HomeMy WebLinkAboutAnalysis and MapsCity of Miami
Planning Department
Preservation Office
ANALYSIS FOR AN
EXCEPTION
ePlan: PZ-19-2298
FILE ID: 6343
APPLICANT: Post Office Development, LLC
REPRESENTATIVE: Carly Grimm, Esq.
PROJECT ADDRESS: 100 Northeast 1 Avenue
FOLIO NUMBER: 01-0110-050-1140
COMMISSION DISTRICT: District 2 (Ken Russell)
NEIGHBORHOOD ENHANCEMENT TEAM (NET) OFFICE: Downtown-Brickell (NET)
PLANNER: Vickie Toranzo, Historic Preservation Planner
GENERAL INFORMATION
A. REQUEST
Post Office Development, LLC (the "Applicant") requests three Exceptions as required
under Article 4, Table 3, Article 7, 7.1.2.6 of Ordinance 13114 ("Miami 21"), as amended,
and per Chapter 4, 4-7 of the City Code to establish Alcohol Service Establishments within
an existing historic building located in the "T6-80-0" Urban Core Transect Zone. The
requested Exceptions proposes to adaptively reuse the Old US Post Office and Court
House, an existing historic structure of approximately 35,455 square feet.
B. RECOMMENDATION
Based on the materials submitted and the criteria found in this analysis, staff recommends
Approval with conditions of the request for three Exceptions for a building to allow
Alcohol Service Establishments.
C. BACKGROUND
The subject site is generally located at 100 NE 1 Avenue and consists of approximately
9,330 square feet (0.21 acres) of land. The site is developed with an existing structure
with five floors, one of which is a basement. The structure is 34,455 square feet and is
located on the northwest corner of Northeast 1 Avenue and Northeast 1 Street. The site
Page 1 of 13
e-Plan id PZ-19-2298
is located within the "T6-80-0" Urban Core Transect Zone, it abuts commercial structures,
is in close proximity to individually designated structures, is located within the National
Register Downtown Miami Commercial Historic District, and is part of the City of Miami's
Flagler Specialty District.
Built in 1917, the historically designated structure is currently vacant. The interior and
exterior of the structure will be altered to allow the operation of new uses throughout the
building.
On December 4, 2018, the Historic and Environmental Preservation Board ("the HEPB")
at a public meeting, approved with conditions an application for a Special Certificate of
Appropriateness to allow exterior alterations to the individually designated structure (see
Attachment A HEPB Resolution No. HEPB-R-18-068).
At the same public meeting, staff presented a recommendation of approval with
conditions, the HEPB, approved with conditions an application for a Special Certificate of
Appropriateness providing for waivers to allow Alcohol Service Establishments (See
Attachment B HEPB Resolution No. HEPB-R-18-060). It should be noted, the initial staff
recommendation was denial. After consultation with other departments, it was determined
that the request complied with Chapter 23, 23-6.1 of the City Code of Ordinances, as
amended, which allows for waivers to the zoning code provided it will result in the
preservation of a locally designated property.
The proposal is to operate three Alcohol Service Establishments within the existing
structure. Pursuant Article 4, Table 3, an Alcohol Service Establishment is permitted by
process of Exception. Pursuant Chapter 4 Section 4-7(c) of the City of Miami's Code of
Ordinance - "all Alcohol Service Establishment that require an Exception shall be subject
to approval by the PZAB, and when required, final approval by City Commission. Alcohol
Service Establishment requesting extensions of hours of operations or variance from
distance requirements shall only be permitted by process of Exception with final approval
by the City Commission."
Requests for an Exception to allow for an Alcohol Service Establishment are ordinarily
heard by PZAB, however, this request was reviewed by the HEPB as the subject structure
is an individually designated historic resource. The item was heard by the HEPB as it was
determined that they and PZAB are equivalent in their authority as quasi-judicial boards.
Page 2 of 13
e-Plan id PZ-19-2298
D. NEIGHBORHOOD CHARACTERISTICS
TRANSECT ZONE DESIGNATION
FUTURE LAND USE DESIGNATION
Subject Site 100 NE 1 Avenue
"T6-80-0" Urban Core
Transect Zone
Central Business District
Maximum of 1,000 du/ac
Adjacent Properties
North: "T6-80-0" Urban Core
Transect Zone
Central Business District
Maximum of 1,000 du/ac
South: "T6-80-0" Urban Core
Transect Zone
Central Business District
Maximum of 1,000 du/ac
East: "T6-80-0" Urban Core
Transect Zone
Central Business District
Maximum of 1,000 du/ac
West: "T6-80-0" Urban Core
Transect Zone
Central Business District
Maximum of 1,000 du/ac
E. MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN (MCNP)
The Miami Comprehensive Neighborhood Plan (MCNP) Future Land Use Map (FLUM)
designates the site of the project as Central Business District ("CBD"). The CBD
designation is intended to apply to the central commercial, financial and office core of the
metropolitan region, and allows all activities included in the "Restricted Commercial," and
"Major Institutional, Public Facilities, Transportation and Utilities" designations.
Residential facilities (except for rescue missions) alone or in combination with other uses
are allowable to a maximum density of 1,000 dwelling units per acre, and maximum
residential density may be increased by up to one hundred percent (100%), subject to the
detailed provisions of the applicable land development regulations and the maintenance
of required levels of service for facilities and services included in the City's adopted
concurrency management requirements. Also permitted is a mix of uses ranging from high
density multifamily residential to high intensity office uses with retail uses on the lower
floors of structures. Intensity of uses within the CBD land use designation are generally
higher than those allowed in other areas of the city. Areas designated as CBD allow a
maximum floor lot ratio (FLR) of 40 times the net lot area of the subject property.
The proposed three Exceptions in this application to allow Commercial Use (Alcohol
Service Establishment) are aligned with "Objective LU-1.4: Continue the growth of
Downtown Miami, expand its role as a center of domestic and international commerce,
further its development as a regional center for the performing arts and other cultural and
entertainment activities and develop an urban residential base." The proposed
Commercial Use (Alcohol Service Establishment) is consistent with the objective of
encouraging entertainment activities.
Furthermore, the site is located within the Urban Central Business District (UCBD) which
is the single urban core within the City of Miami. The UCBD, "shall contain high intensity,
high density multi -use development to include: retail; professional and governmental office
uses; cultural, recreational and entertainment facilities". The Commercial Use (Alcohol
Service Establishment) is consistent with the high -intensity, high -density entertainment
facility outlined in the Miami Comprehensive Neighborhood Plan.
Page 3 of 13
e-Plan id PZ-19-2298
F. PROPOSAL
The Applicant proposes to reconfigure the interior of the building to provide tenant
space/venues for three independently owned concepts: 1.) Cabron/Frutonomy/Lobby Bar/
and Nomada; 2.) Biscayne Bay Brewery; and 3.) La Real. It has been identified that
Cabron, Nomada, and Biscayne Bay Brewery each require an Exception as each are over
5,000 square feet.
TENANT
NAME
ALCOHOL
LICENSE
VENUE
SQ. FT.
FLOOR
LOCATION
1
Cabron
4COP Quota
7,497
Basement
and 1st Floor
1
Frutonomy
4COP Quota
927.5
1st Floor
1
Lobby Bar
4COP Quota
996
1st Floor
1
Nomada
4COP Quota
5,604
2nd Floor
2
Biscayne Bay
Brewery
CMB and 2COP
5,987
3rd Floor
3
La Real
4COP Quota
3,138
4th Floor
1.) Tenant 1: Carbon, Frutonomy, Nomada, and Lobby bar will occupy the basement,
1st floor, and 2nd floor.
This concept is comprised of three different outlets, each with their own specific
decor and ambiance, and a lobby bar that serves as the entryway to the concept.
Cabron will serve as the main restaurant and lounge of the building. The tenant
will occupy the 7,136 sq. ft. basement and a portion of the 8,103 sq. ft. 1st floor.
The venue space of the proposed outlet will be a total of 7,497 sq. ft. (4,335 sq. ft.
in the basement and 3,162 on the 1st floor.) They will operate with a 4 Quota alcohol
beverage license.
Frutonomy is a juice bar. The venue space of this proposed outlet will occupy 927.5
sq. ft. of the 8,103 sq. ft. first floor.
The venue space of the proposed lobby bar will occupy 996 sq. ft. of the 8,130 sq.
ft. first floor. They will operate with a 4COP Quota alcohol beverage license.
Nomada will consist of a deli market with alcohol sales. The venue space of this
proposed outlet will occupy 5,604 sq. ft. of the 6,980 sq. ft. second floor. They will
operate with a 4 Quota alcohol beverage license.
The owner/operator of this concept will obtain a 4COP Quota alcohol beverage
license.
Page 4 of 13
e-Plan id PZ-19-2298
PROPOSED FLOOR PLAN BASEMENT eN
SCALE: a!16"=1'•4"
BASEMENT SQUARE FOOTAGE: 7,136 SF.
VENUE SQUARE FOOTAGE:
CABRON: BASEMENT LEVEL 4,335 SF.
Proposed Floor Plan Basement / Cabron
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0 PROPOSED GROUND FLOOR PLAN N
SCALE: 3/16"=1'-0"
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FIRST LEVEL SQUARE FOOTAGE:8,103 SF.
VENUES SQUARE FOOTAGE:.
CAB RO N: 15T LEVEL 3,162 SF.
FRUTONOMY: 1ST LEVEL 927.5 SF.
LOBBY BAR: 1ST LEVEL 996 SF.
•roposed Floor Plan Ground (IS Floor) /Cabron, Frutonomy, and Lobb Ba
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PROPOSED FLOOR PLAN SECOND FLOOR
SCALE:3/16"-r-0".
Lot
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SECOND LEVEL SQUARE FOOTAGE: 6,980 SF.
VENUE SQUARE FOOTAGE:
NOMADA: 2ND LEVEL 5,604 SF.
Tenant 2: Biscayne Bay Brewery -
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PROPOSED FLOOR PLAN THIRD FLOOR
� SCALE 3/16'.1 O"
BISCAYNE BAD' BREWERY
THIRD LEVEL SQUARE FOOTAGE:6,270 SF
VENUE SQUARE FOOTAGE:
BISCAYNE BAY BREWERY 3RD LEVEL: 5,987 SF.
Proposed Floor Plan 3rd Floor / Biscayne Bay Brewery
COCO
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0 • N
CO m
Cr) 7
C N
0_ EL
w
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Tenant 3: La Real -
PROPOSED FLOOR PLAN FOURTH FLOOR
SCALE: 3/16"_1'-0"
FOURTH LEVEL SQUARE FOOTAGE: 6,966 SF.
VENUE SQUARE FOOTAGE:
LA REAL: 4TH LEVEL 3,138 SF.
Proposed Floor Plan 4t' Floor / La Real
G. ANALYSIS
The following Exception analysis is a review based upon Miami 21, Article 7, Section
7.1.2.6 and City Code Chapter 4 entitled, "Alcoholic Beverages". In determining the
appropriateness of such uses, the City Commission shall take into consideration the
recommendation of the Planning Department based on materials submitted by the
applicant as criteria. The Background and Miami Neighborhood Comprehensive Plan
sections of this report are hereby incorporated into the analysis and its corresponding
criteria by reference.
Request
This request for three Exceptions to establish Alcohol Service Establishments within an
existing historic structure of approximately 35,000 square feet. In Miami 21, Article 7 Table
13, "Establishments occupying more than 5,000 square feet of Floor Area shall require an
Exception with approval by the City Commission." As such, the Applicant requests an
Exception to operate three Alcohol Service Establishments.
Additionally, Miami 21 Article 4, Table 3 requires an approval of three Exceptions to
establish an Alcohol Service Establishments with two 4COP Quota alcohol beverage
licenses, a CMB license for beer manufacturing, and a 2COP license for beer/wine
consumption and sealed bottle sales within the T6-80-0 Transect Zone within the Flagler
Specialty District. All the alcohol beverage licenses are by right.
Criteria
Pursuant Chapter 4 Section 4-7(c) - "all Alcohol Service Establishment that require an
Exception shall be subject to approval by the PZAB, and when required, final approval by
City Commission. Alcohol Service Establishment requesting extensions of hours of
operations or variance from distance requirements shall only be permitted by process of
Exception with final approval by the City Commission.
In determining the appropriateness of such request, the PZAB and the City Commission,
as applicable, shall take into consideration the recommendation of the Department of
Planning based on the following materials to be submitted by the Applicant as criteria as
well as the criteria listed in the Miami 21 Code:
Criteria 1: An operational/business plan that addresses hours of operation,
number of employees, menu items, business goals, and other operational characteristics
pertinent to the application.
Analysis 1: The Applicant provided and operational plans containing number of
employees, menu items, business goals and other operational characteristics for the
following establishments:
Tenant Concept 1 Cabron, Frutonomy, Lobby Bar, and Nomada located on the
Basement, 1st Floor, and 2nd Floor; Tenant Concept 2 Biscayne Bay Brewing
located on the 3rd Floor; and Tenant Concept 3 LA REAL 4th Floor/Attic.
Page 10 of 13
e-Plan id PZ-19-2298
Finding 1: Complies
Criteria 2: A parking plan which fully describes where and how the parking is to
be provided and utilized, e.g., valet, self -park, shared parking, after -hour metered spaces,
and the manner in which the parking is to be managed. The City Commission or the PZAB,
as applicable, may grant approval for one hundred percent (100%) of the required parking
to be located offsite within a distance of six hundred feet (600') from the subject Alcohol
Service Establishment if the proposed parking is to be "self -park" and a distance of one
thousand feet (1,000') from the subject Alcohol Service Establishment if the proposed
parking is to be by "valet."
Analysis 2: As the historic structure was built in 1917, it never had dedicated
parking. Pursuant to Section Article 7, Section 7.2.8, the nonconforming site will not
have to come into compliance with Miami 21 parking requirements as it is an adaptive
reuse and the footprint of the structure is not increasing.
Finding 2: Complies
Criteria 3: Alcohol Service Establishment proposing capacities over three
hundred (300) persons, an indoor/outdoor crowd control plan that addresses how large
groups of people waiting to gain entry into the Alcohol Beverage Service Establishment
with a 4COP Quota alcohol beverage license and already on the premises will be
controlled.
Analysis 3: A crowd Control Plan was provided for the establishments including
a hostess/information desk to be located at the main entrance of the building in order to
direct the flow of guest to and from the venue.
Finding 3: Complies
Criteria 4: A security plan for the Alcohol Service Establishment and any parking
facility.
Analysis 4: The Applicant has submitted a security plan including the installation
of security cameras and the use of security personnel during peak hours.
Finding 4: Complies
Criteria 5: For Alcohol Service Establishment proposing capacities over three
hundred (300) persons, a traffic study and traffic circulation analysis and plan that details
the impact of projected traffic on the immediate neighborhood and how this impact is to
be mitigated.
Analysis 5: A traffic study and circulation analysis, dated April 9, 2019, was
provided and verified through our transportation division. They determined that a
valet/rideshare operations plan shall be submitted prior to the issuance of a building
permit.
Finding 5: Complies
Page 11 of 13
e-Plan id PZ-19-2298
Criteria 6: A sanitation plan which addresses on -site facilities as well as off -
premises issues resulting from the operation of the Alcohol Service Establishment.
Analysis 6: A sanitation plan has been submitted by the Applicant which
addresses on -site facilities as well as off -premises and includes one (1) large
enclosed dumpster behind the building that will be picked up a minimum of two
(2) times per week, with the option to have daily trash pick-up as required.
Finding 6: Complies
Criteria 7: Proximity of the proposed Alcohol Service Establishment to Districts -
Residential.
Analysis 7: The closest Residential District is located approximately 2,816 feet
West from the subject site.
Findings 7: Complies
Criteria 8: If the proposed Alcohol Service Establishment is within two hundred
feet (200') of any residential use, a noise attenuation plan that addresses how noise will
be controlled shall be required, especially in the case of indoor/outdoor uses."
Analysis 8: This is not applicable as the closest Residential District is located
approximately 2,816 feet West from the subject site.
Finding 8: Complies
H. CONCLUSION
The proposed three Exceptions to allow three Alcohol Service Establishments complies
with all criteria and regulations set forth in Chapter 4 (Alcoholic Beverages).
The Planning Department recommends Approval with Conditions of the requested three
Exceptions to allow three Alcohol Service Establishments. The site's previous uses
include government services, financial services, retail space, and, most recently, by a non-
profit. The proposed Alcohol Service Establishment use is in line with the Comprehensive
Plan as it is consistent with the objective of encouraging entertainment activities. The
Commercial Use (Alcohol Service Establishment) is allowed by the City Code and aligns
with uses within the Comprehensive Plan. The proposed use does not have outdoor
seating and does not propose outdoor live music or entertainment which reduces the
potential of the use becoming a nuisance to nearby residences.
Pursuant to Article 7, Section 7.1.2.6 and City Code Chapter 4 Alcoholic Beverages, the
Planning Department recommends Approval with Conditions of the Exceptions as
presented with conditions listed below.
1. The development shall be substantially developed in accordance with the plans as
prepared by TAI Architecture, Inc., submitted electronically ePlan id PZ-19-2298.
Page 12 of 13
e-Plan id PZ-19-2298
2. The Alcohol Service Establishment shall not add outdoor patios, smoking areas or
other congregating areas outside of the structure without the approval of new
Exception.
3. The Alcohol Service Establishment shall comply with the occupancy set forth by the
Florida Building and Fire Codes.
4. It shall be unlawful to play or operate music boxes, jukeboxes, radios, musical
instruments or any other musical devices on or about the premises between the hours
of 11 p.m. and 7 a.m. the following day, unless said music devices are played or
operated in a closed building and the sound is not audible from the outside of the
building so as to disturb the quiet, comfort or repose of persons in any dwelling, hotel
or other type of residence.
5. Any noise generated on site shall conform to Chapter 36 of the City Code noise
regulation.
6. Any concerns or complaints related to noise nuisance will be addressed and resolved
immediately.
7. Per City of Miami Code, no loitering or drinking outside of the establishment shall be
permitted at any time.
8. The Alcohol Service Establishment shall be limited to the following hours of operation:
11:00 am to 5:00 am Monday through Saturday, 12:00 p.m. to 5:00 a.m. Sunday. An
extension of hours beyond these hours of operation shall require a new Exception
with approval by the City Commission.
9. The Applicant shall submit a valet/rideshare operation plan prior to the issuance of a
building permit.
10. The Applicant or owner shall comply with the requirements of all applicable
departments and agencies as part of the City of Miami building permit submittal
process.
11. Failure to comply with the conditions herein shall result in the revocation of the Alcohol
Service Establishment certification of use.
12. Pursuant Miami 21, Article 7, Section 7.1.2.6.e, an Exception shall be valid for a
period of two (2) years during which a building permit or Certificate of Use must be
obtained. This excludes a demolition or landscape permit. A one-time extension, for
a period not to exceed an additional year, may be obtained if approved by the
anning Director.
2v(el
acq elin� Ili Chie of and uevelopment
Page 13 of 13
e-Plan id PZ-19-2298
ATTACHMENT A
City of Miami
HEPB Resolution
Enactment Number: HEPB-R-18-068
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File Number: 4953
Final Action Date:12/4/2018
A RESOLUTION OF THE MIAMI HISTORIC AND ENVIRONMENTAL
PRESERVATION BOARD, PURSUANT TO SEC. 23-6.2(4) OF THE CITY CODE OF
ORDINANCES, APPROVING AN APPLICATION FOR A SPECIAL CERTIFICATE OF
APPROPRIATENESS TO ALLOW ALTERATIONS TO AN INDIVIDUALLY
DESIGNATED STRUCTURE, COMMONLY KNOWN AS THE OLD UNITED STATES
POST OFFICE AND COURTHOUSE, LOCATED APPROXIMATELY AT 100
NORTHEAST 1 AVENUE, MIAMI, FLORIDA, 33132; FURTHER, INCORPORATING
THE ANALYSIS ATTACHED HEREIN AS "EXHIBIT A".
Approved, as amended, with the following conditions:
1. The site shall be developed in accordance with the plans as prepared by Tai Architecture,
Inc. consisting of twenty-nine (29) sheets dated stamped received by the Department of
Planning on September 21, 2018, with the exception that no plans and/or designs relating to
outdoor dining, are approved for the site. The plans are deemed as being incorporated by
reference herein.
2. The Applicant shall propose a design which utilizes for outdoor dining, the historic open air
arcade.
3. The Applicant shall comply with all applicable requirements of the Miami 21 Code, Chapter 17
and Chapter 23 of the City of Miami Code of Ordinances.
4. The Applicant shall comply with the requirements of all applicable departments/agencies as
part of the City of Miami building permit submittal process.
5. This Resolution shall be included in the master permit set.
THIS DECISION IS FINAL UNLESS APPEALED IN THE HEARING BOARDS
DIVISION WITHIN FIFTEEN (15) DAYS.
Preservation Officer
STATE OF FLORIDA )
COUNTY OF MIAMI-DADE )
Date
Personally appeared before me, the undersigned authority, 1.00OeCC‘ 5 , Preservation Officer of the City of Miami,
Florida, and acknowledges that s/he executed the foregoing Resolution.
SWORN AND SUBSCRIBED BEFORE ME THIS 3 DAY OF ' , 201
P-ri t NotaryTJame
tary P .lic State of
City of Miami Page 1 of 2 File ID: 4953 (Revision:) Printed On: 12/31/2018
Personally know or Produced I.D.
Type and number of I.D. produced
Did take an oath or Did not take an oath
My Commission Expires:
.. - !. ERICAK. LEE&I p'''
*1 MY COMMISSION # GG 188537-
. EXPIRES: February 21, 2022
, 0,0- Bonded MN NotaryPublic Undownite e
City of Miami Page 2 of 2 File ID: 4953 (Revision:) Printed On: 12/31/2018
City of Miami
r1 `
II Planning Department
M1f
Historic Preservation Office
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ANALYSIS FOR A SPECIAL
CERTIFICATE OF APPROPRIATENESS
APPLICANT: Post Office Development LLC FILE ID: 4953
c/o Javier Avino
PROJECT ADDRESS: 100 Northeast 1 Avenue
NET OFFICE: Downtown-Brickell
COMMISSION DISTRICT: District 2 (Ken Russell)
STATUS: Individually designated
ZIP: 33127
HEARING DATE: 11/6/2018
TDR Eligible: Yes
A. GENERAL INFORMATION:
REQUEST: Pursuant to Section 23-6.2(b)(4) of the City Code of Ordinances, as amended, the
Applicant is requesting a Special Certificate of Appropriateness to allow alterations to an
individually designate resource located on a parcel zoned T6-80-0 "Urban Center Transect Zone",
Folio: 0101100501140
Lot Size: Approximately 9,330 sq. ft.
B. BACKGROUND:
On January 16, 2001, the Historic and Environmental Preservation Board, pursuant to Resolution
No. HEPB-2001-001, designated the subject property located at 100 Northeast 1 Avenue as an
individual historic resource,
C. COMPREHENSIVE PLAN:
The subject property is an individually designated structure. Pursuant to Goal LU-2, 2.3 and 2,4 of
the Miami Neighborhood Comprehensive Plan the City will preserve and protect the heritage of the
City of Miami through the identification, evaluation, rehabilitation, adaptive reuse, restoration and
public awareness of Miami's historic and archeological resources.
V. Toranzo No. 4953
10/23/2018 Page 1 of 4
The Applicant's request for a Special Certificate of Appropriateness to allow alterations to an
individually site Is partially in accordance with the Comprehensive Plan, Chapter 23 of the City of
Miami Code of Ordinances, the Secretary of Interior Standards, and the Preservation Office Historic
Design Guidelines,
D. HISTORIC PHOTO:
CURRRENT CONDITION:
V. Toranzo
10/23/2018
No. 4953
Page 2 of 4
E. NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Property
T6-80-0; Urban Core Transect Zone
Surrounding Properties
NORTH: T6-80-0; Urban Core Transect Zone
SOUTH: T6-80-0; Urban Core Transect Zone
EAST: T6-80-0; Urban Core Transect Zone
WEST: T6-80-0; Urban Core Transect Zone
F. ANALYSIS:
FUTURE LAND USE DESIGNATION
Central Business District
Maximum of 1,000 D.U. per acre
Central Business District
Maximum of 1,000 D.U. per acre
Central Business District
Maximum of 1,000 D.U. per acre
Central Business District
Maximum of 1,000 D.U, per acre
Central Business District
Maximum of 1,000 D.U. per acre
The following is a review of the request pursuant to Section 23-6.2(b)(4) of the City Code of Ordinances,
as amended.
Analysis: The Applicant is requesting a Special Certificate of Appropriateness to allow alterations to
an individually designated structure located at approximately 100 Northeast 1 Avenue.
Alterations to the eastern facade:
The Applicant is proposing the removal of handrails and alterations to the stairs leading up
to the building. The handrails are not original to the structure and therefore Preservation
staff finds it to the appropriate to remove them. The Applicant is proposing to fill in the steps
with concrete in order to create an outdoor dining area.
Preservation staff finds the proposed concrete infill to not be in compliance with the
Soeretawy of the4nterier of Stanclarc-ie-and-reeemrnends-that-the-Applieant and-Preser-vatien
Staff work on an alternative method so that the staircase is retained while a terrace is
created.
V. Toranzo No. 4953
10/23/2018 Page 3 of 4
Alterations to the Southern facade:
The Applicant is proposing the removal of an original wall and stairs in order to install a ramp in order
to come into compliance with the regulations of the Americans with Disabilities Act.
Additionally, the are seeking to fill in the space between two walls. These walls are not original to
the structure, as such Preservation staff recommends approval.
G. CONCLUSION:
The application has demonstrated partial compliance with Chapter 23 entitled "Historic
Preservation" of the City of Miami Code of Ordinances and the Secretary of the Interior's Standards.
H. RECOMMENDATION:
Pursuant to Section 23-6.2(b)(4) of the City of Miami Code of Ordinances, as amended, and the
Secretary of Interior Standards, the Preservation Office recommends approval with conditions of
the Special Certificate of Appropriateness to allow alterations to an individually designated structure.
1. The site shall be developed in accordance with the plans as prepared by Tai Architecture,
Inc. consisting of twenty-nine (29) sheets dated stamped received by the Department of
Planning on September 21, 2018. The plans are deemed as being incorporated by
reference herein.
2. Preservation staff shall review and approve an alternative method to enclose the staircase
so that it may be used as an outdoor area while maintaining the original character, Should
staff and the Applicant not agree an alternative design, the matter shall come back to the
Historic and Environmental Preservation Board.
3. The Applicant shall comply with all applicable requirements of the Miami 21 Code, Chapter
17 and Chapter 23 of the City of Miami Code of Ordinances.
4. The Applicant shall comply with the requirements of all applicable departments/agencies
as part of the City of Miami building permit submittal process.
5. This Resolution shall be included in the master permit set.
Warren Adams
Preservation Officer
V. Toranzo No. 4953
10/23/2018 Page 4 of 4
ATTACHMENT B
City of Miami
HEPB Resolution
Enactment Number: HEPB-R-18-069
City Hall
3500 Pan American Drive
Miami, FL 33133
www.miamigov.com
File Number: 4954
Final Action Date:12/4/2018
A RESOLUTION OF THE MIAMI HISTORIC AND ENVIRONMENTAL
PRESERVATION BOARD, PURSUANT TO SEC. 23-6.2(4) OF THE CITY CODE OF
ORDINANCES, APPROVING AN APPLICATION FOR A SPECIAL CERTIFICATE OF
APPROPRIATENESS PROVIDING FOR WAIVERS TO ALLOW ALCOHOL
BEVERAGE SERVICES ESTABLISHMENTS AT AN INDIVIDUALLY DESIGNATED
STRUCTURE, COMMONLY KNOWN AS THE OLD UNITED STATES POST OFFICE
AND COURTHOUSE, LOCATED APPROXIMATELY AT 100 NORTHEAST 1
AVENUE, MIAMI, FLORIDA, 33132; FURTHER INCORPORATING THE ANALYSIS
ATTACHED HEREIN AS "EXHIBIT A".
Approved, as amended, with the following conditions:
1. This Special Certificate of Appropriateness be in the form required by Miami 21 and issued
upon City Commission review and approval.
2. Any noise generated on the site shall conform to Chapter 36 of the City Code noise
ordinance.
3. Any concerns or complaints related to noise nuisance will be addressed and resolved
immediately.
4. The property shall comply with all Building Code regulations and shall not have any open
Code Violations,
5. Failure to comply with the conditions herein shall result in the revocation of this Special
Certificate of Appropriateness to allow for an alcoholic beverage service establishment, and
shall be subject to any fines and penalties pursuant to City Code.
6. It shall be unlawful to play or operate music boxes, jukeboxes, radios, musical instruments or
any other musical devices on or about the premises between the hours of 11 p.m. and 7 a.m.
the following day, unless said music devices are played or operated in an enclosed building and
the sound is not audible from the outside of the building so as to disturb the quiet, comfort or
repose of persons in any dwelling, hotel or other type of residence.
THIS DECISION IS FINAL UNLESS APPEALED IN THE HEARING BOARDS
DIVISION WITHIN FIFTEEN (15) DAYS.
PreservationDfficer " Date
STATE OF FLORIDA )
COUNTY OF MIAMI-DADE )
OAR
Personally appeared before me, the undersigned authority, Preservation Officer of the City of Miami,
Florida, and acknowledges that s/he executed the foregoing Resolution.
City of Miami
Page 1 of 2 File ID: 4954 (Revision:) Printed On: 12/31/2018
SWORN AND SUBSCRIBED BEFORE ME THIS
Print Notary Name
DAY OF
Personally know or Produced I.D.
Type and number of I.D. produced
Did take an oath or Did not take an oath
otary Pi is is State of Florida
My Commission Expires:
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* MY COMMISSION # GO 188537
SIRES: Februely 21, 2022
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City of Miami Page 2 of 2 File ID: 4954 (Revision:) Printed On: 12/31/2018
()I 1 " City of Miami
• �.` Planning Department
Val E i et II e A
_�. /1 Historic Preservation Office
ANALYSIS FOR A SPECIAL
CERTIFICATE OF APPROPRIATENESS
APPLICANT: Post Office Development LLC FILE ID: 4954
c/o Javier Avino
PROJECT ADDRESS: 100 Northeast 1 Avenue
NET OFFICE: Downtown-Brickell
COMMISSION DISTRICT: District 2 (Ken Russell)
STATUS: Individually designated
ZIP: 33127
HEARING DATE: 11/6/2018
TDR Eligible: Yes
A. GENERAL INFORMATION:
REQUEST: Pursuant to Section 23-6.1 and Section 4-9 of the City Code of Ordinances, as amended,
the Applicant is requesting a Special Certificates of Appropriateness for Waivers to allow Alcohol
Beverage Services Establishments and an outdoor dining area at an individually designated
structure, Old U.S. Post Office and Courthouse located on a parcel zoned T6-80-0 "Urban Center
Transect Zone",
Folio: 0101100501140
Lot Size: Approximately 9,330 sq. ft,
B. BACKGROUND:
On January 16, 2001, the Historic and Environmental Preservation Board, pursuant to Resolution
No. HEPB-2001-001, designated the subject property located at 100 Northeast 1 Avenue as an
individual historic resource.
C. COMPREHENSIVE PLAN:
The subject property is an individually designated structure. Pursuant to Goal LU-2, 2.3 and 2.4 of
the Miami Neighborhood Comprehensive Plan the City will preserve and protect the heritage of the
City of Miami through the identification, evaluation, rehabilitation, adaptive reuse, restoration and
public awareness of Miami's historic and archeological resources.
V. Toranzo No. 4953
10/23/2018 Page 1 of 5/
The Applicant's request for waivers to allow Alcohol Beverage Services Establishments and an
outdoor dining area are partially in accordance with the Comprehensive Plan and Chapter 23 of the
City of Miami Code of Ordinances,
D. HISTORIC PHOTO:
CURRRENT CONDITION:
V. Toranzo
10/2312018
No, 4953
Page 2 of 51
E. NEIGHBORHOOD CHARACTERISTICS:
ZONING
Subject Property
T6-80-0; Urban Core Transect Zone
Surrounding Properties
FUTURE LAND USE DESIGNATION
Central Business District
Maximum of 1,000 D.U. per acre
NORTH: T6-80-0; Urban Core Transect Zone Central Business District
Maximum of 1,000 D.U. per acre
SOUTH: T6-80-0; Urban Core Transect Zone Central Business District
Maximum of 1,000 D.U. per acre
EAST: T6-80-0; Urban Core Transect Zone Central Business District
Maximum of 1,000 D.U. per acre
WEST: T6-80-0; Urban Core Transect Zone Central Business District
Maximum of 1,000 D.U. per acre
F. ANALYSIS:
The following is a review of the request pursuant to Section 23-6.1. and Section 4-9 of the City Code of
Ordinances, as amended.
Analysis: The Applicant is requesting Waivers to allow Alcohol Beverage Services Establishments and
an outdoor dining area at an individually designated structure located at approximately 100
Northeast 1 Avenue.
Request 1.) Alcohol Beverage Services Establishments
The Applicant is requesting a Waiver pursuant to Section 23-6.1 of the City Code of
Ordinances to waive the exception requirement, pursuant to Section 4-9 of Chapter 4 Alcohol
Beverage, for establishments occupying more than 5,000 sq. ft of floor area. Section 23-6.1
only grants the Historic and Environmental Preservation Board the authority to issue waivers
of the Miami 21 Code, not the City Code of Ordinances. Therefore, this request is not in
compliance with Section 23-6.1
Findings: In -consistent
V. Toranzo No. 4953
10/23/2018 Page 3 of 51
Request 2.) Outdoor Dining Area:
The Applicant is proposing an outdoor dining area along the eastern facade of the historic
structure. An application for a Special Certificate of Appropriateness was submitted to
allow for alterations to an existing staircase that would allow the area to be used for outdoor
dining. Staff finds the requested waiver is found to be in accordance with the applicable code
criteria.
Findings: Consistent
G. CONCLUSION:
Pursuant to Section 23-6.1 and Section 4-9 of the City of Miami Code of Ordinances, as amended,
the Preservation Office finds that request for Special Certificate of Appropriateness for a waiver to
permit an outdoor dining area does comply and the Special Certificate of Appropriateness for a
waiver to allow Alcohol Beverage Services Establishments does not comply.
H. RECOMMENDATION:
Pursuant to Section 23-6.1 and Section 4-9 of the City of Miami Code of Ordinances, as amended,
the Preservation Office recommends approval with conditions of the Special Certificate of
Appropriateness for a waiver to permit an outdoor dining area and denial of the Special Certificate
of Appropriateness for a waiver to allow Alcohol Beverage Services Establishments.
1. This Special Certificate of Appropriateness for an outdoor dining area is non-transferrable
and is limited to use by the first ground level tenant.
2, Any noise generated on site shall conform to Chapter 36 of the City Code noise regulation.
3. Any concerns or complaints related to noise nuisance will be addressed and resolved
immediately.
4. The subject property shall comply with all Building Code regulations and shall not have any
open Code Violations.
5. Failure to comply with the conditions herein shall result in the revocation of this Special
Certificate of Appropriateness to allow for an outdoor dining area and shall be subject to
any fines and penalties pursuant to City Code.
6. Applicant shall maintain an outdoor dining area in compliance with ADA separation
requirements
7. It shall be unlawful to play or operate music boxes, jukeboxes, radios, musical instruments
or any other musical devices on or about the premises between the hours of 11 p.m. and 7
a.m. the following day, unless said music devices are played or operated in an enclosed
V. Toranzo No. 4953
10/23/2018 Page 4 of 51
building and the sound is not audible from the outside of the building so as to disturb the
quiet, comfort or repose of persons in any dwelling, hotel or other type of residence.
Warren Adams
Preservation Officer
V. Toranzo No. 4953
10/23/2018 Page 5 of 51
MIAMI 21 (EXISTING)
FILE ID: PZ-19-2298
EXCEPTION
NW 3RD ST
i
I
-NW-2ND ST
-NW-1ST ST
CI
NE>3RD,ST
W.FLAGLER•ST
MIAMI AVE
NE-2ND ST
NE-1 ST-ST
E. FL•AGLER•ST
0
125
250
500 Feet
ADDRESS: 100 NE 1 AV
SUBJECT PROPERTY
0 125 250
AERIAL
FILE ID: 2298
EXCEPTION
500 Feet
ADDRESS: 100 NE 1 AV
SUBJECT PROPERTY