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HomeMy WebLinkAboutAnalysis and MapsCity of Miami Land Develop e t vision Planning Department ANALYSIS FOR SPECIAL AREA PLAN "Magic City" APPLICANT: MCD Miami, LLC and others FILE ID: 4459 PROJECT ADDRESS: 6001 NE 2 AV and others NET OFFICE: Little Haiti (See Exhibit A) COMMISSION DISTRICT: District 5 (Keon Hardemon) PREPARED BY: Joseph Eisenberg, Planner II A. GENERAL INFORMATION REQUEST: Pursuant to Article 3, Section 3.9, and Article 7, Section 7.1.2.8, of Ordinance 13114, as amended, MCD Miami, LLC and other affiliate co -Applicants (together the "Applicant") are requesting a Special Area Plan (SAP) that will modify the existing Transect zone regulations for the subject parcels to the extent indicated herein. The application has a companion amendment to the Future Land Use Map (FLUM) for a density increase and to permit additional uses. This SAP proposes a mix of commercial, office, hotel, and residential uses and associated parking areas in addition to public plazas and park space as follows: 1. The Magic City SAP is comprised of approximately 17.75 acres of contiguous properties. 2. The SAP proposes approximately 7,794,139 square feet of development consisting of; 2,630 residential dwelling units; 2,208,540 sq. ft. of office space; 520,970 sq. ft. of commercial space; 201,600 sq. ft. of hotel space; 119,610 sq. ft. of expo space; 6,061 parking spaces; and 215,493 sq, ft. of civic space. The Applicant is also proposing an additional 370,000 sq. ft. that may only be utilized for additional surplus parking as needed. B. BACKGROUND The Applicant owns the site of the former Magic City Trailer Park, an approximately 6.1 acre parcel located at 6001 NE 2 Avenue, and 36 additional contiguous parcels. The proposed SAP site totals approximately 17.75 acres of land, which is generally bounded by NE 59 Terrace to the south, NE 2 Avenue and the Little Haiti Soccer Park to the west, NE 4 Avenue and the Florida East Coast (FEC) railroad Corridor to the east, and NE 62 Street and NE 64 Terrace to the North. The subject parcels' legal description is on file with the City of Miami's Hearing Boards Division, and incorporated into this application as Exhibit A. File ID No.4459 Magic City SAP Page 1 of 19 The Magic City Trailer Park site is currently vacant, and the other 36 parcels included with the application are either vacant or have one or two-story warehouses. The site is also home to the historically designated DuPuis Medical Office and Drugstore Building. The Applicant has committed to preserving as much of the structure as possible and reconstructing the remainder in place or shifting the entire structure slightly, so it no longer encroaches into the public right-of-way. There are no residential structures located within the SAP boundaries. The Magic City Trailer Park site was once home to as many as 40 trailers. Prior to that, the site was called the Magic City Park and consisted of tourist cabins, a large vernacular home, and some trailers. These unique typologies permitted the growth of a substantial tree canopy. The SAP's large central promenade, called the Promenade Du Grand Bois, was designed to preserve many of these canopy trees. To the greatest extent possible, the remaining trees will be relocated to the planned Promenade. The proposed Magic City SAP is located within the Little Haiti neighborhood. This neighborhood is one of Miami's cultural gateways into the city identified by a large Haitian population as well as many residents from other Caribbean islands, and should be conserved and enhanced in a manner consistent with the heritage of the Haitian Caribbean island culture. The area is characterized by its French -Creole theme, with local family owned businesses, restaurants, art galleries, dance, music, theatre performances and other cultural activities. The Applicant has committed to working with the City's Planning Department and Little Haiti residents to refine the existing Historic Lemon City/Little Haiti Creole District Design Guidelines. The Guidelines would apply to the SAP properties fronting NE 2 Avenue. The 2010 Census data indicates that residential neighborhoods within Little Haiti are made up of low to moderate income residents. To address the need for additional attainable housing options; the Applicant has committed to providing both affordable and workforce housing within the Special Area Plan or nearby vicinity. PROPOSAL The Magic City SAP Applicant proposes increasing density and intensity volumes to develop "a mixed -use campus focused on local entrepreneurship and innovation in technology, the arts and entertainment, sustainability and resiliency, and health and wellness." The SAP proposes residential units, office space, commercial space, research and entertainment uses oriented around a large central promenade. The proposed SAP will entitle the Applicant to the following: • An overall masterplan for a mixed -use development. • A rezone of approximately 16.08 acres of land from T5-O (Urban Center) and D1 (Work Place) to two new zoning transect categories: MCID-1 (Magic City Innovation District-1) and MCID-2 (Magic City Innovation District-2). • Modifications to the Article 4, Table 3 Use Chart to permit Micro Unit Residences, Art Galleries, Manufacturing -Enabled Retail, Media Production Facility, and Flex Space Uses. • Modification to underlying Transect Zone regulations including but not limited to: parking, building disposition and configuration and public benefit height. • Establishing supplemental regulations for Retail Merchandizing Units. • Establishing procedures for the Magic City SAP permits. File IC No,4459 Magic City SAP Page 2 of 19 Below is a basic approximate comparison of existing entitlements and requested entitlements: Table #1: Approximate Entitlements Existing Conditions Proposed SAP Difference ZONE T5-O (Urban Center) D1 (Work Place) T5-O (Urban Center) D1 (Work Place) MCID-1 (Magic City Innovation District-1) MCID-2 (Magic City Innovation District-2) N/A N/A Increase of Height, Intensity and Density Increase of Height, Intensity and Density DENSITY 7.14 ac. T5 - 65 du/ac = 464 Dwelling Units 10.61 ac. D1 — 36 du/ac = 381 Dwelling Units Total Allowed: Approximately 845 units 16.08 ac. MCID -1 and MCID-2 150 du/ac =2,412 1.04 ac. T5- 65 du/ac = 67 Dwelling Units .63 ac. D1 —36 du/ac =22 Total Allowed: Approximately 2,502 units Increase of 1,657units HEIGHT T5: 5 Stories or 6 Stories with public benefit D1: 8 Stories or 10 Stories with public benefit T5/D1: 5-10 Stories T5/D1: 5-10 Stories T5: 5 Stories or 6 Stories with public benefit D1: 8 Stories or 10 Stories with public benefit MCID-1: 20 Stories MCID-2: 25 Stories Same Same Increase of 10-15 stories Increase of 15-20 stories FLOOR LOT RATIO (FLR) N/A Total 8,164,139 SF Increase LOT AREA 17.75 acres 17.75 acres N/A OPEN SPACE T5 — 31,112 SF (10%) D1 — 23,103 SF (5%) 214,493 SF (27.7%) Minimum increase of 160,278 SF of Open Space PARKING NIA 6,061 Spaces minimum N/A All acreages are approximate File ID No.4459 Magic City SAP Page 3 of 19 C. FUTURE LAND USE MAP (FLUM) AND ZONING DESIGNATION The existing Future Land Use Map (FLUM) designation for the Magic City SAP is a combination of "Restricted Commercial," "Medium Density Restricted Commercial," and "Light Industrial". The SAP application includes a companion FLUM amendment (File ID: 4458). The proposed FLUM designation is "Restricted Commercial". This designation would allow for additional residential and commercial uses and increase residential density from 36 du/ac or 65 du/ac to 150 du/ac for the SAP. Of the 37 parcels only four will remain Light Industrial. Illustration #1 Existing FLUM Designation - Medium Density ILindustrial { Reknit -ea : . Commercial >ti' NE S5TH ST_ 03 lJ Z CJ �CWE�rSiHS7 t d tri I w a� - it Duplex- _..._ - Residr rttkat-NE 6"rni STt T• l Medium Density Multifamiy ' tE _ wUn —NE 63RD ST- urn y (iRe�d Medium Density codinerdai Restricted' I-E Comme sial LI z �— Light _. t1 US a m —1 IQ v_, w< l Z TER - FI NE 67TH sr---1 NE 6tTH r j FE61ST ST Medium Density Multifamily Residential I Public Parks and Recreation Z I Medium Density °dim Restricted zF Commercial Major Irrst� eublic i Faor� S,IT P 111Qttaic d And —Duplex _ '-. I R m Public Parks and, Recreation i NE 59TH -- i TER r ❑ Light Restricted .L CrL , n > Industrial Commercial 11116gM�l*ndustrial--1 — i ` - NE NTH ST 607i1 UNNAMED ¢ Z• Duplex Residential NE 5®TH r TER NEEN: sT NE 61STST Major Inst,, Public Faciiities, Tromp ba z NE • 3FtC ST Medium Density . Multifamily -- Residential T i--1. Restricted kGanmercial Public Parks and Recreation Low Density Multifamily Residential Single Fancily - Residential Medium Density Multifamily Residential Resttiicted Commereial 58TH ST Tyr � 4 File ID No.4459 Magic City SAP Page 4 of 19 Illustration #2 Proposed FLUM Designation Medium Density oIndustrial� • 7 Restricted.- d NE 67TH ST— Commercial N 1 1 ._ i a• w -NE66TH ST•'a Z! i Iught U NE t sT! —Industrial . LIU co z 1 NE 65TH ST-z 111 w a Z E 1 ca W> Z Z Duplex NE Z Ns e> THH - Residential 1Ett TER NE 62ND ST Duplex. - Residential NE 6IST ST Public Perks and Rwecreation Medium` Density Restricted Commercial -n Public Parks and Recreation NE 59TH Restricted 0 Medium Commercial Density MulUfamily MallsPIIIIIII z' 1 z Residential Light IndustrialMedium Density NE59 HST MultifamiaI General CoMmertisl Residential ; it Mayor.Inst, Public u'r m plLy ! Faalities;;Transp �Rcted Duplex - Ream cbed And a ..:= __Commercial Rssideidial NE 58TH IDuplex - - - Commercial -NE 50TH ST L Residential 1 Hi I I TER Major Inst. Public Facilities. Transp And 65TH Sr Duplex - I Residential NE64TH uT Light Industrial E 5 1ST S J Meduum Density Mu!Main ily Residential 1 i L Ti i 1� II Restricted H Commercial Public Parks and n Recreation II1L_Low Density Multifamily Rirsiriential 1 ~Family �J- I Light Industrial File ID No.4459 Magic City SAP Page 5 of 19 Illustration #3 Current Zoning Designation The existing Transect Zone classification for the Magic City SAP is designated T5-O (Urban Center) for four of the SAP's 37 properties and Di (Work Place) for the remaining properties within the site. :NE'ssTT sHII11_ NE 65TIi'ST _co_� E � 64TH:TER - ' --NE 64TH ST - NE 63RD ST,..zt40 im NE-62NDJER ss NE 62ND � CI 11I —NE NTH ST II —T5=R NE 65TH ST L z T: CS w w N�1+ 64Ti4-TER r NE 62ND ST-Li 1 iiiiuiiU•Nu,. L1111 1 w z NE T5-0 - NE ` ,T'r' ST Historic Lemon-Cfty/ E fe-lay Creole Distr•cr Design 1_19_4.idelines D1 9TH-TER _- Ij rr•ill co < ZI NE 59TH ST— IN . HIM •®11iu■11u •—NE 65TH ST NE SITH ST NE 63RD-ST La Ta-0 ST-ST-z T5-L NE &oTH-ST I [ File ID No.4459 Magic City SAP Page 6 of 19 Illustration #4 Proposed Zoning Designation MC19.2 NE_6OTH Di INE 6D-TH sr lI -'E 5=R H.iston'. L'era e. D+sca a:i JGge_trrae ----NE 61ST-ST -z NE 63RD ST NE BD)TH ST D. ANALYSIS The Magic City SAP Regulating Plan governs the internal distribution of the proposed development. It includes open space and civic spaces and allows the master planning of the Magic City development. The Regulating Plan and Concept Book, supported by the proffered Development Agreement, will provide comprehensive parameters for future development on the site. File ID No.4459 Magic City SAP Page 7 of 19 The following is a review of the request pursuant to the Special Area Plan criteria under Article 3, Section 3.9 and Section 3.9.1 and Article 7, Section 7.1.2.8 of the Miami 21 Code. The Background section of this report is hereby incorporated into the analysis and its corresponding criteria by reference: Purpose: The purpose of a Special Area Plan further is to encourage the assembly and master planning of parcels greater than nine (9) Abutting acres in size, in order to provide greater integration of public and private improvements and Infrastructure; to enable Thoroughfare connectivity; to encourage a variety of Building Heights, massing and Streetscape design, and to provide high quality design elements, all in order to further the intent of this Code expressed in Article 2. Criteria A: "The single or multiple owner(s) of Abutting properties in excess of nine (9) acres may apply for a rezoning to a Special Area Plan". Analysis: The proposed Magic City Special Area Plan consists of 17.75 acres located across 37 Tots Findings: Consistent Criteria B: "A Special Area Plan shall be approved by the process of rezoning with or without Transect Changes." Analysis: The Applicant is proposing rezoning that will result in a Transect change. This change will also establish a new Zoning Transect titled "Magic City Innovation District" (MCID). This designation will allow the SAP to establish a series of mixed -use commercial, residential and entertainment complexes with a spotlight on local businesses and community networks. The MCID is subcategorized into two districts MCID-1 and MCID-2 and will have similar standards and regulations to the T6-12 and T6-24 Urban Core Transect Zone Categories in Miami 21. MCID-1 will allow for a maximum 12 stories by - right with additional 8 bonus stories allowed. MCID-2 will allow for a maximum 20 stories by -right with additional 5 bonus stories allowed. The additional Uses of "Media Production Facility", "Art Gallery", "Manufacturing -Enabled Retail" and "Flex Space" may be permitted under MCID. The intent of the MCID Transect Zone is to fulfill the project's guiding principles of the SAP, with the overall goal of creating an innovation district and entrepreneurial hub for the City within the SAP area, along with the revitalization of the Little Haiti and Little River neighborhoods. Additionally, a portion of T5-O Urban Center and D1 Light Industrial Transect Zones as established within Miami 21 will remain along the west and east edge of the SAP boundary to provide a transition in building volume and height into the surround low scale abutting neighborhoods. Open Space will also be proposed to ensure programmed open space will be maintained and accessible to the future residents of Magic City and surrounding communities. Findings: All though the proposed MCID Transect Zone attempts to establish a district for innovation and future creative space within a mixed -use commercial and residential framework, depletion of the D1 Zoning District is not desirable. Staff finds that there are many similarities with the Di District and future innovation district needs within the City File ID No.4459 Magic City SAP Page 8 of 19 of Miami. Building typologies allowed within D1 regulations allow for flexible floor heights and floorplates needed to support creative working spaces. The Di District provides ail allowable uses that support innovation, technology arts and other creative "maker spaces." Work -Live residential density is also permitted under D1 not to exceed 36 dwelling units per acre. It is recommended that the existing D1 District Zoning remain and be expanded upon to allow additional residential density to facilitate the needs of a world -class innovation - oriented campus to support cutting -edge technology, arts and entertainment opportunities. This will also help promote the future proliferation of the D1 District throughout the City as an area for creative working environments. Criteria C: "A Special Area Plan shall assign Thoroughfares, Transect Zones and Civic Space Types, with appropriate transitions to Abutting areas. Guidelines for Thoroughfares and Public Frontages may be adjusted to the particular circumstances of the Special Area Plan". Analysis: The Magic City SAP assigns Thoroughfares and Civic space types with appropriate transitions to abutting areas as illustrated in the plans submitted (Concept book sheets 35, 36, 39, and 41). The thoroughfare plan proposes additional private drives and pedestrian pathways to encourage exploration of the SAP, to provide multiple points of access for future buildings and to ensure greater connectivity and walkability. The site has not yet been replatted and will be subject to subdivision regulations within City Code Chapter 54 and 55 prior to building permit. In addition, design elements such as pavers, street furniture, landscaping, and bicycle and pedestrian infrastructure are provided beyond the limits of the Magic City SAP thus further integrating the abutting areas through said design elements. The Magic City SAP has placed a significant emphasis on the Civic Space Type development which includes five distinct civic spaces. These spaces will not only serve the future residents of the Magic City SAP, but also the general public from the surrounding Little Haiti community. These spaces will also provide opportunities for existing tree specimen retention, protection, and preservation throughout the site. The Applicant has proposed two street modifications within the SAP boundaries. The Applicant has proposed realigning NE 3Avenue south of NE 59 Terrace and north of NE 61 Street, by dedicating right of way in the middle of two blocks that are longer in the east west direction that the neighborhood average. The Applicant has also proposed realigning NE 4 Avenue south of NE 60 Street and north of NE 62 Street by dedicating right of way and acquiring a piece of property owned by the city in exchange. Findings: Consistent. However, to introduce the missing connection in NE 3 Avenue, a City owned parcel zoned CS (Civic Space) will need to convert to right of way. Due to a City policy requiring no net loss of park land (even though this property is only a surface parking lot), the Applicant will need to replace an equivalent amount of CS square footage nearby. The applicant's requested maximum height of the SAP is 25 stories, in MCID-2. This height is limited to the center of the SAP, and any height above 20 stories is only File ID No.4459 Magic City SAP Page 9 of 19 achievable through the provision of affordable housing, a need identified by the surrounding neighborhood. A majority of the remaining SAP is zoned MCID-1, which has a maximum height of 20 stories. This height is buffered from the neighborhoods to the northeast by a band of D1 that can develop to a maximum height of 10 stories of 151 feet by right. The height is buffered from the neighborhoods to the southeast by a park and building setbacks built into the SAP. The height is buffered from the neighborhoods to the northeast by the Little Haiti Soccer Park and more D1 to the north. The height is buffered from the neighborhoods to the southwest by a band of T5 on the western edge of the SAP, the Notre Dame d' Haiti Church, and more DI to the south. Criteria D: "A Special Area Plan shalt include a map of the Thoroughfares and Transect Zones, and the standards that deviate from the requirements of Article 5" Analysis: The Applicant has submitted a concept book through the SAP submittal process that maps thoroughfares and transect zones, and the concept book and regulating plan both highlight the SAP's deviations from Miami 21. Findings: Consistent Criteria E: "A Special Area Plan shall assign at least five (5) percent of its aggregated Lot Area to a Civic Space Type. Civic Building sites are to be located within or adjacent to Civic Space Types or at the axial termination of significant Thoroughfares. The developer shall be responsible for constructing the public improvements within the Special Area Plan, including but not limited to the Civic Space Types and Thoroughfares" Analysis: The total Magic City SAP area is 773,190 square feet, which results in a requirement of 38,695 square feet of Civic Space, and a requirement of 77,390 square feet of Open Space. The SAP proposes five distinct Civic Spaces, totaling a minimum of 165,528 square feet. While the amount of public Open Space provided is more than double the amount required within Miami 21, staff has concerns regarding it accessibility to the public. The Applicant will provide public access to the Promenade daily. Findings: Consistent Criteria F: "Development within the Special Area Plan shall be pursuant to a recorded development agreement that will establish the allocation of Thoroughfares and Civic Space Types and Building Area among the Building sites, and the creation and retention of the public benefits", Analysis: A development agreement between the Applicant and the City of Miami has been submitted in accordance with the above criteria and will be considered by the City Commission. File ID No,4459 Magic City SAP Page 10 of 19 Findings: Consistent Criteria G: "Unless a Building is specifically approved as part of the Special Area Plan, any Building shall be reviewed by the Planning Director, after referral to and recommendation from the CRC for conformance to the Plan, prior to issuance of the Building Permit". Analysis: Coordinated Review Committee (CRC) is scheduled for July 17, 2018. The Magic City SAP is governed by a set of plans entitled "Magic City Innovation District Special Area Plan Concept Book" as prepared by Arquitectonica and Kimley Horn, consisting of 63 pages dated, stamped, and received by Hearing Boards on June 21, 2018. Findings: Consistent Criteria H: A Special Area Plan may include: 1. A differentiation of the Thoroughfares as a Primary -Grid (A -Grid) and a Secondary - Grid (B-Grid). Buildings along the A -Grid shall be held to the highest standard of this Code in support of pedestrian activity. Buildings along the B-Grid may be more readily considered for automobile -oriented standards allowing surface parking lots, unlined parking decks, and drive-throughs. The Frontages assigned to the B-Grid shall not exceed 30-percent of the total length within a Special Area Plan. For Frontages on the B-Grid, parking areas may be allowed in the Second Layer. Analysis: A differentiation of the Thoroughfares as a Primary streets and Secondary streets has been submitted as shown on sheet 35 of the plans. The secondary frontages do not exceed 30-percent of the total length within the Magic City SAP. As proposed, secondary frontages are at 30-percent of the total length within the SAP. Findings: Consistent 2. Retail Frontage requiring that a Building provide a Commercial Use at sidewalk level along the entire length of the Frontage. The Commercial Use Building shall be no less than 70-percent glazed in clear glass and provided with an Awning overlapping the sidewalk as generally illustrated in Article 4, Table 6. The first floor should be confined to Retail Use through the depth of the Second Layer. Analysis: Where retail frontage is provided at sidewalk level this glazing requirement is met. Findings: Consistent 3. Gallery or Arcade Frontage, requiring that a Building provide a permanent cover over the sidewalk, either cantilevered or supported by columns. The Gallery or Arcade Frontage may be combined with a Retail Frontage as shown in Article 4, Table 6. Gallery or Arcade Frontage within the First Layer may apply towards Open Space requirements. Pile ID No.4459 Magic City SAP Page 11 of 19 Analysis: The proposed Magic SAP maintains an existing arcade in the Dupuis Medical Office and Drugstore Building and introduces an Arcade -like feature called a Cantilever, which it illustrated in Article 4, Table 6 of the Regulating Plan. Findings: Consistent 4. Build -to -lines that differ from Transect Zone Setback requirement. Analysis: Build -to -lines differ from the Transect Zone setback requirements as depicted in Article 4 Table 2 and Illustrations 5.5 through 5.9 of the Magic City SAP Regulating Plan. Findings: Consistent 5. A Terminated Vista location, requiring that the Building be provided with architectural articulation of a Type and character that responds to the location. Analysis: The SAP has proposed several public art features, and the SAP's central promenade has a western terminating vista on the Notre Dame d' Haiti Church. This is further illustrated on page 40 of the SAP Concept Book. Findings: N/A 6. A Pedestrian Passage, requiring a minimum twenty (20) foot wide pedestrian access be reserved between Buildings. Analysis: Five pedestrian passages are proposed, and the locations are delineated on page 39 of the SAP Concept Book. These passages are intended to increase connectivity between the SAP's central promenade and the surrounding neighborhoods. Findings: Consistent 7. A preservation plan acceptable to the Historic and Environmental Preservation Board for any historic resources in the area of the Special Area Plan. Analysis: The plan to preserve the DuPuis Medical Office and Drugstore Building was submitted as a part of the SAP application. Findings: Consistent. 8. Area Design Guidelines. Analysis: The Applicant has submitted a Regulating Plan that includes Design Guidelines for the Magic City SAP. Additionally, the Applicant has committed to working with the City's Planning Department and Little Haiti residents to refine the Historic Lemon City/Little Haiti Creole District Design Guidelines. The Guidelines would apply the SAP properties fronting NE 2 Avenue. Findings: Consistent File ill No 4459 Magic City SAP Page 12 of 19 Analysis: Findings: 9. A parking management program that enables shared parking among public and private Uses. A parking management program that enables shared parking among public and private Uses shall be provided and approved by the Planning Department prior to issuance of a vertical building permit. Consistent, subject to conditions 10. Flexible allocation of development capacity and Height, excluding Density on individual sites within the Special Area Plan shall be allowed so long as the capacity or Height distribution does not result in development that is out of Scale or character with the surrounding area, and provides for appropriate transitions. Analysis: The proposed highest intensity zoning designation, MCID-2 (25 story maximum) is concentrated within the center of the site, providing a transition to the second highest intensity zoning designation, MCID-1 (20 story maximum). The MCID-2 transect zone is nearly completely sandwiched between two bands of MCID-1, one on the east and one on the west of the MCID-2 transect zone. The SAP is bounded on the north, south, and partially on the east by D1, which has a 8-story by right height and 10-story maximum height with public benefit, transitioning the entire SAP down in scale from the middle. The southwest corner of the SAP is zoned MCID-1 and abuts T3-L. This portion of the SAP is separated from the T3-L properties by the FEC corridor, and has additional building setbacks built into its form. Findings: Consistent, however staff recommends reducing the by -right height of the MCID-2 transect zone from 20-stories to 12-stories with a public benefit bonus of 13-stories The following is a review of the request pursuant to the criteria under Article 7 and Section 7.1.2.8 of Miami 21. The Background section of this report is hereby incorporated into the analysis and its corresponding criteria by reference: Criteria 1: "(a) The relationship of the proposed amendment to the goals, objectives and policies of the Comprehensive Plan, with appropriate consideration as to whether the proposed change will further the goals, objectives and policies of the Comprehensive Plan; the Miami 21 Code; and other city regulations. (b) The need and justification for the proposed changes necessary." (a) The proposed amendment is consistent with the proposed underlying Future Land Use Map designation of Restricted Commercial. The Uses and Densities proposed are provided for in this FLUM designation. Further analysis of a FLUM change for the SAP is provided through the companion item 4458. (b) The SAP is intended to provide a quality, innovation district with a mix of uses including high -density residential, hotel, office, commercial and civic institutional uses. Its scale and a framework of development regulations including podium heights, setbacks, and facade requirements that will insure compatibility with its surroundings. The SAP regulations are intended to emphasize compatibility with the Little Haiti neighborhood. File IC No.4459 Magic City SAP Page 13 of 19 Criteria 2: "A change may be made only to the next intensity Transect Zone or by a Special Area Plan, and in a manner which maintains the goals of the Miami 21 Code to preserve Neighborhoods and to provide proper transitions in intensity and scale". Findings: The proposed highest intensity zoning designation, MCID-2 (25 story maximum with public benefit) is concentrated within the center of the site, providing a transition to the second highest intensity zoning designation, MCID-1 (20 story maximum). The MCID-2 transect zone is positioned between two bands of MCID-1, one on the east and one on the west of the MCID-2 transect zone. The SAP is bounded on the north, south, and partially on the east by D1, which has a 10-story maximum height with public benefit, transitioning the entire SAP down in scale from the middle. The southwest corner of the SAP is zoned MCID-1 (20 story maximum) and abuts T3-L (two-story height maximum). This portion of the SAP is limited in height, separated from the T3-L properties by the FEC corridor, and has additional building setbacks built into its form. Planning staff recommends reducing the By -Right height of the proposed MCID-2 transect zone from 20-stories to 12-stories. It is also recommended to maintain the D1 District Zoning while allowing for additional densities and height to facilitate the needs of a world -class innovation -oriented campus to support cutting -edge technology, arts and entertainment opportunities. This will also help promote the future proliferation of the Di District throughout the City as an area for creative working environments. Criteria 3: "Special Area Plans shall be adopted by rezoning pursuant to the provisions of Section 3.9,, See Criteria A - G Finding: In determining the appropriateness of the proposed "Magic City Special Area Plan" (SAP)", the Planning Department reviewed this proposal and found that it maintains many of the goals of Miami 21. Staff remains concerned that the proposed Magic City SAP has not established itself true "Innovation District," separating itself from other mixed use commercial developments throughout the City. The Brookings Institute has extensively researched innovation districts and describes them in the following way: Innovation districts facilitate the creation and commercialization of new ideas and support metropolitan economies by growing jobs in ways that leverage their distinct economic attributes. These districts build on and revalue the intrinsic qualities of cities: proximity, density, authenticity, and vibrant places. Given the proximity of many districts to low-income neighborhoods and the large number of sub -baccalaureate jobs many provide, their intentional development can be a tool to help connect disadvantaged populations to employment and educational opportunities. (Brookings Institute, 2018) In addition, the depletion of the D1 Zoning District is not desirable for the creation of the Transect Zone MCID. Staff finds that there are many similarities with the Di District and future innovation district needs within the City of Miami. Building typologies allowed File ID No.4459 Magic City SAP Page 14 of 19 within D1 regulations allow for flexible floor heights and floorplates needed to support creative working spaces. The D1 District provides all allowable uses that support innovation, technology, arts and other creative "maker spaces" as well as Work -Live opportunities. It is recommended that the existing Di District Zoning remain and be expanded upon to allow additional residential density to facilitate the needs of a world - class innovation -oriented campus to support cutting -edge technology, arts and entertainment opportunities. This will also help promote the future proliferation of the Di District throughout the City as an area for creative working environments. E. CONCLUSION The Applicant's submitted materials and analysis provided as part of the Magic City Special Area Plan application are consistent with the intent of Miami 21, the Miami Comprehensive Neighborhood Plan, and other relevant city regulations. E. RECOMMENDATION Pursuant to Article 3 and Article 7 of Miami 21 (Ordinance 13114), as amended, and the aforementioned findings, the Planning Department recommends Approval with conditions of the Magic City Special Area Plan. G. CONDITIONS Based on analysis and findings, the Planning Department recommends Approval of the "Magic City" SAP with the following conditions: 1) The development shall be substantially in accordance with the plans entitled "Magic City" SAP as prepared by Arquitectonica and Kimley Horn consisting of 63 pages, dated stamped received by Hearing Boards, June 21, 2018. 2) The Applicant, owner, or successor shall comply with the requirements of all applicable departments/agencies as part of the City of Miami building permit submittal process. 3) The Applicant shall permit public access to the SAP's Public Open Space 24 hours a day, seven days a week. Closures shall only be permitted through the Temporary Use Permit (TUP) process. 4) The Applicant, owner, or successor will provide a landscape plan prepared by a certified landscape architect to be submitted to the Planning Department for approval. 5) The Applicant shall provide a minimum of 7-percent of their units as Affordable housing units serving residents at or below 60% AMI and 14-percent of their units as Workforce housing units serving residents at or below 120% AMI. 6) The Applicant, owner, or successor must 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. File 1D No.4459 Magic City SAP Page 15 of 19 7) The Applicant must comply with all applicable regulation of Chapter 24 entitled "Environmental Regulations" of the Miami Dade County Code as amended. 8) The Applicant, owner, or successor must 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 Magic City SAP security and construction plans, or demonstrate to the Planning Director why such recommendations are impractical. 9) 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. 10) Obtain approval 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 obtaining a building permit. 11) Show compliance with the Minority Participation and Employment Plan (including a Contractor / Subcontractor Participation Plan) which shall be submitted to the City prior to the issuance of any building permit. The Applicant, owner, or successor shall follow the provisions of the City's Minority Women Business Affairs and Procurement Program as a guide, as applicable. 12) Record the following in the Public Records of Miami -Dade County, Florida, prior to the issuance of any building permit: a) Declaration of Covenants and Restrictions providing that the ownership, operation and maintenance of all Civic and Open Spaces, and any related improvements located thereon, shall be the responsibility the property owner(s), their successor(s), or their designee in perpetuity; and b) 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. 13) Provide the Planning Department with a temporary construction plan that addresses construction phasing and includes the following elements: a. Temporary construction parking plan, with an enforcement policy; b. Construction noise management plan with an enforcement policy; and c. 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 SAP. File IQ No.4459 Magic City SAP Page 16 of 19 14) As applicable, MCD Miami, LLC. and others, as defined in the approved SAP, shall be responsible far securing the City's approval for any change or modification to the approved temporary construction plan. Request for approval of any change or modification to the previously approved temporary construction plan shall be submitted for review and approved no later than two weeks prior to implementation of requested change or modification. 15) Prior to the issuance of any building permit, the Applicant, owner, or successor shall provide the Planning Department for review and approval: a. Environmental Impact Statement and final reports for the lots included in the SAP site. b. Provide a current and complete survey with acreage of all lots included in the Magic City SAP site. c. Updated Sufficiency Letter from the City of Miami, Office of Transportation. d. Final determination of Public School Concurrency and Capacity Reservation. e. Conservation Assessment Report (project is located within a high Archeological Probability Zone). f. Proof of compliance with conditions established by the following department or agencies, specifically: • City and County Public Works Departments • Miami -Dade County Water and Sewer • Miami -Dade County Traffic Engineering Division • Florida Department of Transportation (FDOT) 16) The "Magic City SAP" includes a Development Review Process which addresses the build out of the project as identified in the Regulating Plan. All development within this SAP shall be submitted for review and approval by the Planning Director prior to the issuance of any building permit consistent with the requirements of Sec. 3.9.1 .g. of Miami 21 and the SAP. 17) 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 developed in compliance with Miami 21, Article 9,, 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. 18) The Applicant, owner, or successor shall meet conditions identified in this Ordinance, with the SAP and all applicable local, state, and federal regulations. 19) 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. 20) The Applicant, owner, or successor shall comply with the recommendations of the Urban Development Review Board. 21) Prior to approval at City Commission, the Applicant shall identify an anchor educational institution to partner with as the SAP develops. File it) No.4459 Magic City SAP Page 17 of 19 22) The Applicant shall remove the "Park Impact Fee Credit" language from Section 16 of the SAP's Development Agreement. 23) The By -Right height of MCID-2 shall be limited to 12 stories. 24)A minimum of 20-percent of the proposed Retail Merchandizing Units shall be reserved for new, locally owned startup businesses. 25) Permit the Planning Department an opportunity to adequately peer review the SAP's Economic Impact Analysis prior to City Commission Second Reading. 26) The Applicant shall provide more dynamic transportation control measures including, but not limited to, providing transit passes to employees hired through the local hiring requirements of the Development Agreement. 27) The Applicant shall obtain an approved Tentative Plat for the Special Area Plan prior to City Commission second reading. 28) The Applicant shall dedicate a minimum of 9,170 square feet of land to the City in close proximity to the Special Area Plan, to be zoned CS, in satisfaction of the City's no net loss of parkland policy. 29) The Applicant shall obtain a certificate to dig prior to any ground disturbing work. 30) Section 12 of the Development Agreement entitled "Environmental" shall require SAP tree plantings and a maintenance plan to be approved by a City of Miami staff arborist. 31) Section 16 of the Development Agreement titled "Public Benefits" shall be expanded to include classes or workshops on entrepreneurship. 32) Section 16 of the Development Agreement titled "Public Benefits" shall provide fora mechanism to increase the Public Benefit contribution cost per square foot on an annual basis. This increase shall be tied to annual increases in market value of the per square foot price being charged for units in projects within the Little Haiti Neighborhood. 33) The Applicant shall revise their comprehensive plan amendment from a request for Restricted Commercial to a request for General Commercial, which permits additional light industrial uses such as warehousing, distribution and transport related to services, Tight manufacturing and assembly and other activities whose scale of operation and land use impacts are similar to those uses described above. 34) The Applicant shall propose specific resilience measures that will apply to the SAP. Those measures shall be reviewed by the City of Miami Office of Resilience prior to City Commission second reading. 35) The Applicant shall address all the inconsistencies of the companion Comprehensive Plan Amendment (File ID 4458) analysis prior to City Commission second reading. File ID No.4459 Magic City SAP Page 18 of 19 Jacqueline Ell Chief of Land `Ievelopment File IC No.4459 Magic City SAP Page 19 of 19 N 0 250 500 1 i I AERIAL FILE ID: 4459 SPECIAL AREA PLAN 1,000 Feet ADDRESSES: 6001 AND 6041 NE 2 AV, 5952, 5972, 5974, 6300, 6301, 6350, AND 6380 NE 4AV, 6200AND 6210 NE 4 COURT, 270, 296, 334, 350, AND 370 NE 60 ST, 228, 240, 250, 262, 270, 288, 298, 300, 301, 310, 320, 340, 352, 353, 365, 371, 372, AND 382 NE 61 ST, 200, 300, 401, AND 415 NE 62 ST I 4- :NE'66TH ST dH III I 65THSTE!T F- -cn=NE 64TH:TER Hii l i• 11 NE 64TH •- ST- ,1- LI viz -NE 63RD w U - ST= Illl�yz�a II) _w a 1 ;NE62ND_TER NE 62ND ST CI w 0 z N w MIAMI 21 (EXISTING) File ID: 4459 SPECIAL AREA PLAN wc) z NE 60TH ST I I I Viz' 1■'■ J�LL E 6ITI _SI T I 1 IJL T5-R - Historic Lemon -City/ NE;59 W H rJlI> z i.Little-Haiti Creole District Design "� Gidel Ms��l N 0 250 500 1 1,000 Feet NE 59TH ST T5 IL f I4IR1 T4-O NE 63RD_ST w >N. _. w D1 NE 61ST-ST- NE 65TH ST NE 64TH'ST • 1- w z ADDRESSES: 6001 AND 6041 NE 2 AV, 5952, 5972, 5974, 6300, 6301, 6350, AND 6380 NE 4 AV, 6200 AND 6210 NE 4 COURT, 270, 296, 334, 350, AND 370 NE 60 ST, 228, 240, 250, 262, 270, 288, 298, 300, 301, 310, 320, 340, 352, 353, 365, 371, 372, AND 382 NE 61 ST, 200, 300, 401, AND 415 NE 62 ST MIAMI 21 (EXISTING) File ID: 4459 SPECIAL AREA PLAN -i- :NE'66TH ST dH III ENE 65TH'ST F- I I U -cn=NE 64TH:TER Heil _w �z il NE 64TH ST— w z 71 I cn .z 1w -NE 63RD:ST=z a J ;NE62NDTER- Ilri NE 62ND ST I1 w 0 co w 64TH--1 TER---% w [j NE 65TH ST NE 64TH'ST NE 63RD ST NE59TH-TER 1 I N ADDRESSES: 6001 AND 6041 NE 2 AV, 5952, 5972, 5974, 6300, 6301, 6350, AND 6380 NE 4 AV, 6200 AND 6210 NE 4 COURT, 270, 296, 334, 350, AND 370 NE 60 ST, 228, 240, 250, 262, 270, 0 250 500 1,000 Feet 288, 298, 300, 301, 310, 320, 340, 352, 353, 365, 371, 372, AND 382 NE 61 ST, 200, 300, 401, AND 415 NE 62 ST I 4- :NE•66TH ST dH III ENE 65TH'ST F- I -cn=NE 64TH:TER _W 11 NE 64TH ST- T3L I_;w ,,w Z � _NE r_ =W 63RD ST z ate_ iI -NE.62ND_TER I�f�lll 1 ■ NE 62ND ST CI J_LLU.I I_I NEI6OTH:ST I T5-RL • - Historic Lemon -City/ NE;59TH•TER W rJIQ z MIAMI 21 (PROPOSED) File ID: 4459 SPECIAL AREA PLAN NE 65TH ST-I NE 62ND ST a z N W z -NW 64TH-1 TER—% i.Little-Haiti Creole District Design • G ide rillI • N -NE 60TH ST D1 NE 59TH ST I III rmi E61ST ST— I I T4-O � 14I R1 NE 65TH ST NE 64TH'ST • NE 63RD_ST W Q•- _. W ADDRESSES: 6001 AND 6041 NE 2 AV, 5952, 5972, 5974, 6300, 6301, 6350, AND 6380 NE 4 AV, 6200 AND 6210 NE 4 COURT, 270, 296, 334, 350, AND 370 NE 60 ST, 228, 240, 250, 262, 270, 0 250 500 1,000 Feet 288, 298, 300, 301, 310, 320, 340, 352, 353, 365, 371, 372, AND 382 NE 61 ST, 200, 300, 401, AND 415 NE 62 ST