'an�d�anonren°�`e"hero
this area of Miami, including retail, residential uses, co -working offices, restau `� 1,16-126
farming, and educational components such as college courses or training in highly s k'nel9
fields. Inspired by the reimagined and repurposed Miami Produce Center warehous c'
Project will also integrate the industrial character of the neighborhood through the inclusion of
manufacturing -enabled retail or similar light industrial uses.
Miami Produce will provide a truly unique urban experience oriented to the engagement
of pedestrians and use of transit. The Project will connect directly to the adjacent Santa Clara
Metrorail station. Clear directional signage and thoughtful design elements will encourage the
use of public transit by residents and visitors. Ground level retail, dining, and other amenities
will be designed around a prominent pedestrian and vehicle promenade. Aligned with NW 21 st
Terrace, the promenade will provide thru-site connectivity between NW 13th Avenue and NW
12th Avenue.
The architecture represents a three-dimensional urban framework, designed with large
industrial -sized floor plates to provide maximum programmatic flexibility. At the ground floor, the
existing produce warehouses will be restored and reprogrammed to create a vibrant public
realm while preserving the industrial spirit of the neighborhood. Between the warehouses, three
large pedestrian corridors will exhibit a variety of lush landscaping and plentiful open space,
resulting in diverse microclimates that allow the buildings' programming to extend outdoors.
These corridors will create valuable oper and green space to be used passively by the public or
activated with social activities. A stack of linear buildings will float above the existing
warehouses, creating a large urban courtyard at the center while forming gateways that open to
the surrounding context. On top of each building, programmed "roofscapes" extend the public
realm vertically and capture stunning views of downtown Miami and surrounding
neighborhoods.
Land Use and Zoning
The Property has a current zoning designation of D2 under Miami 21. In order to
accommodate the proposed uses and Project design, the Special Area Plan application
contemplates a transition to the T6-12-•0 zoning designation, as modified by the Regulating
Plan. This zoning designation will allow residential uses with a density of 150 units per acre.
The Property's current land use designation of Industrial under the City's Comprehensive
Neighborhood Plan ("Comprehensive Plan") and Future Land Use Map will necessarily be
amended to General Commercial to ensure consistency between the zoning and land use
designations, as well as compatibility with the spirit, intent; and policies of the Comprehensive
Plan.
The requested rezoning and land use amendment will allow development of the Project
in furtherance of several Comprehensive Plan policies. Policy HO-1.1.9 and Policy LU-1.1.11
state that the City shall encourage high -density residential development and redevelopment in
close proximity to Metrorail and Metromover stations. Under the related Policy TR-1.5.2, the City
shall determine whether appropriate and use and zoning changes should be implemented for
areas surrounding transit stations to foster the development and use of the stations. The
Project advances such policies through the provision of a high density, mixed -use residential
project directly adjacent to the Santa Clara Metrorail station. As noted above, direct connections
to the station coupled with clear signage will encourage increased ridership. Additionally, Policy
HO-2.1.5 states that the City will promote regulations that encourage the adaptive reuse of
MIAMI 6081456.2 83329/85503
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October 30, 2018
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commercial space for residential use. This Project is centered around the ada,
existing produce warehouses, preserving the industrial and commercial char
neighborhood while providing needed residential and other compatible uses to
Allapattah.
Suter or.
NOTICE
Completion of staff review indicates permit application meets
minimum requirements under Mlanv lland/or the Ciryorrnami
Code, only.This permit appllcationwll Aced to Ix screduletl for a
public bearing In accordance with timelines set forth In the City of
Miami Cole. The applicable decision -malting body will review
,t°e penmttreausetlonda a
can at to heanrgazprendereitltera
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**VIEW COI
The Project's location in an industrial neighborhood with a direct connection to the
Metrorail system allows the provision of needed uses and resources to local residents, those
who live or work in the neighboring Health District, and to the greater Miami community at large.
The Project will produce a considerable recurring fiscal benefit to the City's tax base and will
create a substantial number of jobs both during and after construction. Miami Produce will also
provide an important opportunity to many of Miami's artisans, brewers, light manufacturers, and
other producers.
Based on the foregoing. the Owner respectfully requests the City accept and process the
Miami Produce SAP application. Please do not hesitate to contact the undersigned should you
have any questions or need additional information.
JFA
Enclosures
MIAMI 6081456.2 83329/85503