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HomeMy WebLinkAboutAnalysis and MapsCity of Miami Planning Department ANALYSIS FOR JUNCILt ISLAND SF'tC:IAL AREA PLAN (SAP) ePlan ID PZ-19-4392 Applicant ESJ JI Leasehold, LLC Location 1111 Parrot Jungle Trl & 1111 Macarthur Cswy Size 18.61 acres (5.38 acres Transect change) Commission District District 2- Ken Russell Planner Ryan Shedd, Planner II This submttal needs to be scheduled for a public nearing In [cordoned wNs tlmellnes sel tor[h In the cITy nr Mlami Code. The applicable dslsion-making body will rexewthe Mon/la-bon at the public hearing to render a recommendation or a final decision. PZ-19-4392 -,`11/30/20 A. REQUEST Pursuant to Article 3, Section 3.9, and Article 7, Section 7.1.2.8, of Ordinance 13114 (the "Miami 21 Code"), as amended, ESJ JI Leasehold LLC ( the "Applicant") is requesting a Special Area Plan ("SAP") that will modify the existing transect zone regulations for the subject parcels to the extent indicated herein, and proposes a change to the Future Land Use Map (FLUM). This SAP contains a total of 18.61 acres (810,795 square feet) at 1111 Parrot Jungle Trail and 1111 Macarthur Causeway (the "Property") and proposes: 1. A Regulating Plan with modified Transect Zone regulations for the entire SAP area; 2. A Rezone from "CS" Civic Space to "T6-12-0" Urban Core Transect — Open for a portion of 1111 Parrot Jungle Trail, containing approximately 5.38 acres of land; and 3. A companion Comprehensive Plan Amendment to the 2020 Future Land Use Map from Public Parks & Recreation to Restricted Commercial for the same portion of affected property as the Rezone, containing approximately 5.38 acres. B. BACKGROUND The Applicant holds the lease for the City -owned properties that contain the Jungle Island theme park. The proposed SAP, first submitted to the City on September 30, 2019, follows the approval of a referendum on August 28, 2018. The referendum asked City of Miami voters whether or not the lease for the Jungle Island property should be extended for an additional 39 years, in addition to the amendment of the lease to include the option for the lease holder to develop a 300-room hotel. The referendum passed, changing the lease. The lease applies to all land contained in the Property (1111 Parrot Jungle Trail and 1111 Macarthur Causeway), and is approximately 18.61 acres. The Property contained the Jungle Island theme park since 2002, when it moved from the Village of Pinecrest. Site Location & Surrounding Uses The Property is located on Watson Island, in Biscayne Bay, off the coast of Downtown Miami. The Macarthur Causeway bisects Watson Island as it connects the cities of Miami and Miami Beach, with Downtown Miami and South Beach on either end of the causeway. Watson Island, owned almost entirely by the City of Miami, contains a mix of uses serving the public. Uses generally fall into one of two categories: marine -related commercial, including marinas and yacht clubs, or recreation and entertainment, such as the Miami Children's Museum and the Jungle Island theme park. Demographics Watson Island is included in Block Group 12086981001, which also includes Port Miami and Terminal Island of Miami Beach. As there are no residential uses on Watson Island, the U.S. Census does not report any permanent residents living in the Block Group within which Watson Island is contained. Page 1 of 13 PU8j 1 Op 7 1..1E 311C, 7®p Fre Proposal Comprehensive Plan Amendment Figure: Existing Future Land Use Map ADDRESS- 1111 PARROT AIKILE TPL hi 1111 IJMARTHUR CSYVY Figure: Aerial of subject site Figure: Proposed Future Land Use Map NOTICE This submhtal needs to be scheduled for a public hearing In rcordanre w0s tlmelmes set lortb In the cITy IN Miami Code. The applicable dslsion-making hod,. rexewthe Mon/la-bon at the public hearing to render a recommendation or a final decision. PZ-19-4392 11/30/20 4��R VIEW C°' To legalize the construction of the hotel approved through the voter referendum, the Applicant must seek a Comprehensive Plan Amendment to change the Future Land Use ("FLU") designation for the affected portion of the property from Public Parks & Recreation, as that designation does not allow transitory residential uses gas 0i 13 as hotels. The Applicant requests that the southeast 5.38 acres of the property be subject Plan Amendment that would change the FLU designation to Restricted Commercial. This allows transitory residential uses, as described in the Interpretation of the 2020 Future Lan Miami Comprehensive Neighborhood Plan. The Comprehensive Plan Amendment is being companion application under ePlan ID PZ-19-4295. Pursuant to Section 163.3187 of the FI proposal is a small-scale Comprehensive Plan Amendment, being Tess than 10 acres, does change to the MCNP, and is not located within an area of critical state concern. Special Area Plan Figure: Existing Miami 21 Atlas Figure: Proposed Miami 21 Atlas NOTICE ThlasubrnRtal needs to be ecnedulee bra public nearing In accordance lath timegnesael tort In the City MJ rni Code. Tile appliwbe deosionmaking hotly wll reviewttie Information at the pubic gearing to render a recommendatl on or a final decision. PZ-19-4392 11/30/20 The requested Special Area Plan ("SAP") would designate all 18.61 acres of the Property at 1111 Parrot Jungle Trail as the Jungle Island Special Area Plan. The application requests two categories of changes: modified Transect Zone regulations through a Regulating Plan and a Transect change for 5.38 acres from "CS" Civic Space to "T6-12-0" Urban Core Transect — Open. The proposed Regulating Plan would be an appendix to Miami 21, as Appendix M: Jungle Island Special Area Plan. The proposed Regulating Plan contains modified regulations with sections reflecting regulations from Miami 21's Articles 1, 3, 4, 5, 6, and 7. The proposed modifications are detailed below: Article 1: Definitions The proposed modified Article 1: Definitions includes only new, additional definitions. There are no proposed deletions or edits to existing language. The new definitions include: Attractions, Icon, Icon Sign, Jungle Island Theme Park, Jungle Island Lease, Jungle Island MUSP, Jungle Island Referendum, Jungle Island SAP Concept Plans, Jungle Island SAP Master Plan, Special Area Plan, and Special Area Plan Permit (SAP Permit). Article 3: General to Zones Requested regulations in Article 3: General to Zones consist of changes to Section 3.11: Waterfront Standards and Section 3.14: Public Benefits Program. The changes to Section 3.11 language largely clarify existing language to indicate that non -enclosed improvements and attractions are not subject to the 50' setback, as described in section 3(mm)(ii) of the City Charter. Additionally, the proposal would relax the required waterfront walkways by limiting access to guests of the theme park and reducing the required width of the walkway from 25 feet to 10 feet. The changes to Section 3.14 simply consist of listing the benefits as they are stipulated in the submitted Development Agreement. Article 4: Standards and Tables The SAP application proposes amended Tables 2, 3, 4, and 5 within Article 4. The modified Table 2 would eliminate maximum Lot Area, maximum Lot Coverage, required Frontage at Front Setback, required Primary and Secondary Front Setbacks, minimum building height, and maximum benefit height. Page 3 of 13 Table 3 in Article 4 of the Regulating Plan eliminates some uses, changes some existing u Right or Warrant to SAP Permit, and allows other new uses either By -Right or by SAP Per include the definition of "Attraction" as a Commercial use. The Attraction use would be allo T6-12-0 and CS. See below for the table excerpted from the Regulating Plan: Article 4. Table 3 BUILDING FUNCTION; USES Th Urban Core C Civic 0 CS - Junob Bland SAP kraidi., i Ai Comm- 71 ,;r3.Junos R Anclan. Unit Two Family Residence Multi Farah' Housing R Dc[anitoly R Hera! OfriCe R I. p-WOrk R WiVkd.dt! Bed & Breakfast R MEP_ Ian R SBEE Noel R Moe Olrce R aAEE C eenelnial ALttaClion14 $° Nck..0-R-03111kad WErViciOESI,wr Enh¢fitis:m .4,4: Eft i - - Ente.lasunerl Est - Adult Foal Service Est, W K Alcohol Beverage CoainaerciIl Eft. E E E General Commercial R iE C M9..re Retta1nd COrnregrOlel E19. W E Qgen AS Rd$il hI WV ''B` Place nr AssernIAL . R SAPP Recreational Est_ R SAPP Gyvlc CfA wn siyy Facility W SAPP W SAEP Recreative! Facility R SAPP W Raritan F®cility R W SAPP Regina Aelivity CbmpleA E SAIPP cottnegely S.DQOrt WHIN W SARP _ kefragvucitune and Widen W SAPP :: 3A FP Malec Fealty - Marina W SAPP R SAPG Public Parking W £AEE Rescue hissiOf Teemed Fecilili a$ N! SAPP E414014191161 Gbi(geUPlverw ry W SAPP EIerreraary Schraial 4h1 P Learnirly Center R SAIPP 4 SAP MiddasThgh school W s AEE Pre-SctsWl R EBEE FLa mute' Flee/ R g P Special TteifriragNOceUOnal 44 lradllittifil .. AutoRiseited InduEtrlal Esi_ rtMlnyieduanaend Mrb•"'a fielded Industrial €st — Prutlul ;s. and Servk Stf/al Uislrltiutiol Fealty P Allowed by Right iAPP Allowtaty s y SAP Perrana ar as +nonrried by section 6.3.7.b. t or the Regulating Pad, This submittal needs to Ee sc leeulea fora public hearing in accordance Mrs Ilmelines set loft In the Clty or Miami Code. The applicable decision -making bad . review Menaton at the public bearingrender recomecommenbat on or a era I Eecid ons PZ-19-4392 11/30/20 The application also proposes Tables 4 and 5 to specify that the required number of parking spaces for the Jungle Island Theme Park be 500 and that lodging uses require three residential loading berths with a specific size. Article 5: Specific to Zones Page 4 of 13 PU8( �c The proposed Article 5 would change many of the specific site development standards for within the SAP. For T6, these include Building Disposition, Building Configuration, Parking Architectural Standards. • Building Disposition — The language would eliminate Setbacks, Building Fronta and their associated specific regulations. The proposed language ties these ele submitted site plans. Additionally, it would eliminate the maximum lot size limit. • Building Configuration — The language would eliminate dimensioned maximums ba above the eighth floor, requirements for loading and service entries, and Habitable Spac requirements along ground floor Frontages. The proposed language ties these elements to the submitted site plans. • Parking Standards — The language would eliminate existing parking configuration standards and tie them to the submitted site plans. Additionally, vehicular entrances closer than 60 feet would be allow by SAP Permit, as opposed to Waiver. • Architectural Standards — The language would eliminate the prohibition against temporary structures. Co 0 art Q. Aix `1� Vi NOTICE This eubmttai needs to scheduled for a public nearing In accordance wM tlmednes set tortb In the Clty or Miami Code. The applicable tlecision-malcng hod,. renew Me Mon/la-bon at the public hearing to render a isonenendatl on or a final decision. PZ-19-4392 11 /30/2 E'4-vr rE o v� co Proposed CS regulations include: • Allowing entrances to CS property from T6 property • Tying Building Floor Area to the amended regulations in Article 6, rather than the existing 25% maximum. This reflects the maximum that is stipulated in the Jungle Island Lease Agreement of two-thirds of the property. • Tying Building, Fence, and Wall regulations to the submitted site plans, as opposed to the most restrictive abutting Transect Zone. Article 6: Supplemental Regulations The proposed Article 6 does not include any changes to existing language. Instead the proposal consists of the addition of a new subsection to the Section 6.3: Commercial Uses, entitled "Section 6.3.7: Attractions and other Uses". This new section lists all of the potential uses that can be developed under what is called the "SAP Master Plan" in the Concept Book (page A-001.1, Jungle Island SAP Master Plan). In the proposed language, Uses are divided into three thematic areas: Passive, Active, and Action. Page A-001.1 illustrates how the SAP area is divided into these three areas: 111raniSURXr M/1S1 i9tWlLt20ltl Ie]n 4 P.111111II lm4Oc L pc.h a hnvacloi AC nse anN0411116 PM Plasm 11111450(1111 NG' AMhl.4u 19 4.MI111 R!N 4 L1M1a I+1wlr 1[m rii AA4I rasa' Lair KIWY, 104 W 113.0111.1 11.1.4 UM' -WM LOW, WA(,1rA f Wk. NOW rAw'EM r wrap'. WANIA Ig1G44W11ii fil5mYi1'Uti iliac mulct • Lnne.4 1i [MK I I Y ■ Ark• Pffi I lie me4n f#taON illy & 1K Ili NIT ICIRL, 13 hEwan,Ld!I UM conL, 'm6.1 waf MINIic MAIL Id Iar■ •'a' LIAM m6R IM111 Y!! 15 ryP 1m res111 aPAT 119►1411=a W41 I1 4F•1)TI PA?i1 1l NI l rme In. ■cotrhol PMFtr•F'i 1r1 ,+er1r91 GNaa' 11 fllewa {P li 11 f►U ■AaJ I Kp1Am1I Page 5 of 13 Figure: A-001.1 of the Regulating Plan, the "Jungle Island SAP Master Plan" As the language is set up within the Regulating Plan, any building under 5,000 square feet designated Use classification would be allowed By Right. Regardless of Use classification, than 5,000 square feet would be reviewed pursuant to an SAP Permit. By this system, the Use classifications are created by level of activity intensity. The Passive, Hotel Use classifications represent categories of uses based on increasing activity and buildin Passive Use classification, located along the waterfront portion of the property, represents the are uses that are "quieter" in nature. Such Uses include "Monkey Exhibit", "Picnic Area", "Capybara Experience", and "Laser Tag". The Active Use classification, moving further inland, contains uses that begin to allow a greater degree of participant activity, such as "Playground", "Ropes Course", and "Parrot Bowl Theater". The Action Use classification introduces yet a greater amount of participant activity. These Uses include "Bungee Jumping", "Water Surfing Simulator", and "Kart Racing". The last major classification included in the SAP area is the Hotel area. This area is comprised entirely of the area designated for the new hotel. This area, containing the greatest degree of building intensity, is located the furthest inland, sited directly between the Macarthur Causeway and the City of Miami's boat ramp parking lot. To the east of the Hotel Use classification area is the Ichimura Japanese Garden. Additionally, Article 6 language would allow Uses of lesser "activity intensity" By Right in Use classification areas of greater "activity intensity". For example, "Trails and Gardens" are listed as a Passive use and allowed in that area By Right. Therefore, since Passive uses are less "intense" than Active uses, "Trails and Gardens" would be allowed By Right in the Active and Action areas. Additionally, Active uses are allowed in the Action area By Right, however they are only allowed in the Passive area by SAP Permit. Additionally, Article 6 provides guidance for future development that would prevent potential nuisances for neighboring residential properties across Biscayne Bay to the north of the SAP area. Height maximums are established here at 55 feet above Base Flood Elevation for all Attractions, with exceptions for "Trees and vegetation", "two non -habitable towers", "two icons", "structure associated with the zip line attraction", and "structures associated with the Water Slides Attraction" if it's located within its assigned use classification. Thls submMal needs, be scheduled,r a public hearing accordance wp'ermines set forth In the CltyIN Kern Code. The applicable decision -ma Ming body ohll ',deaf Me Ieon at the public hearing to render ecor1r ,ommendabonorahnalheeldon. PZ-19-4392 11/30/20 This section of Article 6 also establishes the minimum two-thirds standard for landscaping as "open gardens, water, trails, exhibits, posing areas, parks and walkways." Lastly, this section allows the submittal of a master sign package by SAP Permit. Article 7: Procedures and Nonconformities Lastly, Article 7 establishes the process by which SAP Permit are submitted, reviewed, approved, denied, and appealed. Of note, SAP Permits for the Jungle Island SAP as proposed, would replace any necessary development permits, such as Warrants, Waivers, Exceptions, and Variances, and would be processed in a faster manner than those permits under the main conditions in Article 7 of Miami 21. Additionally, the SAP Permit would only be appealable by the applicant, in this case the Applicant of this SAP. C. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) The SAP area is currently designated Public Parks & Recreation on the 2020 Future Land Use Map ("FLUM"). The Applicant is proposing a Comprehensive Plan Amendment in addition to this SAP application that would amend the FLUM, further described and illustrated in section B: Background, under Proposal. The Public Parks & Recreation FLU designation allows no residential development and limits development to 25 percent of the lot area. The proposed FLU designation for the 5.38-acre portion of the site, Restricted Commercial, allows 150 dwelling units per acre and a liberal amount of land uses. For the hotel portion of the property, the proposed FLU designation of Restricted Commercial would allow that use and its associated amenities. The Interpretation of the 2020 Future Land Use Map states "Both passive and active recreational uses shall be permitted including but not limited to nature trails, interpretive centers, picnic areas, playgrounds, canoe trails and launches, small concession stands, restrooms, gyms, swimming pools, athletic fields, cultural facilities, marine and marina facilities and other facilities supporting passive and active recreational and cultural uses." For the remaining 13.2 acres of the SAP area, the proposed amendments to the uses would adhere to the existing FLU designation of Public Parks & Recreation, were they to be developed in a recreational and cultural Page 6 of 13 nature. While most of the uses, such as "Trails and Gardens" and "Flamingo Lake", are inh there are some uses for which there is insufficient information to be able to determine defi be recreational or cultural in nature. Finding: Staff finds the SAP consistent, conditioned on the development of all uses in a m consistent with the Interpretation of the 2020 Future Land Use Map. Miami 21 Code Civic Space Portion For the 13.2-acre portion of the property that is to remain designated as CS on the Miami 21 Atlas, the proposed regulations are more restrictive than surrounding Transect development regulations. The most restrictive abutting Transect Zone is T5, across Biscayne Bay, which allows a height maximum of five stories, which is generally 70 feet (77' in O/L, 70' in R, based on regulations in Section 3.5.2 of Article 3 of Miami 21). This SAP proposes a height limitation of 55 feet for development in the CS portion of the SAP. NOTICE This submttal needs to be scheduled fora public nearing In accordance wM tlmednes set torch In the Clty nr Miami Cotle. The applicable tlecision-malcng hod,. renewtbe Ion at the public hearing to render recommendation or a ling I decision. PZ-19-4392 11/30/20 T6-12-0 Portion The 5.38-acre portion of the property that is proposed to be rezoned from CS to T6-12-0 follows the footprint of the existing garage and entry buildings. The T6-12-0 Transect allows up to 12 stories, with additional bonus height allowed. The SAP proposes eliminating the additional bonus height and establishes the 130-foot height that is stipulated in the Fifth Modification to the Jungle Island Lease Agreement, effective March 6, 2019. The proposed plans for the new parking garage propose two additional floors of parking. Where there are two floors of parking today, there would be four under the proposed plans, using the same exact footprint as the existing garage. { .1 r I"= & I 4 Figure: excerpt from page A-001 "Proposed Hotel Site Plan" details the footprint of the proposed redevelopment of the existing garage. The Ichimura Japanese Garden can be seen on the right side of the graphic. The proposed hotel would then sit atop of the parking deck. With most of the top floor of the parking deck dedicated to open, green space and amenities, the hotel building would be loaded along the eastern edge of the parking garage. This orientation would move most of the building's mass away from the most visually impacted sides, the Ichimura Japanese Garden and the Macarthur Causeway, and minimize the impact of the building's shadow on the park's existing natural areas. In addition, the proposed hotel's facade facing the Ichimura Japanese Garden would be articulated with an undulating design and open balconies, as opposed to solid walls. The figures below show the proposed massing for the redeveloped parking garage and hotel. Page 7 of 13 This submldal needs to scheduled fora public nearing In accordance toed., tlmednes set tort In the Clty IN Miami Cotle. The applicable tlecision-malcng hod,. renewtle Inbmiaeon at the public hearing to render a recommendation or a ling I decision. PZ-19-4392 11/30/20 Figure: two massing diagrams showing the proposed redevelopment of the garage and newly proposed hotel. Additionally, the SAP proposes a treatment to the side of the parking garage facing the Ichimura Japanese Garden which includes a "signature artistic staircase" that would further connect the hotel and roof deck with the garden. The illustrations below show the relationship between the proposed parking garage redevelopment and the existing Ichimura Japanese Garden. Figure: a landscaping plan rendering (left) showing the area connecting the SAP and the Ichimura Japanese Garden and a rendering (right) showing the signature artistic staircase that would connect the hotel development with the garden. SAP Criteria 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 1 — The SAP application was submitted by a singular holder of the lease for two abutting properties, containing approximately 18.61 acres of land. Finding 1 - Consistent Criteria B: "A Special Area Plan shall be approved by the process of rezoning with or without Transect Changes". • Analysis — The SAP proposes amendments to Miami 21, but also proposes a Transect Change for 5.38 acres of land within the lease property. The SAP proposes to change the Transect from CS, Civic Space, to T6-12-0, Urban Core Transect- Open. This change is requested to legally permit the hotel use that City of Miami voters approved to be included in the lease modification and extension. As it is situated in this proposal, the T6-12-0 portion of the SAP area is separated from most of the sensitive surrounding uses, most notably, the T5 properties to the north across Biscayne Bay. However, the abutting Ichimura Japanese Garden remains the adjoining property most impacted. As discussed earlier in this analysis section, the proposed hotel and parking garage are of a design that account for the impact to the garden. As such the site plans submitted with this application ensure new development that will not adversely impact the garden, by moving the bulk of the new hotel development to an orientation that faces away from the garden. In addition, the SAP proposes architectural treatments to the garage and hotel that would complement the design and location of the Ichimura Japanese Garden. • Finding - Consistent 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 Jungle Island SAP consists of the singular, leased property containing the Jungle Island theme park. As such, the SAP does not propose any Thoroughfares internal to the SAP,ainorce13 the theme park is an enclosed area with controlled entry for pedestrians. In th. proposed special guidance for development along a Thoroughfare. Addition provide a master plan of site development (as opposed to the submitted Jun Plan, which addresses the general location of Use classifications). Transect Zones are identified through the proposed rezoning of the southeastern T6-12-0, as discussed in the analysis for Criteria B. Finally, the SAP assigns Civic Space Types on page A-001.4 of the submitted plans. Of t feet within the SAP area, the Applicant has identified 117,750 square feet (18.3 percent) types that meet the definitions with Article 4 of Miami 21. • Finding - Consistent Criteria D: "A Special Area Plan shall include a map of the Thoroughfares and Transect Zones, and the standards that deviate from the requirements of Article 5". • Analysis — The plans submitted with the SAP application identify the Transect Zones applicable to the proposal, existing, remaining, and proposed. In addition, the submitted Regulating Plan includes the proposed standards that deviate from the requirements of Article 5. • Finding - 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 — Page A-001.4 of the submitted plans identifies the proposed Civic Space Types within the SAP area. With the spaces identified, approximately 18.3 percent of the total SAP area is reserved for Civic Space Types. The Civic Space Types spread across the SAP area and are a total of 117,750 square feet. • Finding - 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. • Finding - 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 —As part of the supplemental regulations listed in Article 6, Section 6.3.7.1.i of the Regulating Plan, any Building over 5,000 square feet is reviewed and approved through an SAP Permit. Any Building smaller than 5,000 square feet that is being built within its assigned Use classification may be built By Right. • Finding — Any new Building that could potentially create an external impact would be go through internal review through the SAP Permit process. Additionally, in order to comply with this section of Article 3, the Planning Department should be included in the review of a By Right Building Permit to ensure it complies with the regulations of this SAP. Staff finds the request 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 — There are no Thoroughfares assigned through this SAP. As discussed earlier, the site is entirely enclosed with controlled entry, and internal circulation is completely pedestrian. As such there are no Thoroughfares to identify through this criterion. • Findings — Not applicable This submittal needs to. scheduled bra pub, nearing In accordance tooth timAinea sailor, In the City or Miami Code. The applicable decision -making hotly . renew McInbmiaton at the public bearingrender recommendation or a hna I decision. PZ-19-4392 11/30/20 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. Page 9 of 13 • Analysis — The proposed SAP does not include retail frontages at sidewalk lev • Findings — Not applicable 3) Gallery or Arcade Frontage, requiring that a Building provide a permanent cover ov cantilevered or supported by columns. The Gallery or Arcade Frontage may be combined as shown in Article 4, Table 6. Gallery or Arcade Frontage within the First Layer may a Space requirements. • Analysis — The proposed SAP does not include Gallery or Arcade Frontages. • Findings — Not applicable. 4) Build -to -lines that differ from Transect Zone Setback requirement. • • Thissubmttal needs to scheduled for a public nearing In accordance wM tlmednes set tort In the Clty or Miami Dade. The applicable decision-malcng body .1. renewtbe Amnia -bon at the put,. hearing to render a recommendagonor a'Mal decision. PZ-19-4392 11/30/20 Analysis — Illustration 5.6 of the Regulating Plan proposes the elimination of setbacks for the T6 portion of the SAP area, however there are no build -to lines proposed through the SAP. 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 proposed SAP does not contain any Terminating Vistas. • Findings — Not applicable 6) A Pedestrian Passage, requiring a minimum twenty (20) foot wide pedestrian access be reserved between Buildings. • Analysis — As an almost entirely enclosed site, public circulation within the SAP area is pedestrian. The SAP only proposed site planning for redeveloped parking garage and new hotel. No Pedestrian passages are proposed. • Findings — Not applicable 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 — There are no historic resources in the area of the SAP. • Findings — Not applicable 8) Area Design Guidelines. • Analysis — The SAP does not propose any Area Design guidelines. • Findings — Not applicable 9) A parking management program that enables shared parking among public and private Uses. • Analysis — Being a singular establishment (with expanded services), the proposed parking garage accounts for the parking spaces needed to accommodate the existing theme park and the new hotel. • Findings — Not applicable 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 — Development capacity and heights in the proposed SAP fall within the regulations of the pertinent Transect Zones. As such these standards to not deviate from the development capacities and heights found in Article 4. Findings — Consistent 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: Rezone 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, Page 10 of 13 objectives and policies of the Comprehensive Plan; the Miami 21 Code; and other city reg and justification for the proposed changes necessary." • Finding: The proposed uses in this SAP are consistent with the proposed Futur designation of Restricted Commercial. The Uses and Densities proposed are pro FLU designation. Further analysis of the Comprehensive Plan Amendment for the through the companion item PZ-19-4295. This sudmhlal needs to Ix scheduled bra putout nearing In accordance wM hmetines set torte In the City or Miami Code. The appl ca Ke tleeisionmalaing toady wit renew Me inlormanon at the co hhc hearing to render a r.ommendatron or a dnaldec aion. PZ-19-4392 11/30/20 Rezone 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". • Finding: The proposed rezone as part of the SAP would change a portion of the property's CS zoning to T6-12-0. Aside from CS, the only other directly abutting Transect Zone on Watson Island is T6-36A-O, a much more intense Transect Zone. In addition, the large properties and civic nature of Watson Island allows for development that is responsive to abutting conditions. Staff finds the request consistent. Rezone Criteria 3: "Special Area Plans shall be adopted by rezoning pursuant to the provisions of Section 3.9" • Finding: See Criteria A — G. In determining the appropriateness of the proposed Jungle Island SAP, the Planning Department reviewed this proposal and found that it maintains the goals of Miami 21. D. COORDINATED REVIEW COMMITTEE In compliance with Article 7, Section 7.1.1.3 of Miami 21, this proposed SAP was submitted to the agencies below for review by way of a Coordinated Review Committee (CRC) meeting. The CRC meeting was held on August 12, 2020 and subsequent comments are included with this application package. Present at the meeting and issuing comments for the CRC meeting were: • • • • • • • City of Miami Planning Department City of Miami Zoning Department City of Miami Building Department City of Miami Fire Department City of Miami Public Works Department City of Miami City Attorney's Office Downtown Neighborhood Enhancement Team (NET) Office E. RECOMMENDATION Pursuant to Miami 21 Code, Article3 and Article 7, of Ordinance 13114 ("Miami 21"), as amended, the Planning Department recommends Approval with Conditions of the Jungle Island Special Area Plan based upon the facts and findings in this staff report. The conditions included with recommendation are: 1) All development within the SAP boundaries shall be substantially in accordance with the concept plans batch stamped with this analysis and the Regulating Plan entitled "Appendix M: Jungle Island SAP", consisting of 24 pages, batch stamped with this analysis. 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. a. Prior to the issuance of any building permit, submit proof of compliance with any outstanding comments or conditions submitted through the Coordinated Review Committee or subsequent to that meeting from pertinent City of Miami reviewing departments. Page 11 of 13 3) The Applicant, owner, or successor must meet all applicable building codes, land regulations, ordinances, and other laws and pay all applicable fees due prior to the building permit. 4) The Applicant must comply with all applicable regulation of Chapter 24 entitled "Envir Regulations" of the Miami Dade County Code as amended. rnle submRtal needs to. scheduled bra public nearing In accordance wM tlmelinee set forth In the CV, Miami Cotle. The appliwtle derision -making hod,. rexewthe Inbmiaeon at the pubdc hearing to render a recommendae on or a finer i decld on. PZ-19-4392 11/30/20 5) Uses outlined in Section 6.3.7.a, Article 6, of the Regulating Plan, be developed in accordance with the Interpretation of the 2020 Future Land Use Map and be developed for passive and active recreational and cultural uses. 6) The Applicant, owner, or successor shall meet conditions identified in this Ordinance, with the SAP and all applicable local, state, and federal regulations. 7) 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. 8) Being located on the water's edge of Biscayne Bay, one of the City of Miami's most important ecological features, new development shall be designed to meet a high standard of resilience and sustainability and ensure that there are no adverse impacts to the health of the bay which will be confirmed by the Planning Department's review of all requested permits. 9) Any new Building that is not processed under an SAP Permit, and reviewed By Right as a Building Permit, shall include the Planning Department to ensure the development conforms to the minimum standards of this SAP. Jacqueline Ellis Chief of Land Development Attachments: Attachment 1— Regulating Plan Attachment 2 — Concept Plans NOTICE The decision may be appealed to the City Commission by any aggrieved party within fifteen (15) days of the date of rendition. The filing of an appeal, and payment of appropriate fee, may be submitted with the Hearing Boards Division in -person or online within 15 calendar days of the date of rendition. You Page 12 of 13 P U Boc may file online by clicking here htt Permitting s://www.miami Jacqueline Ellis Chief of Land Development ov.com/Services/Doin -Busines ePlan File NOTICE This eubmttal needs to . scheduled bra pubs nearing In accordance wM timelines set forth In the Clty nr Miami Cotle. The applicable decision-malcng hod,. renewthemiabon at the put. hearing to render recommendation or a final decision. PZ-19-4392 11/30/20 14-VIEW CO - Page 13 of 13 AERIAL EPLAN ID: PZ-19-4392 SPECIAL AREA PLAN NOTICE This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miaml Code. The applicade decision-makIng bodywill renew the Information al the public hearing to render a recommendation or a final decision. PZ-19-4392 11/30/20 ADDRESS: 1111 PARROT JUNGLE TRL & 1111 MACARTHUR CSWY 0 195 390 780 Feet MACARTHUR CSWy MIAMI 21 (EXISTING) EPLAN ID: PZ-19-4392 SPECIAL AREA PLAN NOTICE Thla submittal needs to be schedu led for a public hearing In accordance wilt hmellnes set forth in the City of Miami Code. The applica deolsion-ma king bodywill review the lnformagon at the public hearing to render a recommendation or a final decivon. PZ-19-4392 11/26/20 ADDRESS: 1111 PARROT JUNGLE TRL & 1111 MACARTHUR CSWY 0 190 380 760 Feet MIAMI 21 (PROPOSED) EPLAN ID: PZ-19-4392 SPECIAL AREA PLAN This submittal needs to be scheduled fora pubic hearing In accordance wM1h timelines set forth in the City of Miaml Code. The applicade decision-makIng bodywill renew the Information al the public hearing to render a recommendation or a final decision. PZ-19-4392 11/30/20 ADDRESS: 1111 PARROT JUNGLE TRL & 1111 MACARTHUR CSWY 0 190 380 760 Feet PLANNING DEPARTMENT Project Fact Sheet This document is used to provide a summary for Planning Department related proj PROJECT INFORMATION Project Name: Jungle Island Special Area Plan Project Address: 1111 Parrot Jungle Trail & 1111 Macarthur Causeway APPLICANT INFORMATION Company Name: ESJ JI Leasehold, LLC Primary Contact: Spencer Crowley Email: spencer.crowley@akerman.com Secondary Contact: Email: This application has a companion Comprehensive Plan Amendment, PZ-19-4295, corresponding to the Transect change for the 5.38 acres. 1 ': : U ct NOTICE This submittal needs to be scheduled fora public hearing In accordance wM1h timelines set forth in the City of Miami Code. The applicade decision -making body ...AIL renew the information at the pubc hearing to render a recommendation or a final decision. PZ-19-4392 11/26/20 Lead Staff: Ryan Shedd Principal Division: Community Planning Email: rshedd@miamigov.com PROJECT DESCRIPTION i The request would establish the Jungle Island Special Area Plan. This SAP would rezone 18.61 acres: changing the Transect for 5.38 acres from CS, Civic Space to T6-12-0, Urban Core Transect Open and would adopt modified land development regulations for all 18.61 acres. Webs Link(s): BOARD REQUIREMENTS n HEPB n PZAB n UDRB n WDRC n City Commission n AIPP GRAPHIC(S) Transect Zone(s): CS Commissioner District(s): 2 NET Office(s): Downtown Department Director: Francisco Garcia Revision Date: 1/15/2020