HomeMy WebLinkAboutSubmittal-Planning Department-PZAB Meeting SubmittalR A S C O I KLOCK
ATTORNEYS
R A S C O I KLOCK I PEREZI NIETO
Paul C. Savage*
Tel. 305.476.7o92
Fax 305.675.4689
psavage@rascoldock.com
*FLORIDA BAR BOARD CERTIFIED IN CITY, COUNTY AND LOCAL GOVERNMENT LAW
February 11, 2021
BY EMAIL (CIO Hearing Boards (OZamora@miamigov.com))
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
City of Miami
3500 Pan American Drive
Miami, Florida 33133
Honorable Members
Planning, Zoning & Appeals Board (PZAB)
City of Miami
3500 Pan American Drive
Miami, Florida 33133
Re: PZAB File Id. #8076; February 17, 2021 Agenda Item PZAB.1
Application for Amendment of the Miami Design District Retail Street
Special Area Plan
Request for Recognition of Intevenor Status
Dear Chair Garavaglia and Honorable Members:
I am writing on behalf of MacArthur Properties III, LLC ("MacArthur"), as the owner of
real property directly to the East of the most intensive proposed change to the Miami Design
District Retail Street Special Area Plan ("Design District SAP") to submit this request to
recognize MacArthur as an intervenor. This letter will summarize below the reasons why
MacArthur is entitled to intervenor status in connection with the pending Application to Amend
the Design District SAP (or "Application").
I'. Intervenor Status Under the Text of Miami 21.
Miami 21 defines "Intervenor" as: "a person whose interests in the proceeding are
adversely affected in a matter greater than those of the general public." §7.1.4.3(d), Miami 21
Code. The governing Code further defines "Abutting" as specifically including properties
situated across the street from the subject property, as follows: "Abutting properties include
properties across a street or alley." § 1.2, Miami 21 Code.
MacArthur's Property is located at 3701 Biscayne Boulevard, 3737 Biscayne Boulevard,
306 N.E. 38th Street, and 316 N.E. 38th Street, Miami, Florida and identified by Miami -Dade
County Tax Folio Nos. 01-3219-019-0230, 01-3219-019-0190, 01-3219-011-0310, and 01-3219-
011-0290 (the "MacArthur Property"). The MacArthur Property is generally located on the
Southeast corner of Biscayne Boulevard and N.E. 38th Street, which is situated on the same
cross street and directly across Biscayne Boulevard, and is thus "abutting" the Design District
SAP boundary, and 3750 Biscayne Boulevard or the "Tuttle South" Site.
2555 PONCE DE LEON BLVD.. SUITE BOO. CORAL GABLES, FLORIDA 33134 PH: 305.476.7100 FAX: 305.476.7102
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Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
February 11, 2021
While the proposed Design District SAP Amendment seeks to enact many changes that
will impact MacArthur's property (i. e., wholesale density and intensity transfer provisions), most
alarming is the fact that the Tuttle South Site is singled out by the Application to receive a
special height exceedance under the Application that would never be authorized under the
existing Design District SAP or Miami 21. The following Illustration 4 from the Staff Analysis
depicts the Tuttle South Site (outlined in red) and the MacArthur Property (highlighted in
yellow) immediately abutting the East elevation of the Tuttle South Site:
Illustration 4: "Gateway Site South" or *Tuttle South"
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Regulating Plan Section "3,14.3 Gateway Sites" establishes the criteria required for Gateway
Site North (illustrated above) to achieve a height of thirty-six (36) stories. The criterion requires
the development to be of exceptional architectural merit (to be determined by the Planning
Director), to provide a 10,00M square feet Civic Space, to provide public art, and to facilitate
public outreach before seeking construction permits.
Staff Analysis at p. 6 (Yellow hi -lighting of MacArthur Property and height text added).
The special zoning treatment sought for the Tuttle South Site under the Application will
adversely affect MacArthur's interests as an abutting property owner in manner that is "greater
than those of the general public" as contemplated by Miami 21. The proposed regime will grant
an out -of -context height exceedance and the ability to concentrate unused density and intensity
from throughout the Design District SAP onto the Tuttle South Site. Professional Staff points
out in their Report and presentations that "no site may exceed the 'hard maximum' prescribed for
the respective transect" under Miami 21's form based Coded. Staff Analysis at 4. However, the
special treatment afforded the Tuttle South Site under the Amendment repeals this catch-all
safety net or guard rail fundamental to Miami 21 as a form -based Code. Specifically, by
granting an out -of -context and non -successional height exceedance for the Tuttle South Site, the
Miami 21 building "form" limitation that would normally be in place to constrain the overall
development program is thrown out the window.
2
RASCO KLOCK PEREZ NIETO
2555 PONCE DE LEON BLVD., SUITE SOO, CORAL GABLES, FLORIDA 33134
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
February 11, 2021
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
Moreover, the out -of -context height treatment for the Tuttle South Site destroys the
"successional" zoning policy that undergirds the entire theory of Miami 21: "Transect Zones are
sequential in Intensity: successional zoning changes shall only be permitted sequentially and
respecting transitions across Abutting Transect Zones as provided in Article 7." §2.1.3, Miami
21 titled "Transect Principals." What this means is that MacArthur, along with all property
owners, are protected by Miami 21 to be free from dramatic single rezonings greater than one
level of Intensity. This is what prevents out -of -context structures that tower in comparison to
adjacent properties. The Application seeks to strike entirely Article 4, Table 2 governing height
across the Transect Zones and grant a special height allowance for the single Tuttle South Site.
See Proposed Appendix F at F.25 (proposing to strike Table 2 providing for Design District
height limitations, with an existing maximum of twelve stories).
The cumulative effect of the development exceedances contained within the Application
will present dramatic increases in height, density and intensity of development for the Tuttle
South Site, with resulting traffic and other adverse impacts, all of which will be concentrated and
foisted upon the abutting MacArthur Property. The MacArthur Property is the only property in
the City with its principal frontage facing the Tuttle South Site along Biscayne Boulevard. Also,
the MacArthur Property will be uniquely impacted by all of the traffic emanating from the Tuttle
South Site as it seeks direct and convenient ramp access to I-195, the principal East-West
thoroughfare connecting the Design District to Miami Beach and Miami International Airport.
Thus, without leaving the four corners of the Miami 21 Code text and the Application and Staff
Analysis, MacArthur satisfies the Miami 21 definition of an "Intervenor" as defined by the Code.
Based upon the foregoing, we respectfully request that the Planning, Zoning and Appeals Board
recognize MacArthur as an Intervenor in this process.
II. Intervenor Status Under Florida Case Law.
A. The Renard Test: "Interest Exceeding the General Interest in Community
Good Shared in Common With All Citizens."
While MacArthur's status as an Intervenor is satisfied by the express Miami 21 Code
provisions and facts within the Application itself, in addition and in an abundance of caution,
MacArthur also has a "definite interest exceeding the general interest in community good
share[d] in common with all citizens" under the test developed by the Florida Supreme Court.
Renard v. Dade County, 261 So. 2d 382, 837 (Fla. 1972). Because the definition of "Intervenor"
in Miami 21 tracks this language, MacArthur similarly satisfies this test as enunciated by the
Florida Supreme Court. The following bullet points outline the facts presented here that readily
satisfy the case law -based analysis:
Ownership of Abutting Property. As established above, MacArthur owns abutting
parcels directly across Biscayne Boulevard, which is defined as "abutting" by the Code. The
MacArthur Property's principal frontage abuts the South Tuttle Site along Biscayne Boulevard,
and both properties share frontage along N.E. 38th Street and rely on its ramp access for direct
and convenient access to I-195.
3
RASCO KLOCK PEREZ NIETO
2555 PONCE DE LEON BLVD., SUITE 600, CORAL GABLES, FLORIDA 33134
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
February 11, 2021
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
Character of the Neighborhood / Type of Change. The Design District SAP is unique
in the City with many special characteristics, one of which being that it has never allowed a
height exceedance or density transfer as is sought by the Application for the Tuttle South Site.
MacArthur is not merely across the street from a boundary of the Design District SAP and thus
impacted by the density transfer and other provisions affecting the entire Design District SAP,
but stands to be uniquely burdened by the focused up -zoning of the Tuttle South Site directly
across the street from its Property sought by the Application. The proposed Design District SAP
Amendment itself recognizes the special neighborhood concerns presented by the redevelopment
of the "Gateway Sites" (which include the Tuttle South Site) by imposing a requirement that the
Applicant meet with "representatives of the Bay Point Property Owners and Buena Vista East
Historic Neighborhood Association not less than fifteen (15) days in advance of submitting any
redevelopment site plans for the Gateway Site." See Proposed Amendment at F.23. While the
requirement to meet with these neighborhood groups is applauded, MacArthur as the owner of
abutting property -- with its principal frontage facing the South Tuttle Site -- faces an even more
direct adverse impact than the members of these important neighborhood associations. For all of
the foregoing reasons, MacArthur as an abutting owner has even more particularized standing
than those who may be generally affected by the Design District SAP Amendment, much less
than the citizenry at large.
Mail -Out Notice. While evidence of being within required mail -out radius for the
subject Item is not entirely dispositive, it is an important factor indicating standing under the
recognized legal test: "The fact that a person is entitled to receive notice under the zoning
ordinance is a factor to be considered on the question of standing to challenge the proposed
zoning action." Renard v. Dade County, 261 So. 2d 382, 837 (Fla. 1972). As can be seen from
the attached Composite Exhibit A, all four of the MacArthur Properties are on the mail out
notice list for this Application. Again, while receipt of the mail -out notice is not 100%
dispositive of the issue, it is a long -recognized factor to be considered as strong indicia of
standing.
Adverse Impacts. The transfer of development rights and height exceedance afforded
by the Application will work to focus, funnel and concentrate transferred density and brand new
additional height upon the Tuttle South Site abutting the MacArthur Property. The cumulative
effect of the proposed Design District SAP Amendment will work to accumulate and amass
unused development rights from other properties and heap them onto the Tuttle South Site
abutting the MacArthur Property. Furthermore, the Application does not provide any data or
analysis related to the level of service capacity or confirm that the Design District SAP
Amendment satisfies adopted levels of service concurrency for public infrastructure, including
traffic and schools, as required by the Miami Comprehensive Neighborhood Plan and the Miami
Code of Ordinances.
Type of Application. While couched as a legislative ordinance, the Design District SAP
Amendment seeks to vest the Tuttle South Site with density and intensity that can be transferred
onto the Site, together with height unprecedented within the Design District SAP or surrounding
area, and thus authorize a residential or mixed use tower adjacent to MacArthur's Property. The
Application seeks to secure these entitlements by way of purported legislation without tracking
4
RASCO KLOCK PEREZ NIETO
2555 PONCE DE LEON BLVD., SUITE 600, CORAL GABLES, FLORIDA 33134
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
February 11, 2021
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
the evidentiary burdens, required findings, and other community protections that would be
afforded in a more typical process focused solely on a given rezoning or variance. What is
worse, the Applicant could not achieve these entitlements under Miami 21 via rezoning, variance
or other proceedings because Miami 21 only allows for "successional" zoning such that a zoning
change may be made only to the next intensity Transect Zone. What the Application seeks with
regard to height for the Tuttle South Site or "Gateway Site" will essentially change the zoning
designation of the Tuttle South Site from T6-12 to T6-36. Further, this height exceedance will
be absent payment of any public bonuses to bridge the gap between the currently allowable
height of twelve stories and the proposed thirty-six stories. Instead, the proposed Amendment
provides a laundry list of public benefits already provided within the Design District SAP and
then recites that "Tuttle South is eligible for Bonus Height ... due to the public benefits that the
Miami Design District SAP project has provided to the City to date ...." See Proposed
Appendix F at F.22. Miami 21 provides for the conveyance of on -site public space in a manner
that is "one-to-one" equivalent with the bonus floor area or height granted: "For each square
foot of dedicated public Park or Open Space provided, the development shall be allowed an
equivalent amount of development Floor Area up to the Bonus Height...." See Article III
(Public Benefits), §3.14.4.b.2. Under the pending Application that side steps these requirements,
the Gateway Sites are to provide only 10,000 square feet of Civic Space in the face of a potential
approximately 240,000 square feet of bonus area with the additional height being allowed.
The Professional Staff Analysis provides that "the "Gateway Site" is the only property
that will be allowed to exceed the currently enabled height of 20 stories, to a new maximum of
36 stories." See Staff Report at page 11, Criteria No. 10. In all of the City, the MacArthur
Property will be impacted the most by the increased transferred density and height focused onto
the Tuttle South Site, all without typically required public benefits. MacArthur's definite interest
consequently far exceeds the general interest in the community good held by the citizenry at
large, and requires formal Intervenor participation in this proceeding to protect its rights.
B. The Renard Test Applicable to an Unlawful Ordinance.
A close reading of the Renard case reveals that in addition to the "interest exceeding the
general interest in community good" test discussed above and paraphrased within Miami 21,
standing is also recognized for those parties who are challenging the subject ordinance as
unlawfully enacted. If an affected resident is alleging that a given zoning ordinance is not
merely unreasonable but unlawful (such as for failure to provide notice), then "any affected
resident, citizen or property owner of the governmental unit in question has standing to challenge
such an ordinance." Renard at 838.
Far from enacting a developmental "speed limit" across a large area of the City, as is the
proper subject of an Ordinance, the Application seeks to change the development program for
individual parcels. For example, the Design District SAP Amendment seeks to modify glazing
requirements for a single site as it "reduces the glazing requirement to 60% for the first 100 feet
east from N.E. 1st Avenue," as well as authorize increased density and height at the single Tuttle
South Site. Staff Analysis at pages 5-6. The Application disguises the Tuttle South Site
exceedances under a cloak of purported "legislation." Hidden under this cloak is a one-two
5
RASCO KLOCK PEREZ NIETO
2555 PONCE DE LEON BLVO., SUITE BOO, CORAL GABLES, FLORIDA 33134
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
February 11, 2021
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
punch of a wholesale development rights transfer mechanism within the Design District (with no
public benefit required of contributing sites, such as historic preservation or green space), and a
poorly disguised single -site spot -zone of the Tuttle South Site to T6-36. As explained above,
what is particularly egregious is that these entitlements could not be lawfully achieved even if
they were more appropriately handled in a site specific or project specific process under Article
VII because Miami 21 imposes "successional" zoning changes to avoid the very mischief at play
in the present Application.
Seeking an Amendment of the Design District SAP to secure entitlements on one Parcel
for a single contemplated tower with a height that is out -of -context is not a lawful use of the
Special Area Plan ordinance and Miami 21 amendment process. See §3.3 .1.b ("A Special Area
Plan shall be approved by the process of rezoning with or without Transect Changes.);
§7.1.2.8.f.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."). Further Section
3.9.1(h)(10) expressly provides that a Special Area Plan may include: "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." (emphasis added). Thus MacArthur not only objects to the
Application on several grounds going to the substantive merits, but also on the grounds that the
Application directly violates Miami 21 such that the eventual ordinance, if enacted, will be
unlawful. Under Renard, this kind of legal challenge is recognized as an additional legal reason
to recognize a distinct interest and standing. See Exhibit B (Order of the Circuit Court,
Appellate Division from appeal of Miami World Center street vacation recognizing the standing
of a nightclub under Renard on account of its: participation at hearings; proximity on the subject
street; and for bringing a challenge based upon the illegality of the enactment).
In summary, under all three of the recognized tests: (a) the plain text of Miami 21
defining "Intervenor" and "Abutting"; (b) the "definite interest exceeding the general interest in
community good" test under the Renard decision; and (c) the "not properly enacted" test under
Renard, MacArthur possesses standing to participate as an Intervenor in this proceeding.
For all of the foregoing reasons, MacArthur respectfully requests that the Planning,
Zoning and Appeals Board recognize MacArthur as an Intervenor as defined by Miami 21.
Finally, MacArthur reserves the right to submit additional arguments, materials and evidence
both prior to and during any upcoming hearings before the Planning, Zoning and Appeals Board,
City Commission, or other public hearings.
Sincerely,
Paul C. Savage, Esq.
6
RASCO KLOCK PEREZ NIETO
2555 PONCE DE LEON BLVD., SUITE 600, CORAL GABLES. FLORIDA 33134
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
February 11, 2021
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
cc: City of Miami Planning and Zoning Appeals Board Members
MacArthur Properties III, LLC
Olga Zamora, City of Miami Hearing Boards
Amber L. Ketterer, Esq., Assistant City Attorney (AKetterer@miamigov.com)
Cesar Garcia -Pons (cgarciapons@miamigov.com)
David Snow (dsnow@maimigov.com)
Kevin Martin (kmartin@miamigov.com)
Jacqueline Ellis (jellis@miamigov.com)
Rafael Rodriguez (rafaelrodriguez@miamigov.com)
7
RASCO KLOCK PEREZ NIETO
2555 PONCE DE LEON BLVD., SUITE 600, CORAL GABLES, FLORIDA 33134
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
February 11, 2021
Composite Exhibit A
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
(Mail -Out Notices to MacArthur)
8
RASCO KLOCK PEREZ NIETO
2555 PONCE DE LEON BLVD., SUITE 600, CORAL GABLES, FLORIDA 33134
"N
CITY OF MIAMI
NOTICE OF PUBLIC HEARING. ..0 .11.0q. /(p
Notice to the Public, Subject Property Owner(s) and Owners of Real Estate within 500 Feet
A public hearing will be held before the Planning, Zoning and Appeals Board as follows:
Date: Wednesday, -November 18, 2020 Time: 6:30 PM
Place: CITY HALL LOCATED AT 3500 PAN AMERICAN DRIVE, MIAMI, FLORIDA 33133. MEMBERS OF THE PUBLIC CAN
VIEW AT WWW.MIAMIGOV.COM/TV, YOUTUBE, AND CHANNEL 77 (COMCAST ONLY CITY OF MIAMI RESIDENTS).
•
MEMBERS OF THE PUBLIC CAN LEAVE PRERECORDED PUBLIC,COMMENT BY CALLING 305-250-5352 FOR SCHEDULED
AGENDA ITEMS. THE PUBLIC MAY ALSO PREREGISTER, ONLINE AT WWW.MIAMIGOV.COMNIRTUALBOARDS OR BY
CALLING 305-250-5354, TO PROVIDE LIVE PUBLIC COMMENT BY PHONE DURING THE MEETING. THOSE THAT
PREREGISTER WILL RECEIVE A CALL THE EVENING OF THE MEETING (APPROX. 6:45PM) TO ADDRESS THE BOARD
BY PHONE DURING THE PUBLIC COMMENT PORTION OF THE MEETING. THE DEADLINE TO SUBMIT PRERECORDED
PHONE MESSAGES AND TO PREREGISTER IS NOVEMBER 17, 2020 BY 5:00 PM. PUBLIC COMMENT SUBMITTED AFTER
THE DEADLINE MAY NOT BE PLAYED DURING THE MEETING. PREREGISTRATIONS AFTER THE DEADLINE MAY NOT
BE CALLED. PUBLIC COMMENT MAY ALSO BE SUBMITTED VIA AN ONLINE COMMENT FORM, WHICH MAY BE
SUBMITTED UNTIL THE CHAIRPERSON CLOSES PUBLIC COMMENT. PUBLIC COMMENT MAY ALSO BE PROVIDED LIVE
AT CITY HALL, 3500 PAN AMERICAN DR, MIAMI, FLORIDA. ALL PUBLIC COMMENT SHALL BE MADE PART OF THE PUBLIC
RECORD. **PLEASE VISIT WWW.MIAMIGOV.COMNIRTUALBOARDS FOR DETAILED INSTRUCTIONS ON HOW TO
PROVIDE PUBLIC COMMENT USING THESE OPTIONS OND AFTER NOVEMBER 12, 2020 AT 5:00PM. ** ANY EXPERT -
WITNESS THAT CHOOSES TO APPEAR REMOTELY TO PROVIDE EXPERT TESTIMONY MUST MAKE ARRANGEMENTS
-T0 BE SWORN-fN BY OATH -OR AFFIRMATION AT THEIR LOCATION BY AN-INDIVIDUALQUAL-IFIED-TO PERFORM SUCH
DUTY. PROCEDURES FOR PLANNING AND ZONING AS WELL AS QUASI-JUDICIAL HEARINGS HAVE BEEN
TEMPORARILY MODIFIED BY ORDINANCE NOS. 13903 AND ORDINANCE 13914 DUE TO THE NOVEL CORONAVIRUS
(COVID-19) PANDEMIC.
Petition(s) to consider the following:
8076 RECOMMENDING APPROVAL, WITH CONDITIONS, OF AN ORDINANCE OF THE MIAMI CITY COMMISSION
PURSUANT TO ARTICLES 3 AND,7 OF THE MIAMI 21 CODE FOR THE AMENDMENT TO THE PREVIOUSLY APPROVED
"MIAMI DESIGN DISTRICT RETAIL STREET SPECIAL AREA PLAN" ("MDD SAP"), AS MORE PARTICULARLY DESCRIBED
IN EXHIBIT'"A" AND EXHIBIT "B"; THE AMENDMENT PROPOSES: A) UPDATING THE SAP ENTITIES TO REFLECT THE
LATEST OWNERSHIP; B) AMEND REGULATIONS ON OUTDOOR DINING AND ART INSTALLATIONS; C) CHANGES TO THE
PERMITTED USES ARTICLE 4 TABLE 3; D) MODIFY FAQADE REQUIREMENTS ALONG NE 38TH STREET; E) ESTABLISH
A DENSITY AND INTENSITY TRANSFER PROGRAM; F) DESIGNATE GATEWAY SITES AND REGULATIONS FOR GATEWAY
SITES.
*Sd
City of Miami -
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7019 2280 0000 5750 8165
Planning Department, Hearing Boards Division
444 SW 2nd Avenue, 3rd Floor
Miami, Florida 33130
http://www.miamigov.com/hearing_boards/
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The PETITIONER or the PETITIONER'S LEGAL REPRESENTATIVE must be present al this hearing. All interested real estate
owners are invited to express their views.
The petition and supporting papers for this public hearing and complete legal description of the subject property, where
applicable, are on file with Hearing Boards, 444 SW 2nd Avenue, 3rd Floor, Miami, Florida, 33130 and are available for review
during work hours. Phone: (305) 416-2030.
Any person who receives compensation, remuneration or expenses for conducting lobbying activities is required to register as
a lobbyist with the Office of the City Clerk at (305) 250-5360 prior to engaging in lobbying activities before city staff, boards,
committees or the City Commission.
In accordance with the American with Disabilities Act of 1990, all persons who require special accommodations in order to participate
in this meeting should contact the Office of the City Clerk at (305) 250-5360 at least three days prior to the proceeding.
Should any person desire to appeal any decision made with respect to any matter considered at this meeting or hearing, he or she
shall ensure that verbatim record of the proceedings is made including in all testimony and evidence upon which any appeal may be
based (F/S 286.0105).
.n 04-22-2021, Cit C erg
•
7019 2280 0000 5750 8165
PLACE CKER AT TOPO FENVE(OPE TO THE RIGHT
OFTHE RETURN ADDRESS' FOLD AT DOTTED`UNE
CITY OF MIAMI
NOTICE OF PUBLIC HEARING
Notice to the Public, Subject Property Owner(s) and Owners of Real Estate within 500 Feet
A public hearing will be held before the Planning, Zoning and Appeals Board as follows:
Date: ' Wednesday,November 18, 2020 ,Time: 6:30 PM
Place: CITY HALL LOCATED AT 3500 PAN AMERICAN DRIVE, MIAMI, FLORIDA 33133. MEMBERS OF THE PUBLIC CAN
VIEW.AT WWW:MIAMIGOV.COM/TV, YOUTUBE, AND CHANNEL 77 (COMCAST ONLY CITY OF MIAMI RESIDENTS).
•
MEMBERS OF THE PUBLIC CAN LEAVE PRERECORDED PUBLIC,COMMENT BY CALLING 305-250-5352 FOR SCHEDULED
AGENDA ITEMS. THE PUBLIC MAY ALSO PREREGISTER, ONLINE AT WWW.MIAMIGOV.COMNIRTUALBOARDS OR BY
CALLING 305-250-5354, TO PROVIDE LIVE PUBLIC COMMENT BY PHONE DURING THE MEETING. THOSE THAT
PREREGISTER WILL RECEIVE A CALL THE EVENING OF THE MEETING (APPROX. 6:45PM) TO ADDRESS THE BOARD
BY PHONE DURING THE PUBLIC COMMENT PORTION OF THE MEETING. THE DEADLINE TO SUBMIT PRERECORDED
PHONE MESSAGES AND TO PREREGISTER IS NOVEMBER 17, 2020 BY 5:00 PM. PUBLIC COMMENT SUBMITTED AFTER
THE. DEADLINE MAY NOT BE PLAYED DURING THE MEETING. PREREGISTRATIONS AFTER THE DEADLINE MAY NOT
BE CALLED. PUBLIC COMMENT MAY ALSO BE SUBMITTED VIA AN ONLINE COMMENT FORM, WHICH MAY BE
SUBMITTED UNTIL THE CHAIRPERSON CLOSES PUBLIC COMMENT. PUBLIC COMMENT MAY ALSO BE PROVIDED LIVE
AT CITY HALL, 3500 PAN AMERICAN DR, MIAMI, FLORIDA. ALL PUBLIC COMMENT SHALL BE MADE PART OF THE PUBLIC
_RECORp. "p1,,EASE VISIT WWW.MIAMIGOV.COMNIRTUALBOARDS FOR DETAILED INSTRUCTIONS ON HOW TO
PROVIDE PUBLIC COMMENT USING THESE OPTIONS ON OR AFTER NOVEMBER 12, 2020 AT 5:00PM. " ANY EXPERT
WITNESS THAT CHOOSES TO APPEAR REMOTELY TO PROVIDE EXPERT TESTIMONY MUST MAKE ARRANGEMENTS
'TO BE SWORN IN BY OATH OR AFFIRMATION -AT THEIR LOCATION BY- AN INDIVIDUAL QUALIFIED TO PERFORM SUCH
DUTY. PROCEDURES FOR PLANNING AND ZONING AS WELL AS QUASI-JUDICIAL HEARINGS HAVE BEEN
TEMPORARILY MODIFIED BY ORDINANCE NOS. 13903 AND ORDINANCE 13914 DUE TO THE NOVEL CORONAVIRUS
(COVID-19) PANDEMIC.
Petitlon(s) to consider the following: .
8076 RECOMMENDING APPROVAL, WITH CONDITIONS, OF AN ORDINANCE OF THE MIAMI CITY COMMISSION
PURSUANT TO ARTICLES 3'AND 7 OF THE MIAMI 21 CODE -FOR THE AMENDMENT TO THE PREVIOUSLY APPROVED
"MIAMI DESIGN DISTRICT RETAIL STREET SPECIAL AREA PLAN" ("MDD SAP"), AS MORE PARTICULARLY DESCRIBED
IN EXHIBIT•A" AND 'EXHIBIT °Q"; THE AMENDMENT PROPOSES: A) UPDATING THE SAP ENTITIES TO REFLECT THE
LATEST OWNERSHIP; B) AMEND REGULATIONS ON OUTDOOR DINING AND ART INSTALLATIONS; C) CHANGES TO THE
PERMITTED USES ARTICLE 4 TABLE 3;•D) MODIFY FAQADE REQUIREMENTS ALONG NE 38TH STREET; E) ESTABLISH
A DENSITY AND INTENSITY TRANSFER•PROGRAM; F) DESIGNATE GATEWAY SITES AND REGULATIONS FOR GATEWAY
SITES.
City of Miami
Planning Department, Hearing Boards Division
444 SW 2nd Avenue, 3rd Floor
Miami, Florida 33130
http://www.nniamigov.com/hearing _boards/
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File ID: 8076 - November 18, 2020 PZAB Meeting
MACARTHUR PROPERTIES III LLC
140 E 56 ST STE 1D
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CITY OF MIAMI c"--e52,0,9
NOTICE OF PUBLIC HEARING
Notice to the Public, Subject Property Owner(s) and Owners of Real Estate within 500 Feet
A public hearing will be held before the Planning, Zoning and Appeals Board as follows:
Date: Wednesday, November 18, 2020 Time: 6:30 PM
Place: CITY HALL LOCATED AT 3500 PAN AMERICAN DRIVE, MIAMI, FLORIDA 33133. MEMBERS OF THE PUBLIC CAN
VIEW AT WWW.MIAMIGOV.COM/TV, YOUTUBE, AND CHANNEL 77 (COMCAST ONLY CITY OF MIAMI RESIDENTS).
•
MEMBER$ OF THE PUBLIC CAN LEAVE PRERECORDED PUBLICSCOMMENT BY CALLING 305-250-5352 FOR SCHEDULED
AGENDA ITEMS. THE PUBLIC MAY ALSO PREREGISTER, ONLINE AT WWW.MIAMIGOV.COM/VIRTUALBOARDS OR BY
CALLING 305-250-5354, TO PROVIDE LIVE PUBLIC COMMENT BY PHONE DURING THE MEETING. THOSE THAT
PREREGISTER WILL RECEIVE A CALL THE EVENING OF THE MEETING (APPROX. 6:45PM) TO ADDRESS THE BOARD
BY PHONE DURING THE PUBLIC COMMENT PORTION OF THE MEETING. THE DEADLINE TO SUBMIT PRERECORDED
PHONE MESSAGES AND TO PREREGISTER IS NOVEMBER 17, 2020 BY 5:00 PM. PUBLIC COMMENT SUBMITTED AFTER
THE DEADLINE MAY NOT BE PLAYED DURING THE MEETING. PREREGISTRATIONS AFTER THE DEADLINE MAY NOT
BE CALLED. PUBLIC COMMENT MAY ALSO BE SUBMITTED VIA AN ONLINE COMMENT FORM, WHICH MAY BE
SUBMITTED UNTIL THE CHAIRPERSON CLOSES PUBLIC COMMENT. PUBLIC COMMENT MAY. ALSO BE PROVIDED.LIVE
AT CITY HALL, 3500'PAN AMERICAN DR, MIAMI, FLORIDA. ALL PUBLIC COMMENT SHALL BE MADE PART OF THE PUBLIC
RECORD. **PLEASE VISIT.., WWW.MIAMIGOV.COMNIRTUALBOARDS FOR DETAILED INSTRUCTIONS ON HOW TO
PROVIDE PUBLIC 'COMMENT USING THESE OPTIONS ON OR AFTER NOVEMBER 12, 2020 AT-5:OOPW-�*'AN�'1=XP "
WITNESS THAT CHOOSES TO APPEAR REMOTELY TO PROVIDE EXPERT TESTIMONY MUST MAKE ARRANGEMENTS
TO BE-SWORN-IMBYYOATH OR AFFIRMATION ATTHEIR LOCATION BY AN INDIVIDUAL QUALIFIED TO PERFORM SUCH
DUTY. PROCEDURES FOR PLANNING AND ZONING AS WELL AS QUASI-JUDICIAL HEARINGS HAVE BEEN
TEMPORARILY MODIFIED BY ORDINANCE NOS. 13903 AND ORDINANCE 13914 DUE TO THE NOVEL CORONAVIRUS
(COVID-19) PANDEMIC.
•
Petition(s) to cdrisiderthe following:
8076 RECOMMENDING APPROVAL, WITH CONDITIONS, OF AN ORDINANCE OF THE MIAMI CITY COMMISSION
PURSUANT•TO ARTICLES 3 AND 7 OF THE MIAMI 21 CODE FOR THE AMENDMENT TO THE PREVIOUSLY APPROVED
"MIANII`•bESIGN bISTRICT RETAIL STREET SPECIAL AREA PLAN" ("MDD SAP"), AS MORE PARTICULARLY DESCRIBED
IN' EXHIBIT•"A"-AND EXHIBIT "B"; THE AMENDMENT PROPOSES: A) UPDATING THE SAP ENTITIES TO REFLECT THE
LATEST OWNERSHIP; B) AMEND REGULATIONS ON OUTDOOR DINING AND ART INSTALLATIONS; C) CHANGES TO THE
PERMITTED 'USES ARTICLE 4 TABLE 3; D) MODIFY FACADE REQUIREMENTS ALONG NE 38TH STREET; E) ESTABLISH
A DENSITY AND -INTENSITY TRANSFER PROGRAM; F) DESIGNATE GATEWAY SITES AND REGULATIONS FOR GATEWAY
SITES.
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City of Miami
Planning Department, Hearing Boards Division
444 SW 2nd Avenue, 3rd Floor
Miami, Florida 33130
http://www.miamigov.com/hearing_boards/
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7019 2280 0000 5750 8417
« HEARING NOTICE »
U.S. POSTAGE» PITNEY BOWE
4,4„,97:452,../11:=1 INIMMERMININI
ZIP 33331 $ 004.05
02 11N
0001403219 NOV 04 202
RETURN SERVICE REQUESTED
File ID• 8076 - November 18, 2020 PZAB Meeting
MACARTHUR PROPERTIES III LLC
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City of Miami 7019 2280 0000 5750 8189
Planning Department, Hearing Boards Division
444 SW 2nd Avenue, 3rd Floor
Miami, Florida 33130
http://www.miamigov.com/hearing_boards/
U.S. POSTAGE» PITNEY BOWE
! � �7
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3331 $ 004.05
02000140.3219NQV 04 202
RETURN SERVICE REQUESTED
« HEARING NOTICE »
File ID. 8076 - November 18, 2020 PZAB Meeting
MACARTHUR PROPERTIES III LLC
140E566S�TSTE1D
r.. NEW YO 11 i, 110,';i 1 ] tt ll i 11 1�11" �1 1" 11'11"1'11��'1'11jii�'1'�'��l11'�'
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
February 11, 2021
Exhibit B
(Order on Motion to Dismiss on Standing)
9
RASCO KLOCK PEREZ NIETO
2555 PONCE OE LEON BLVD., SUITE 600, CORAL GABLES, FLORIOA 33134
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
OMNI/PARK WEST
REDEVELOPMENT
ASSOCIATION, INC., and
GC LOUNGE, INC.
Petitioners,
VS.
CITY OF MIAMI, FLORIDA,
a political subdivision of the State
of Florida, MIAMI FIRST, LLC,
MIAMI SECOND, LLC, MIAMI
THIRD, LLC, MIAMI FOURTH,
LLC, and MIAMI A/I, LLC,
Respondents.
Submitted into the public
record for item(s) • 1
on 1. 1115 . City Clerk
IN THE CIRCUIT COURT OF THE
ELEVENTH JUDICIAL CIRCUIT, IN
AND FOR MIAMI-DADE COUNTY, FLORIDA
APPELLATE DIVISION
CASE NO. 14-200 AP
L.T. CASE NO. 08-01 05sc
ORDER ON RESPONDENTS MIAMI FIRST, LLC, MIAMI SECOND, LLC,
MIAMI THIRD, LLC, and MIAMI A/I, LLC'S MOTION TO DISMISS
PETITION FOR WRIT OF CERTIORARI FOR LACK OF STANDING
THIS CAUSE came before this Court on July 31, 2014 on Respondents, Miami First,
LLC, Miami Second, LLC, Miami Third, LLC and Miami A/I, LLC's, Motion to Dismiss
Petition for Writ of Certiorari for Lack of Standing. The Court has reviewed the memoranda of
law and is otherwise advised in the premises. The Motion is GRANTED IN PART AND
DENIED IN PART for the following reasons:
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
Submitted into the public
record for item(s) P
on ? • 1? • I; . City Clerk
Omni/Park West Redevelopment Ass'n, Inc. v. City of Miami, Fla.
14-200 AP
2
1) To have standing, a property owner must have a definite interest, exceeding the
general interest in the community good which all citizens share in common, based on
factors such as the proximity of the property and the type of change proposed. See
Renard v. Dade County, 261 So. 2d 832 (Fla. 1972); City of Ft. Myers v. Splitt, 988
So. 2d 28, 32 (Fla. 2d DCA 2008).
2) Petitioner Omni/Park West Redevelopment Association, Inc., a non-profit corporation
that does business on N.E. 7th Street, does not have standing to bring the petition for
writ of certiorari to seek review of the resolution of the City of Miami Commission.
Petitioner is not an aggrieved party bersmse it did not appear below and argue or
present evidence before the City of Miami Commission at the April 24, 2014 hearing
regarding the application for road closures. See Battaglia Fruit Co. v. City of
Maitland, 530 So. 2d 943, 944 (Fla. 5th DCA), dismissed, 537 So. 2d 568 (Fla. 1988).
Petitioner appeared and argued only at the administrative Miami Planning, Zoning
and Appeals Board (PZAB) March 19, 2014 hearing. The resulting unanimous
decision from that hearing approving the application for road closures with conditions
[Resolution PZAB-R-14-023] is not under review before this Court. See Weil v. City
ofN. Miami, 10 Fla. L. Weekly C775 (Fla. l lth Cir. Ct. Aug. 12, 2003) (on certiorari
review of city council's decision, circuit court reviews that decision, not lower
board's decision), Therefore, Petitioner Omni/Park West Redevelopment
Association, Inc. lacks of standing to bring this petition forwrit of certiorari.
3) Petitioner GC [Grand Central] Lounge, Inc. is an operator of a nightclub on N.E. 7th
Street under a lease as a tenant with the Respondent Miami Fourth, LLC. Petitioner
has standing as an aggrieved party to bring the petition for writ of certiorari from a
unanimous resolution of the City of Miami Commission approving an application for
road closures [Resolution 08-01015sc]. Petitioner appeared below and argued before
the City of Miami Commission at the April 24, 2014 hearing regarding the approval
of an application to close sections of N.E. 7th, 8th and 9th Streets between North
Miami Avenue and N.E. 2nd Avenue and N.E. loth Street and the Florida East Coast
Railway. Petitioner was also present at the March 19, 2014 hearing PZAB hearing
and argued against the road closures.
4) Further, Petitioner GC Lounge, Inc. has standing because it seeks as an affected
resident or citizen to challenge the Resolution as being void because it was
improperly enacted. Renard, 261 So. 2d at 837-838; Save Brickell Avenue Inc. v. City
of Miami, 395 So. 2d 246, 247 (Fla. 3d DCA 1981). Therefore, Petitioner GC
Lounge, Inc. has standing to bring this petition for writ of certiorari.
It is therefore ORDERED AND ADJUDGED that:
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
Submitted into the public
record for item(s) e 9...l
on '%• 12 • . City Clerk
Omni/Park West Redevelopment Ass'n, Inc. v. City of Miami, Fla.
14-200 AP
3
Respondents, Miami First, LLC, Miami Second, LLC, Miami Third, LLC and Miami A/I,
LLC's, Motion to Dismiss Petition for Writ of Certiorari for Lack of Standing is hereby
GRANTED as to Petitioner Omni/Park West Redevelopment Association, Inc. AND DENIED
as to Petitioner GC Lounge, Inc.
DONE AND ORDERED in Chambers at Miami -Dade County, Florida, this 26thday of
August, 2014.
ERIC W. HENDON
CIRCUIT COURT JUDGE
0
CIRC T CO ' T JUDGE
Copies furnished to:
Paul C. Savage, Esq.
John A. Greco, Esq., Deputy City Attorney
Elliot H. Scherker, Esq.
Brigid F. Cech Samole, Esq.
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
City of Miami
Planning, Zoning and Appeals Board
Wednesday, February 17, 2020; at 6:30 PM
Agenda Item PZAB#1; File ID #8076
Miami Design District Retail Street Special Area Plan
On Behalf of MacArthur Properties, LLC
Description and Document
Item/Page
Letter on Intervenor Status, February 11, 2021
1.
Miami 21 Code Provision and Case Law Quote on Intervenor Standing
2.
Aerial Maps of Tuttle South Site and MacArthur Properties
3.
Proposed Changes to Regulating Plan Article 4, Table 2, Page F.25,
Packet Page 52
4.
Selected Hi -Lighted Pages of Staff Report
5.
Selected Hi -Lighted Pages of Proposed Changes to Regulating Plan
6.
RASCO I KLOCK
ATTORNEYS
R A S C O I K L O C K I PEREZI NIETO
Paul C. Savage*
Tel. 3D5.476.7092
Fax 305.675.4689
psavage@rascoldock.com
*FLORIDA BAR BOARD CERTIFIED IN CITY, COUNTY AND LOCAL GOVERNMENT LAW
BY EMAIL (CIO Hearing Boards (OZamora
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
City of Miami
3500 Pan American Drive
Miami, Florida 33133
February 11, 2021
@miamigov.com))
Honorable Members
Planning, Zoning & Appeals Board (PZAB)
City of Miami
3500 Pan American Drive
Miami, Florida 33133
Re: PZAB File Id. #8076; February 17, 2021 Agenda Item PZAB.1
Application for Amendment of the Miami Design District Retail Street
Special Area Plan
Request for Recognition of Intevenor Status
Dear Chair Garavaglia and Honorable Members:
I am writing on behalf of MacArthur Properties III, LLC ("MacArthur"), as the owner of
real property directly to the East of the most intensive proposed change to the Miami Design
District Retail Street Special Area Plan ("Design District SAP") to submit this request to
recognize MacArthur as an intervenor. This letter will summarize below the reasons why
MacArthur is entitled to intervenor status in connection with the pending Application to Amend
the Design District SAP (or "Application").
I. Intervenor Status Under the Text of Miami 21.
Miami 21 defines "Intervenor" as: "a person whose interests in the proceeding are
adversely affected in a matter greater than those of the general public." §7.1.4.3(d), Miami 21
Code. The governing Code further defines "Abutting" as specifically including properties
situated across the street from the subject property, as follows: "Abutting properties include
properties across a street or alley." § 1.2, Miami 21 Code.
MacArthur's Property is located at 3701 Biscayne Boulevard, 3737 Biscayne Boulevard,
306 N.E. 38th Street, and 316 N.E. 38th Street, Miami, Florida and identified by Miami -Dade
County Tax Folio Nos. 01-3219-019-0230, 01-3219-019-0190, 01-3219-011-0310, and 01-3219-
011-0290 (the "MacArthur Property"). The MacArthur Property is generally located on the
Southeast comer of Biscayne Boulevard and N.E. 38th Street, which is situated on the same
cross street and directly across Biscayne Boulevard, and is thus "abutting" the Design District
SAP boundary, and 3750 Biscayne Boulevard or the "Tuttle South" Site.
O
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2555 PONCE OE LEON BLVD., SUITE 600, CORAL GABLES, FLORIDA 33134 PH: 305.476.7100 FAX: 305.476.7102
W W W. RASCOKLOOK. C O M
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
February 11, 2021
While the proposed Design District SAP Amendment seeks to enact many changes that
will impact MacArthur's property (i. e., wholesale density and intensity transfer provisions), most
alarming is the fact that the Tuttle South Site is singled out by the Application to receive a
special height exceedance under the Application that would never be authorized under the
existing Design District SAP or Miami 21. The following Illustration 4 from the Staff Analysis
depicts the Tuttle South Site (outlined in red) and the MacArthur Property (highlighted in
yellow) immediately abutting the East elevation of the Tuttle South Site:
Illustration 4: "Gateway Site South" or "Tuttle South"
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Regulating Plan Section '3.14.3 Gateway Sites" establishes the criteria required for Gateway
Site North (illustrated above) to achieve a height of thirty-six (36) stories. The criterion requires
the development to be of exceptional architectural merit (to be determined by the Planning
Director), to provide a 10,000 square feet Civic Space, to provide public art, and to facilitate
public outreach beforeseeking construction permits.
Staff Analysis at p. 6 (Yellow hi -lighting of MacArthur Property and height text added).
The special zoning treatment sought for the Tuttle South Site under the Application will
adversely affect MacArthur's interests as an abutting property owner in manner that is "greater
than those of the general public" as contemplated by Miami 21. The proposed regime will grant
an out -of -context height exceedance and the ability to concentrate unused density and intensity
from throughout the Design District SAP onto the Tuttle South Site. Professional Staff points
out in their Report and presentations that "no site may exceed the 'hard maximum' prescribed for
the respective transect" under Miami 21's foiiu based Coded. Staff Analysis at 4. However, the
special treatment afforded the Tuttle South Site under the Amendment repeals this catch-all
safety net or guard rail fundamental to Miami 21 as a form -based Code. Specifically, by
granting an out -of -context and non -successional height exceedance for the Tuttle South Site, the
Miami 21 building "foam" limitation that would normally be in place to constrain the overall
development program is thrown out the window.
2
RASCO KLOCK PEREZ NIETO
2555 PONCE OE LEON BLVD., SUITE SOO, CORAL GABLES, FLORIDA 331 34
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
February 11, 2021
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
Moreover, the out -of -context height treatment for the Tuttle South Site destroys the
"successional" zoning policy that undergirds the entire theory of Miami 21: "Transect Zones are
sequential in Intensity: successional zoning changes shall only be permitted sequentially and
respecting transitions across Abutting Transect Zones as provided in Article 7." §2.1.3, Miami
21 titled "Transect Principals." What this means is that MacArthur, along with all property
owners, are protected by Miami 21 to be free from dramatic single rezonings greater than one
level of Intensity. This is what prevents out -of -context structures that tower in comparison to
adjacent properties. The Application seeks to strike entirely Article 4, Table 2 governing height
across the Transect Zones and grant a special height allowance for the single Tuttle South Site.
See Proposed Appendix F at F.25 (proposing to strike Table 2 providing for Design District
height limitations, with an existing maximum of twelve stories).
The cumulative effect of the development exceedances contained within the Application
will present dramatic increases in height, density and intensity of development for the Tuttle
South Site, with resulting traffic and other adverse impacts, all of which will be concentrated and
foisted upon the abutting MacArthur Property. The MacArthur Property is the only property in.
the City with its principal frontage facing the Tuttle South Site along Biscayne Boulevard. Also,
the MacArthur Property will be uniquely impacted by all of the traffic emanating from the Tuttle
South Site as it seeks direct and convenient ramp access to I-195, the principal East-West
thoroughfare connecting the Design District to Miami Beach and Miami International Airport.
Thus, without leaving the four corners of the Miami 21 Code text and the Application and Staff
Analysis, MacArthur satisfies the Miami 21 definition of an "Intervenor" as defined by the Code.
Based upon the foregoing, we respectfully request that the Planning, Zoning and Appeals Board
recognize MacArthur as an Intervenor in this process.
II. Intervenor Status Under Florida Case Law.
A. The Renard Test: "Interest Exceeding the General Interest in Community
Good Shared in Common With All Citizens."
While MacArthur's status as an Intervenor is satisfied by the express Miami 21 Code
provisions and facts within the Application itself, in addition and in an abundance of caution,
MacArthur also has a "definite interest exceeding the general interest in community good
share[d] in common with all citizens" under the test developed by the Florida Supreme Court.
Renard v. Dade County, 261 So. 2d 382, 837 (Fla. 1972). Because the definition of "Intervenor"
in Miami 21 tracks this language, MacArthur similarly satisfies this test as enunciated by the
Florida Supreme Court. The following bullet points outline the facts presented here that readily
satisfy the case law -based analysis:
Ownership of Abutting Property. As established above, MacArthur owns abutting
parcels directly across Biscayne Boulevard, which is defined as "abutting" by the Code. The
MacArthur Property's principal frontage abuts the South Tuttle Site along Biscayne Boulevard,
and both properties share frontage along N.E. 38th Street and rely on its ramp access for direct
and convenient access to 1-195.
3
RASCO KLOCK PEREZ NIETO
2555 PONCE OE LEON BLVD., SUITE 600, CORAL GABLES, FLORIDA 33134
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
February 11, 2021
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
Character of the Neighborhood / Type of Change. The Design District SAP is unique
in the City with many special characteristics, one of which being that it has never allowed a
height exceedance or density transfer as is sought by the Application for the Tuttle South Site.
MacArthur is not merely across the street from a boundary of the Design District SAP and thus
impacted by the density transfer and other provisions affecting the entire Design District SAP,
but stands to be uniquely burdened by the focused up -zoning of the Tuttle South Site directly
across the street from its Property sought by the Application. The proposed Design District SAP
Amendment itself recognizes the special neighborhood concerns presented by the redevelopment
of the "Gateway Sites" (which include the Tuttle South Site) by imposing a requirement that the
Applicant meet with "representatives of the Bay Point Property Owners and Buena Vista East
Historic Neighborhood Association not less than fifteen (15) days in advance of submitting any
redevelopment site plans for the Gateway Site." See Proposed Amendment at F.23. While the
requirement to meet with these neighborhood groups is applauded, MacArthur as the owner of
abutting property -- with its principal frontage facing the South Tuttle Site -- faces an even more
direct adverse impact than the members of these important neighborhood associations. For all of
the foregoing reasons, MacArthur as an abutting owner has even more particularized standing
than those who may be generally affected by the Design District SAP Amendment, much less
than the citizenry at large.
Mail -Out Notice. While evidence of being within required mail -out radius for the
subject Item is not entirely dispositive, it is an important factor indicating standing under the
recognized legal test: "The fact that a person is entitled to receive notice under the zoning
ordinance is a factor to be considered on the question of standing to challenge the proposed
zoning action." Renard v. Dade County, 261 So. 2d 382, 837 (Fla. 1972). As can be seen from
the attached Composite Exhibit A, all four of the MacArthur Properties are on the mail out
notice list for this Application. Again, while receipt of the mail -out notice is not 100%
dispositive of the issue, it is a long -recognized factor to be considered as strong indicia of
standing.
Adverse Impacts. The transfer of development rights and height exceedance afforded
by the Application will work to focus, funnel and concentrate transferred density and brand new
additional height upon the Tuttle South Site abutting the MacArthur Property. The cumulative
effect of the proposed Design District SAP Amendment will work to accumulate and amass
unused development rights from other properties and heap them onto the Tuttle South Site
abutting the MacArthur Property. Furthermore, the Application does not provide any data or
analysis related to the level of service capacity or confirm that the Design District SAP
Amendment satisfies adopted levels of service concurrency for public infrastructure, including
traffic and schools, as required by the Miami Comprehensive Neighborhood Plan and the Miami
Code of Ordinances.
Type of Application. While couched as a legislative ordinance, the Design District SAP
Amendment seeks to vest the Tuttle South Site with density and intensity that can be transferred
onto the Site, together with height unprecedented within the Design District SAP or surrounding
area, and thus authorize a residential or mixed use tower adjacent to MacArthur's Property. The
Application seeks to secure these entitlements by way of purported legislation without tracking
4
RASCO KLOCK PEREZ NIETO
2555 PONCE DE LEON BLVD., SUITE 600, CORAL GABLES, FLORIDA 33134
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
February 11, 2021
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
the evidentiary burdens, required findings, and other community protections that would be
afforded in a more typical process focused solely on a given rezoning or variance. What is
worse, the Applicant could not achieve these entitlements under Miami 21 via rezoning, variance
or other proceedings because Miami 21 only allows for "successional" zoning such that a zoning
change may be made only to the next intensity Transect Zone. What the Application seeks with
regard to height for the Tuttle South Site or "Gateway Site" will essentially change the zoning
designation of the Tuttle South Site from T6-12 to T6-36. Further, this height exceedance will
be absent payment of any public bonuses to bridge the gap between the currently allowable
height of twelve stories and the proposed thirty-six stories. Instead, the proposed Amendment
provides a laundry list of public benefits already provided within the Design District SAP and
then recites that "Tuttle South is eligible for Bonus Height ... due to the public benefits that the
Miami Design District SAP project has provided to the City to date ...." See Proposed
Appendix F at F.22. Miami 21 provides for the conveyance of on -site public space in a manner
that is "one-to-one" equivalent with the bonus floor area or height granted: "For each square
foot of dedicated public Park or Open Space provided, the development shall be allowed an
equivalent amount of development Floor Area up to the Bonus Height...." See Article III
(Public Benefits), §3.14.4.b.2. Under the pending Application that side steps these requirements,
the Gateway Sites are to provide only 10,000 square feet of Civic Space in the face of a potential
approximately 240,000 square feet of bonus area with the additional height being allowed.
The Professional Staff Analysis provides that "the "Gateway Site" is the only property
that will be allowed to exceed the currently enabled height of 20 stories, to a new maximum of
36 stories." See Staff Report at page 11, Criteria No. 10. In all of the City, the MacArthur
Property will be impacted the most by the increased transferred density and height focused onto
the Tuttle South Site, all without typically required public benefits. MacArthur's definite interest
consequently far exceeds the general interest in the community good held by the citizenry at
large, and requires formal Intervenor participation in this proceeding to protect its rights.
B. The Renard Test Applicable to an Unlawful Ordinance.
A close reading of the Renard case reveals that in addition to the "interest exceeding the
general interest in community good" test discussed above and paraphrased within Miami 21,
standing is also recognized for those parties who are challenging the subject ordinance as
unlawfully enacted. If an affected resident is alleging that a givenzoning ordinance is not
merely unreasonable but unlawful (such as for failure to provide notice), then "any affected
resident, citizen or property owner of the governmental unit in question has standing to challenge
such an ordinance." Renard at 838.
Far from enacting a developmental "speed limit" across a large area of the City, as is the
proper subject of an Ordinance, the Application seeks to change the development program for
individual parcels. For example, the Design District SAP Amendment seeks to modify glazing
requirements for a single site as it "reduces the glazing requirement to 60% for the first 100 feet
east from N.E. 1st Avenue," as well as authorize increased density and height at the single Tuttle
South Site. Staff Analysis at pages 5-6. The Application disguises the Tuttle South Site
exceedances under a cloak of purported "legislation." Hidden under this cloak is a one-two
5
RASCO KLOCK PEREZ NIETO
2555 PONCE DE LEON BLVD., SUITE BOO, CORAL GABLES, FLORIDA 33134
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
February 11, 2021
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
punch of a wholesale development rights transfer mechanism within the Design District (with no
public benefit required of contributing sites, such as historic preservation or green space), and a
poorly disguised single -site spot -zone of the Tuttle South Site to T6-36. As explained above,
what is particularly egregious is that these entitlements could not be lawfully achieved even if
they were more appropriately handled in a site specific or project specific process under Article
VII because Miami 21 imposes "successional" zoning changes to avoid the very mischief at play
in the present Application.
Seeking an Amendment of the Design District SAP to secure entitlements on one Parcel
for a single contemplated tower with a height that is out -of -context is not a lawful use of the
Special Area Plan ordinance and Miami 21 amendment process. See §3.3.1.b ("A Special Area
Plan shall be approved by the process of rezoning with or without Transect Changes.);
§7.1.2.8.f.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."). Further Section
3.9.1(h)(10) expressly provides that a Special Area Plan may include: "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." (emphasis added). Thus MacArthur not only objects to the
Application on several grounds going to the substantive merits, but also on the grounds that the
Application directly violates Miami 21 such that the eventual ordinance, if enacted, will be
unlawful. Under Renard, this kind of legal challenge is recognized as an additional legal reason
to recognize a distinct interest and standing. See Exhibit B (Order of the Circuit Court,
Appellate Division from appeal of Miami World Center street vacation recognizing the standing
of a nightclub under Renard on account of its: participation at hearings; proximity on the subject
street; and for bringing a challenge based upon the illegality of the enactment).
In summary, under all three of the recognized tests: (a) the plain text of Miami 21
defining "Intervenor" and "Abutting"; (b) the "definite interest exceeding the general interest in
community good" test under the Renard decision; and (c) the "not properly enacted" test under
Renard, MacArthur possesses standing to participate as an Intervenor in this proceeding.
For all of the foregoing reasons, MacArthur respectfully requests that the Planning,
Zoning and Appeals Board recognize MacArthur as an Intervenor as defined by Miami 21.
Finally, MacArthur reserves the right to submit additional arguments, materials and evidence
both prior to and during any upcoming hearings before the Planning, Zoning and Appeals Board,
City Commission, or other public hearings.
Sincerely,
Paul C. Savage, Esq.
6
RASCO KLOCK PEREZ NIETO
2555 PONCE DE LEON BLVD., SUITE 600, CORAL GABLES, FLORIDA 33134
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
February 11, 2021
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
cc: City of Miami Planning and Zoning Appeals Board Members
MacArthur Properties III, LLC
Olga Zamora, City of Miami Hearing Boards
Amber L. Ketterer, Esq., Assistant City Attorney (AKetterer@miamigov.com)
Cesar Garcia -Pons (cgarciapons@miamigov.com)
David Snow (dsnow@maimigov.com)
Kevin Martin (kmartin@miamigov.com)
Jacqueline Ellis (jellis@miamigov.com)
Rafael Rodriguez (rafaelrodriguez@miamigov.com)
7
RASCD KLOCK PEREZ NIETO
2555 PONCE DE LEON BLVD., SUITE 60D. CORAL GABLES, FLORIDA 33134
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
February 11, 2021
Composite Exhibit A
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
(Mail -Out Notices to MacArthur)
8
RASCO KLOCK PEREZ NIETO
2555 PONCE DE LEON BLVD., SUITE BOO, CORAL GABLES, FLORIDA 33134
r•
CITY OF MIAMI
NOTICE OF PUBLIC HEARING.,9.0--ac 1LOci. i(P
Notice to the Public, Subject Property Owner(s) and Owners of Real Estate within 500 Feet
A public hearing will be held before the Planning, Zoning and Appeals Board as follows:
Date: Wednesday, -November 18, 2020 Time: 6:30 PM
Place: CITY HALL LOCATED AT 3500 PAN AMERICAN DRIVE, MIAMI, FLORIDA 33133. MEMBERS OF THE PUBLIC CAN
VIEW AT WVVW.MIAMIGOV.COM/TV, YOUTUBE, AND CHANNEL 77 (COMCAST ONLY CITY OF MIAMI RESIDENTS).
•
MEMBERS OF THE PUBLIC CAN LEAVE PRERECORDED PUBLIC,COMMENT BY CALLING 305-250-5352 FOR SCHEDULED
AGENDA ITEMS. THE PUBLIC MAY ALSO PREREGISTER, ONLINE AT WWW.MIAMIGOV.COMNIRTUALBOARDS OR BY
CALLING 305-250-5354, TO PROVIDE LIVE PUBLIC COMMENT BY PHONE DURING THE MEETING. THOSE THAT
PREREGISTER WILL RECEIVE A CALL THE EVENING OF THE MEETING (APPROX. 6:45PM) TO ADDRESS THE BOARD
BY PHONE DURING THE PUBLIC COMMENT PORTION OF THE MEETING. THE DEADLINE TO SUBMIT PRERECORDED
PHONE MESSAGES AND TO PREREGISTER IS NOVEMBER 17, 2020 BY 5:00 PM. PUBLIC COMMENT SUBMITTED AFTER
THE DEADLINE MAY NOT BE PLAYED DURING THE MEETING. PREREGISTRATIONS AFTER THE DEADLINE MAY NOT
BE CALLED. PUBLIC COMMENT MAY ALSO BE SUBMITTED VIA AN ONLINE COMMENT FORM, WHICH MAY BE
SUBMITTED UNTIL THE CHAIRPERSON CLOSES PUBLIC COMMENT. PUBLIC COMMENT MAY ALSO BE PROVIDED LIVE
AT CITY HALL, 3500 PAN AMERICAN DR, MIAMI, FLORIDA. ALL PUBLIC COMMENT SHALL BE MADE PART OF THE PUBLIC
RECORD. **PLEASE VISIT WWW.MIAMIGOV.COMNIRTUALBOARDS FOR DETAILED INSTRUCTIONS ON HOW TO
PROVIDE PUBLIC COMMENT USING -THESE OPTIONS ONDR-AFTER NOVEMBER 12, 2020 AT 5:00PM. ** ANY EXPERT -
WITNESS THAT CHOOSES TO APPEAR REMOTELY TO PROVIDE EXPERT TESTIMONY MUST MAKE ARRANGEMENTS
-T0 BE SWORN -IN BY OATH -OR AFFIRMATION AT THEIR LOCATION -BY AN-INDIVIDUALQUALIFIE-D-TO-PERFORM SUCH
DUTY. PROCEDURES FOR PLANNING AND ZONING AS WELL AS QUASI-JUDICIAL HEARINGS HAVE BEEN
TEMPORARILY MODIFIED BY ORDINANCE NOS. 13903 AND ORDINANCE 13914 DUE TO THE NOVEL CORONAVIRUS
(COVID-19) PANDEMIC.
Petition(s) to consider the following:
8076 RECOMMENDING APPROVAL, WITH CONDITIONS, OF AN ORDINANCE OF THE MIAMI CITY COMMISSION
PURSUANT TO ARTICLES 3 AND7 OF THE MIAMI 21 CODE FOR THE AMENDMENT TO THE PREVIOUSLY APPROVED
"MIAMI DESIGN DISTRICT RETAIL STREET SPECIAL AREA PLAN" ("MDD SAP"), AS MORE PARTICULARLY DESCRIBED
IN EXHIBIT•"A" AND EXHIBIT "B"; THE AMENDMENT PROPOSES: A) UPDATING THE SAP ENTITIES TO REFLECT THE
LATEST OWNERSHIP; B) AMEND REGULATIONS ON OUTDOOR DINING AND ART INSTALLATIONS; C) CHANGES TO THE
PERMITTED USES ARTICLE 4 TABLE 3; D) MODIFY FACADE REQUIREMENTS ALONG NE 38TH STREET; E) ESTABLISH
A DENSITY AND INTENSITY TRANSFER PROGRAM; F) DESIGNATE GATEWAY SITES AND REGULATIONS FOR GATEWAY
SITES.
*SO
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7019 2E80 0000 5750 8165
City of Miami
Planning Department, Hearing Boards Division
444 SW 2nd Avenue, 3rd Floor
Miami, Florida 33130
http://www.miamigov.com/hearing_boards/
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(( HEARING NOTICE ))
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ZIP 33331 $ 004.05
02 IVY
0001403219NOV 04 202
RETURN SERVICE REQUESTED
File ID 8076 - November 18, 2020 PZAB Meeting
MACARTHUR PROPERTIES III LLC
140 E 56 ST STE 1D
/' NEWYO ! r �2 t t° t„'1 111'' ' 1„1 "
The PETITIONER or the PETITIONER'S LEGAL REPRESENTATIVE must be present at this hearing. All interested real estate
owners are invited to express their views.
The petition and supporting papers for this public hearing and complete legal description of the subject property, where
applicable, are on file with Hearing Boards, 444 SW 2"d Avenue. 3rd Floor, Miami, Florida, 33130 and are available for review
during work hours. Phone: (305) 416-2030.
Any person who receives compensation, remuneration or expenses for conducting lobbying activities is required to register as
a lobbyist with the Office of the City Clerk at (305) 250-5360 prior to engaging in lobbying activities before city staff, boards,
committees or the City Commission.
In accordance with the American with Disabilities Act of 1990, all persons who require special accommodations in order to participate
in this meeting should contact the Office of the City Clerk at (305) 250-5360 at least three days prior to the proceeding.
Should any person desire to appeal any decision made with respect to any matter considered at this meeting or hearing, he or she
shall ensure that verbatim record of the proceedings is made including in all testimony and evidence upon which any appeal may be
based (F/S 286.0105).
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7019 2280 0000 5750 8172
OF.,TICKEIi`AYTOP.OQENVELOPETOTHE•RIE
OF THE HERETURN ADDRESS; FOLD AT DOTTED LINE
CITY OF MIAMI--
NOTICE OF PUBLIC HEARING
Notice to the Public, Subject Property Owner(s) and Owners of Real Estate within 500 Feet
A public hearing will be held before the Planning, Zoning and Appeals Board as follows:
Date: Wednesday, November 18, 2020 Time: 6:30 PM
Place: CITY HALL LOCATED AT 3500 PAN AMERICAN DRIVE, MIAMI, FLORIDA 33133. MEMBERS OF THE PUBLIC CAN
VIEW AT WWW.MIAMIGOV.COM/TV, Y.OUTUBE, AND CHANNEL 77 (COMCAST ONLY CITY OF MIAMI RESIDENTS).
MEMBERS OF THE PUBLIC CAN LEAVE PRERECORDED PUBLIC,COMMENT BY CALLING 305-250-5352 FOR SCHEDULED
AGENDA ITEMS. THE PUBLIC MAY ALSO PREREGISTER, ONLINE AT WWW.MIAMIGOV.COMNIRTUALBOARDS OR BY
CALLING 305-250-5354, TO PROVIDE LIVE PUBLIC COMMENT BY PHONE DURING THE MEETING. THOSE THAT
PREREGISTER WILL RECEIVE A CALL THE EVENING OF THE MEETING (APPROX. 6:45PM) TO ADDRESS THE BOARD
BY PHONE DURING THE PUBLIC COMMENT PORTION OF THE MEETING. THE DEADLINE TO SUBMIT PRERECORDED
PHONE MESSAGES AND TO PREREGISTER IS NOVEMBER 17, 2020 BY 5:00 PM. PUBLIC COMMENT SUBMITTED AFTER
THE DEADLINE MAY NOT BE PLAYED DURING THE MEETING. PREREGISTRATIONS AFTER THE DEADLINE MAY NOT
BE CALLED. PUBLIC COMMENT MAY ALSO BE SUBMITTED VIA AN ONLINE COMMENT FORM, WHICH MAY BE
SUBMITTED UNTIL THE CHAIRPERSON CLOSES PUBLIC COMMENT. PUBLIC COMMENT MAY. ALSO BE PROVIDED.LIVE
AT CITY HALL, 3500'PAN AMERICAN DR, MIAMI, FLORIDA. ALL PUBLIC COMMENT SHALL BE MADE PART OF THE PUBLIC
RECORD—"PLEASEVISIT.,WWW.MIAMIGOV.COMNIRTUALBOARDS FOR DETAILED INSTRUCTIONS ON HOW TO
PROVIDE PUBLIC 'COMMENT USING THESE OPTIONS ON OR AFTER NOVEMBER 12, 2020 AT-STO0— Pam'ANY EXEF T
WITNESS THAT CHOOSES TO APPEAR REMOTELY TO PROVIDE EXPERT TESTIMONY MUST MAKE ARRANGEMENTS
TO BE -SWORN -IN 13Y OATH OR AFFIRMATION AT -THEIR LOCATION BY AN INDIVIDUAL QUALIFIED TO PERFORM SUCH
DUTY. PROCEDURES FOR PLANNING AND ZONING AS WELL AS QUASI-JUDICIAL HEARINGS HAVE BEEN
TEMPORARILY MODIFIED BY ORDINANCE NOS. 13903 AND ORDINANCE 13914 DUE TO THE NOVEL CORONAVIRUS
(COVID-19) PANDEMIC.
•
Petition(s) to codsiderthe following:
8076 RECOMMENDING APPROVAL, WITH CONDITIONS, OF AN ORDINANCE OF THE MIAMI CITY COMMISSION
PURSUANT•TO ARTICLES 3 AND 7 OF THE MIAMI 21 CODE FOR THE AMENDMENT TO THE PREVIOUSLY APPROVED
"MIANII'•DESION DISTRICT RETAIL STREET SPECIAL AREA PLAN" ("MDD SAP"), AS MORE PARTICULARLY DESCRIBED
IWEXHIBI7•"A"AND EXHIBIT "B"; THE AMENDMENT PROPOSES: A) UPDATING THE SAP ENTITIES TO REFLECT THE
LATEST OWNERSHIP; B) AMEND REGULATIONS ON OUTDOOR DINING AND ART INSTALLATIONS; C) CHANGES TO THE
PERMITTED 1.JES ARTICLE 4 TABLE 3; D) MODIFY FACADE REQUIREMENTS ALONG NE 38TH STREET; E) ESTABLISH
A DENSITY AND -INTENSITY TRANSFER PROGRAM; F) DESIGNATE GATEWAY SITES AND REGULATIONS FOR GATEWAY
SITES.
*SQ
City of Miami
Planning Department, Hearing Boards Division
444 SW 2nd Avenue, 3rd Floor
Miami, Florida 33130
http://www.miarnigov.com/hearing_boards/
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7019 2280 0000 5750 8417
« HEARING NOTICE »
U.S. POSTAGE» PITNEY BOWE
44/.0 �-��
ZIP 33331 $ 004.05
02 1ry
0001403219 NOV 04 202
RETURN SERVICE REQUESTED
File ID• 8076 - November 18, 2020 PZAB Meeting
MACARTHUR PROPERTIES III LLC
140 E 56 ST STE 1D
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7019 2280 0000 5750 8417
PLACES ICKERAI,TDP;Or,ENVELOPE OiHERCHT
OP THE RETURN P LIDRESS POLO'At DOTTED CINE•
.n 14 2-2021, Cit Cler1
CITY OF MIAMI
NOTICE OF PUBLIC HEARING
Notice to the Public, Subject Property Owner(s) and Owners of Real Estate within 500 Feet
A public hearing will be held before the Planning, Zoning and Appeals Board as follows:
Date: Wednesday; November 18, 2020 Time: 6:30 PM
Place: CITY HALL LOCATED AT 3500 PAN AMERICAN DRIVE, MIAMI, FLORIDA 33133. MEMBERS OF THE PUBLIC CAN
VIEW AT WWW.MIAMIGOV.COM/TV, YOUTUBE, AND CHANNEL 77 (COMCAST ONLY CITY OF MIAMI RESIDENTS).
MEMBERS OF THE PUBLIC CAN LEAVE PRERECORDED PUBLIC COMMENT BY CALLING 305-250-5352 FOR SCHEDULED
AGENDA ITEMS. THE PUBLIC MAY ALSO PREREGISTER, ONLINE AT WWW.MIAMIGOV.COM/VIRTUALBOARDS OR BY
CALLING 305-250-5354, TO PROVIDE LIVE PUBLIC COMMENT BY PHONE DURING THE MEETING. THOSE THAT
PREREGISTER WILL RECEIVE A CALL THE EVENING OF THE MEETING (APPROX. 6:45PM) TO ADDRESS THE BOARD
BY PHONE DURING THE PUBLIC COMMENT PORTION OF THE MEETING. THE DEADLINE TO SUBMIT PRERECORDED
PHONE MESSAGES AND TO PREREGISTER IS NOVEMBER 17, 2020 BY 5:00 PM. PUBLIC COMMENT SUBMITTED AFTER
THE DEADLINE MAY NOT BE PLAYED DURING THE MEETING. PREREGISTRATIONS AFTER THE DEADLINE MAY NOT
BE CALLED. PUBLIC COMMENT MAY ALSO BE SUBMITTED VIA AN ONLINE COMMENT FORM, WHICH MAY BE
SUBMITTED UNTIL THE CHAIRPERSON CLOSES PUBLIC COMMENT. PUBLIC COMMENT MAY ALSO BE PROVIDED LIVE
AT CITY HALL, 3500 PAN AMERICAN DR, MIAMI, FLORIDA. ALL PUBLIC COMMENT SHALL BE MADE PART OF THE PUBLIC
RECORD, ""`PLEASE .VJSIT WWW.MIAMIGOV.COMNIRTUALBOARDS FOR DETAILED INSTRUCTIONS ,ON _HQW TO
PROVIDE PUBLIC COMMENT USING THESE OPTIONS ON OR AFTER NOVEMBER 12, 2020 AT 5:OOPM. ** ANY EXPERT
WITNESS THAT CHOOSES TO APPEAR REMOTELY TO PROVIDE EXPERT TESTIMONY MUST MAKE ARRANGEMENTS
TO BE SWORN IN BY OATH OR AFFIRMATION AT THEIR LOCATION" BY AN INDIVIDUAL QUAL1FIED-TO PERFORM SUCH
DUTY. PROCEDURES FOR PLANNING AND ZONING AS WELL AS QUASI-JUDICIAL HEARINGS HAVE BEEN
TEMPORARILY MODIFIED BY ORDINANCE NOS. 13903 AND ORDINANCE 13914 DUE TO THE NOVEL CORONAVIRUS
(COVID-19) PANDEMIC.
Petition(s) to'consider the follovving: •
8076 RECOMMENDING APPROVAL, WITH CONDITIONS, OF AN ORDINANCE OF THE MIAMI CITY COMMISSION
PURSUANT TO ARTICLES 3 AND 7 OF THE MIAMI 21 CODE FOR THE AMENDMENT TO THE PREVIOUSLY APPROVED
"MIAMI DESIGN DISTRICT RETAIL STREET SPECIAL AREA PLAN" ("MDD SAP"), AS MORE PARTICULARLY DESCRIBED
IN EXHIBIT "A" AND EXHIBIT "B"; THE AMENDMENT PROPOSES: A) UPDATING THE SAP ENTITIES TO REFLECT THE
LATEST OWNERSHIP; B) AMEND REGULATIONS ON OUTDOOR DINING AND ART INSTALLATIONS; C) CHANGES TO THE
PERMITTED USES ARTICLE'4 TABLE 3; D) MODIFY FAQADE REQUIREMENTS ALONG NE 38TH STREET; E) ESTABLISH
A DENSITY AND INTENSITY TRANSFER PROGRAM; F) DESIGNATE GATEWAY SITES AND REGULATIONS FOR GATEWAY
SITES.
•
*Se
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City of Miami 7019 2280 0000 5750 8189
Planning Department, Hearing Boards Division
444 SW 2nd Avenue, 3rd Floor
Miami, Florida 33130
http://www.nniamigov.com/hearing_boards/
« HEARING NOTICE »
U.S. POSTAGE» PITNEY BOWE
(fit,
ZIP 33331 $ 004.05
, 02 IVY
0001403219 NQV 04 202
RETURN SERVICE REQUESTED
File ID. 8076 - November 18, 2020 PZAB Meeting
MACARTHUR PROPERTIES III LLC
140 E 566 SSTI�STE OI D
N' 2,e ?-47,, ` I"' YO 1'�F,il'1" 1�i!�t�li' t'ii'1'i��'1'1�j1'1''��l\'VT
7019 2280 0000 5750 8189
Charles Garavaglia, Chair
Planning, Zoning & Appeals Board (PZAB)
February 11, 2021
Exhibit B
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
(Order on Motionto Dismiss on Standing)
9
RASCO KLOCK PEREZ NIETO
2555 PONCE DE LEON BLVD., SUITE 600, CORAL GABLES, FLORIDA 33134
OMNI/PARK WEST
REDEVELOPMENT
ASSOCIATION, INC., and
GC LOUNGE, INC.
Petitioners,
vs.
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
CITY OF MIAMI, FLORIDA,
a political subdivision of the State
of Florida, MIAMI FIRST, LLC,
MIAMI SECOND, LLC, MIAMI
THIRD, LLC, MIAMI FOURTH,
LLC, and MIAMI A/I, LLC,
Respondents.
Submitted into the public
record for item(s) Q?,.
on 1.11 15 . City Clerk
IN THE CIRCUIT COURT OF THE
ELEVENTH JUDICIAL CIRCUIT, IN
AND FOR MIAMI-DADE COUNTY, FLORIDA
APPELLATE DIVISION
CASE NO. 14-200 AP
L.T. CASE NO. 08-0105sc
ORDER ON RESPONDENTS MIAMI FIRST, LLC, MIAMI SECOND, LLC,
MIAMI THIRD, LLC, and MIAMI A/I, LLC'S MOTION TO DISMISS
PETITION FOR WRIT OF CERTIORARI FOR LACK OF STANDING
THIS CAUSE came before this Court on July 31, 2014 on Respondents, Miami First,
LLC, Miami Second, LLC, Miami Third, LLC and Miami A/I, LLC's, Motion to Dismiss
Petition for Writ of Certiorari for Lack of Standing. The Court has reviewed the memoranda of
law and is otherwise advised in the premises. The Motion is GRANTED IN PART AND
DENIED IN PART for the following reasons:
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
Submitted into the public
record for item(s) P'h.\
on ? • l2.1 C' . City Clerk
Omni/Park West Redevelopment Ass'n, Inc. v. City of Miami, Fla.
14-200 AP
2
1) To have standing, a property owner must have a definite interest, exceeding the
general interest in the community good which all citizens share in common, based on
factors such as the proximity of the property and the type of change proposed. See
Renard v. Dade County, 261 So. 2d 832 (Fla. 1972); City of Ft. Myers v. Splitt, 988
So. 2d 28, 32 (Fla. 2d DCA 2008).
2) Petitioner Omni/Park West Redevelopment Association, Inc., a non-profit corporation
that does business on N.E. 7th Street, does not have standing to bring the petition for
writ of certiorari to seek review of the resolution of the City of Miami Commission.
Petitioner is not an aggrieved party because it did not appear below and argue or
present evidence before the City of Miami Commission at the April 24, 2014 hearing
regarding the application for road closures. See Battaglia Fruit Co. v. City of
Maitland, 530 So. 2d 943, 944 (Fla. 5th DCA), dismissed, 537 So. 2d 568 (Fla. 1988).
Petitioner appeared and argued only at the administrative Miami Planning, Zoning
and Appeals Board (PZAB) March 19, 2014 hearing. The resulting unanimous
decision from that hearing approving the application for road closures with conditions
[Resolution PZAB-R-14-023] is not under review before this Court. See Weil v. City
ofN. Miami, 10 Fla. L. Weekly C775 (Fla. 1 lth Cir. Ct. Aug. 12, 2003) (on certiorari
review of city council's decision, circuit court reviews that decision, not lower
board's decision), Therefore, Petitioner Omni/Park West Redevelopment
Association, Inc. lacks of standing to bring this petition forwrit of certiorari.
3) Petitioner GC [Grand Central] Lounge, Inc. is an operator of a nightclub on N.E. 7th
Street under a lease as a tenant with the Respondent Miami Fourth, LLC. Petitioner
has standing as an aggrieved party to bring the petition for writ of certiorari from a
unanimous resolution of the City of Miami Commission approving an application for
road closures [Resolution 08-01015sc]. Petitioner appeared below and argued before
the City of Miami Commission at the April 24, 2014 hearing regarding the approval
of an application to close sections of N.E. 7th, 8th and 9th Streets between North
Miami Avenue and N.E. 2nd Avenue and N.E. loth Street and the Florida East Coast
Railway. Petitioner was also present at the March 19, 2014 hearing PZAB hearing
and argued against the road closures.
4) Further, Petitioner GC Lounge, Inc. has standing because it seeks as an affected
resident or citizen to challenge the Resolution as being void because it was
improperly enacted. Renard, 261 So. 2d at 837-838; Save Brickell Avenue Inc. v. City
ofMiami, 395 So. 2d 246, 247 (Fla. 3d DCA 1981). Therefore, Petitioner GC
Lounge, Inc. has standing to bring this petition for writ of certiorari.
It is therefore ORDERED AND ADJUDGED that:
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
Submitted into the public
record for item(s) e9).1
on 'L• 12 lCity Clerk
Omni/Park West Redevelopment Ass'n, Inc. v. City of Miami, Fla.
14-200 AP
3
Respondents, Miami First, LLC, Miami Second, LLC, Miami Third, LLC and Miami A/I,
LLC's, Motion to Dismiss Petition for Writ of Certiorari for Lack of Standing is hereby
GRANTED as to Petitioner Omni/Park West Redevelopment Association, Inc. AND DENIED
as to Petitioner GC Lounge, Inc.
DONE AND ORDERED in Chambers at Miami -Dade County, Florida, this 26thday of
August, 2014.
ERIC W. HENDON
CIRCUIT COURT JUDGE
0
CIRC T CO ' T JUDGE
Copies furnished to:
Paul C. Savage, Esq.
John A. Greco, Esq., Deputy City Attorney
Elliot H. Scherker, Esq.
Brigid F. Cech Samole, Esq.
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
City of Miami
Planning, Zoning and Appeals Board
Wednesday, February 17, 2020; at 6:30 PM
Agenda Item PZAB#1; File ID #8076
Miami Design District Retail Street Special Area Plan
On Behalf of MacArthur Properties, LLC
Miami 21
"Intervenor shall mean a person whose interests
in the proceeding are adversely affected in a
manner greater than those of the general
public." §7.1.4.3(d), Miami 21
"Abutting Properties include properties across a
street or alley." §1.2, Miami 21
Florida Supreme Court
"An individual having standing must have a
definite interest exceeding the general interest in
community good share[d] in common with all
citizens." Renard v. Dade County, 261 So. 2d
382, 837 (Fla. 1972).
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
City of Miami
Planning, Zoning and Appeals Board
Wednesday, February 17, 2020; at 6:30 PM
Agenda Item PZAB#1; File ID #8076
Miami Design District Retail Street Special Area Plan
On Behalf of MacArthur Properties, LLC
Illustration 4: "Gateway Site South" or "Tuttle South"
Regulating Plan Section "3.14.3 Gateway Sites" establishes the criteria required for Gateway
Site North (illustrated above) to achieve a height of thirty-six (36) stories. The criterion requires
the development to be of exceptional architectural merit (to be determined by the Planning
Director). to provide a 10,000 square feet Civic Space, to provide public art, and to facilitate
public outreach before seeking construction permits.
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
APPENDIX F: MIAMI DESIGN DISTRICT RETA
APRIL 2016 2020 RE
Article 4, Table 2 (intentionally deleted)
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7.1.d
As stated in the proposed definition above, depending on the extent of the
permitted by right or by Warrant in "T5" and "T6" Transect Zones.
4. NE 38th Street Fagade Requirements
Q
4
The applicant proposes amending Article 5 "Section 5.6.5 Architectural Standar
reduce glazing requirements along NE 38th Street. Currently, the Regulating Plan requir
minimum 70% glazing for the first 200 feet of ground level story, east of NE 1st Avenue.
The proposed language reduces the glazing requirement to 60% for the first 100 feet east from
NE 1st Avenue while adding an artistic/architectural treatment requirement for the second 100
feet: "the second one hundred feet (100') of building frontage along NE 38th Street east of NE
1st Avenue shall contain an artistic or architectural treatment in lieu of glazing to be approved
by SAP Permit".
NOTICE
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5. Density and Intensity Transfer Program
• t44VI Ew COO
The proposed amendment introduces a Density and Intensity Transfer Program for all "T6"
Urban Core Transect Zone properties within the SAP. The proposed changes will allow T6
properties to transfer unused Density and Intensity (Floor Lot Ratio — FLR) to other T6
properties within the SAP.
Receiving sites may use transferred development rights as long as they maintain the building
enveloped prescribed within the Regulating Plan and Miami 21 code. Regardless of transfers,
no site may exceed the hard maximum prescribed for the respective transect.
Density and intensity will be counted on an aggregate basis for all T6 Properties located within
the SAP, maintaining the maximum as -of -right permitted in the underlying T6 Properties.
6. Gateway Sites
This proposal introduces "Gateway Sites" to the MDD Special Area Plan. Gateway sites are
defined based on their location and relationship to the district, these sites mark important
entrances to the Design District. In regard to development regulations, this designation is
paired with site specific restrictions and allowances.
Section "1.2 Definition of Terms" of the Regulating Plan introduces definitions for Gateway
Sites, Gateway Site North or "Tuttle North", and Gateway Site South or "Tuttle South":
"Gateway Site: lots 9 and 10, as identified on page 1.4 of the Miami Design District
t„ Retail Street Special Area Plan Design Concept Book, which are situated at a major
• 0 3 entrance to the SAP and front Biscayne Boulevard."
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"Gateway Site North or "Tuttle North": lot 10, as identified on page 1.4 of the Miami
Design District Retail Street Special Area Plan Design Concept Book, located in Block 1
East, pursuant to sheet A 4.1 of the Miami Design District Retail Street Special Area
Plan Design Concept Book. Tuttle North is designated as a "Gateway Site."
"Gateway Site South or "Tuttle South": lot 9, as identified on page 1.4 of the Miami
Design District Retail Street Special Area Plan Design Concept Book, located in Block 1
East East, pursuant to sheet A 4.1 of the Miami Design District Retail Street Special
Attachment: 8076 - Staff Analysis (8076 : SAP Amendment - Miami Design District Retail Street)
Parry fii of 13
Packet Pg. 170
Area Plan Design Concept Book. Tuttle South is designated as a "G
eligible for height flexibility in accordance with the criteria listed in Se
SAP Regulating Plan."
.to PUBLh.
J
Page 1.4 of the Miami Design District Retail Street Special Area Plan Conce
Lot 9 as Tuttle (South) — Address: 3750 Biscayne Blvd. — Lot Size: 76,831. 37
is identified in Illustration 4 below.
Illustration 4: "Gateway Site South" or "Tuttle South"
7.1.d
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PZ-20-8067
10/20/20
RFVIEW CO'
Regulating Plan Section "3.14.3 Gateway Sites" establishes the criteria required for Gateway
Site North (illustrated above) to achieve a height of thirty-six (36) stories. The criterion requires
the development to be of exceptional architectural merit (to be determined by the Planning
Director), to provide a 10,000 square feet Civic Space, to provide public art, and to facilitate
public outreach before seeking construction permits.
E. ANALYSIS
The Appendix F: Miami Design District Retail Street Special Area Plan Regulating Plan and Concept
Book govern all development within the previously approved MDD SAP. The Regulating Plan and
Concept Book, supported by the required Development Agreement, provide regulations and design
standards for future development throughout the district.
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:
Section 3.9: 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.
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
Pane R of 1
Attachment: 8076 - Staff Analysis (8076 : SAP Amendment - Miami Design District Retail Street)
Packet Pg. 171
Criteria 1
Analysis:
Findings:
Criteria 2
Analysis:
Findings:
Criteria 3
Section 3.9.1.a: "The single or multiple owner(s) of Abutting properti
(9) acres may apply for a rezoning to a Special Area Plan."
The proposed amendment to the MDD SAP does not increase or de
of the SAP. The MDD SAP 22.56-acre size remains unchanged.
Consistent.
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Section 3.9.1.b: "A Special Area Plan shall be approved by the process of rezoning with
or without Transect Changes."
The MDD SAP includes properties with "T-4" General Urban Zone, "T-5" Urban Center
Zone, and "T-6" Urban Core Zone transect designations. The proposed amendment
does not include any changes to the underlying zoning or land use designation.
Consistent.
Section 3.9.1.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 proposed amendments to the MDD SAP maintain the designation of Thoroughfares,
Transect Zones and Civic Space Types unchanged. The SAP Concept Book assigns
thoroughfares, Civic Spaces, and Transect Zones that will continue to regulate the site's
development.
Additionally, streetscape elements such as street furniture, landscaping, art, and bicycle
and pedestrian infrastructure, have been identified throughout the Concept Book;
ensuring a cohesive design unifying the district while transitioning efficiently into the
surrounding areas.
The proposed amendment designates a "Gateway Site" marking the eastern entrance to
the district. The proposal includes additional height allowance for the "Gateway Site"
while maintaining the existing Floor Lot Ratio maximum. The additional height can only
be achieved on "Block 1 East East" identified in Concept Book Sheet "A4.1" and only
when the criteria identified in "Section 3.14.3" of the Regulating Plan has been met. The
"Gateway Site" designation, design criteria, and public outreach efforts will ensure an
architecturally significant entrance with appropriate transitions to abutting areas.
Consistent with previous versions of the MDD SAP, the proposed regulations maintain
an on public realm improvements and appropriate transitions.
Findings: Consistent.
Criteria 4 Section 3.9.1.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"
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
Pana7nf13
Attachment: 8076 - Staff Analysis (8076 : SAP Amendment - Miami Design District Retail Street)
Packet Pg. 172
�p PU$C!n
7.1.d
3.9.h.6:
Analysis:
A Pedestrian Passage, requiring a minimum twenty (10) foot wide pe
reserved between Buildings.
The location of Pedestrian Passages and Paseos is illustrated in Con
"A1.9". Furthermore, the design for Pedestrian Passages and Paseos
within the Concept Book in sheets "A2.8" and "A2.9". This amendment
any Pedestrian Passage or Paseo regulations.
4-
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Findings: Consistent.
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PZ-20-8067
10/20/20
REVIEW C0 '
3.9.h.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 SAP shall comply with all requirements of Chapter 23 of the City of Miami Code of
Ordinances.
Findings: Conditionally consistent. Refer to Condition #8.
3.9.h.8: Area Design Guidelines.
Analysis: The Applicant has submitted an amended Regulating Plan and Concept Book for the
proposed amendment, attached hereto as Attachment "A" and Attachment "B".
Findings: Consistent
3.9.h.9: A parking management program that enables shared parking among public and private
Uses.
Analysis: The MDD SAP Concept Book Sheet "A2.2 — Parking Management Program" identifies
both private and public parking options.
Findings: Consistent.
3.9.h.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 amendment proposes changing the development standards for T6
properties; allowing flexible transfer of density and intensity from site to site, while
Findings:
maintaining the same height and FLR maximums currently enabled through the city's
public benefit program.
Consistent.
The following is a review of the request pursuant to the criteria under Article 7 and Section 7.1.2.8.f. of
Miami 21. The Background section of this report is hereby incorporated into the analysis and its
corresponding criteria by reference:
Criteria 9:
7.1.2.8.f.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
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
Attachment: 8076 - Staff Analysis (8076 : SAP Amendment - Miami Design District Retail Street)
Panes 10 of 13
Packet Pg. 175
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Comprehensive Plan; the Miami 21 Code; and other city regulatio
and justification for the proposed changes necessary."
The proposed amendment is consistent with the underlying Trans
Future Land Use Map designations. No change to the underlying z
designation is proposed as part of the amendment.
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PZ-20-8067
10/20/20
Criteria 10: 7.1.2.8.f.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 amendment does not include a change in the underlying Transect or
Future Land Use designation of any property. However, this amendment does propose
changing the development standards for T6 properties; allowing a transfer of density and
intensity from site to site, while maintaining the same height and FLR maximums
Qcurrently enabled through the city's public benefit program.
The "Gateway Site" is the only property that will be allowed to exceed the currently
° enabled height of 20 stories, to a new maximum of 36 stories. The proposed
m development regulation changes to the "Gateway Site" fit the neighborhood context
while maintaining a proper transition.
Criteria 11: 7.1.2.8f.3: "Special Area Plans shall be adopted by rezoning pursuant to the provisions
of Section 3.9."
See Criteria 3.9.1. a-3.9.1. g.
Finding: In determining the appropriateness of the proposed amendment of the Miami Design
District Retail Street Special Area Plan, the Planning Department deemed that the
proposed changes do not adversely affect the intent of the Miami 21, as well as the
goals and objectives of the previously approved MDD SAP.
F. ADDITIONAL REVIEW REQUESTED
City of Miami:
Net Office
- Environmental Resources
- Public Works
- Office of Zoning
G. CONCLUSION
The Applicant's submitted materials and analysis provided as part of the Miami Design District
Retail Street SAP Amendment application are consistent with the intent of Miami 21, the Miami
Comprehensive Neighborhood Plan, and other relevant city regulations.
H. 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 this
amendment to the Miami Design District Retail Street SAP.
Attachment: 8076 - Staff Analysis (8076 : SAP Amendment - Miami Design District Retail Street)
Pane 11 of
Packet Pg. 176
MIAMI 21
APRIL 2016 2020
APPENDIX F: MIAMI DESIGN DISTRICT RETA
RE
Frontage, Retail: A Principal Frontage facing a public space such as a Thoro
pedestrian importance (i.e. traffic volume, number of lanes, etc.) requiring
detailed as storefronts in accordance with the requirements set forth in Sec. 5.
and 5.6.5.b of the Miami Design District Retail Street SAP. Retail Frontages do
Secondary Frontages located on NE 42nd Street between NE 1st and 2nd Aven
as those portions of a Pedestrian Passage Frontages located more than twenty-five
the intersection of any Thoroughfare and the Pedestrian Passage.
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PZ-20-8067
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Gateway Site: lots 9 and 10, as identified on page 1.4 of the Miami Design District Retail Street
Special Area Plan Design Concept Book, which are situated at a major entrance to the SAP
and front Biscayne Boulevard.
Gateway Site North or "Tuttle North": lot 10, as identified on page 1.4 of the Miami Design District
Retail Street Special Area Plan Design Concept Book, located in Block 1 East, pursuant to
sheet A 4.1 of the Miami Design District Retail Street Special Area Plan Design Concept Book.
Tuttle North is designated as a "Gateway Site."
Gateway Site South or "Tuttle South": lot 9, as identified on page 1.4 of the Miami Design District
Retail Street Special Area Plan Design Concept Book, located in Block 1 East East, pursuant
to sheet A 4.1 of the Miami Design District Retail Street Special Area Plan Design Concept
Book. Tuttle South is designated as a "Gateway Site" and is eligible for height flexibility in
accordance with the criteria listed in Section 3.9.1(i) of the SAP Regulating Plan.
Loading Space: An area in which goods and products are moved on and off a vehicle, including
the stall or berth.
SAP Area: the lots which comprise the Miami Design District Retail Street Special Area Plan
properties are those identified on page A1.4 and A1.5 of the Miami Design District Retail Street
Special Area Plan Design Concept Book, as amended.
Open Space: Any parcel or area of land or water essentially unimproved by permanent Buildings
and open to the sky and/or covered by a Shade Feature; such space shall be reserved for
public or private Use. Open Spaces may include Parks, Greens, Squares, Courtyards,
Gardens, Playgrounds, paseos (when designed predominantly for pedestrians), pedestrian
paths or associated landscaped areas, and those areas covered by a Shade Feature.
Retail Merchandising Unit: A freestanding structure open on one or more sides, fixed or portable,
which may be connected to electricity and/or potable water, used as Open Air Retail for a
commercial purpose or for the display or dissemination of information.
Shade Feature: A translucent or transparent framed Structure, which is fixed and self-supporting
and provides shade from the sun.
Transit Corridor: A mass transit route with designated transit vehicle(s) operating at an average
25 minute or less headway Monday through Friday between the hours of 7 a.m. through 7 p.m.
and includes designated transit stop locations within 1/4 mile of the Miami Design District Retail
Street SAP area. Multiple transit routes or types of transit vehicles may not be added
cumulatively under this definition for the purpose of parking reductions.
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MIAMI 21
APRIL 2016 2020
APPENDIX F: MIAMI DESIGN DISTRICT RET
RE
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Remaining Aggregate FLR or "RAF": Any FLR which has not been utilized for
within the T6 Urban Core transect zone within the SAP Area, which may be tra
parcels located within the T6 Urban Core transect zone within the SAP A +J'1,'
Aggregate FLR will be tracked via an aggregated rights tracking sheet ("Trackin..C.
reviewed annually as part of the Annual Review process, as indicated in the D- RFVlEW
Agreement.
7.1.a
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Remaining Aggregate Density or "RAD": Any Density which has not been utilized for any parcel
located within the T6 transect zone within the SAP Area, which may be transferred to other
parcels located within the T6 transect zone within the SAP Area. Remaining Aggregate Density
will be tracked via an aggregated rights Tracking Sheet and reviewed annually as part of the
Annual Review process, as indicated in the Development Agreement.
1.3 DEFINITIONS OF SIGNS
Copy Area: The area computed by surrounding each Identification or Secondary Identification Sign
with a square or rectangle shape to determine the area. Less those portions within the square
or rectangle consisting of logo brand marks, framing elements, large scale featured artwork
swashes, simple lines, back plates, or other decorative elements.
Directional Sign: Vehicular or pedestrian -scale signage containing multiple messages that serve
to identify the Miami Design District and guide or direct the public safely to destinations within
the district. Directional signs may be located on private property or within the Public Right -of -
Way, subject to the approval of the Director of Public Works for all such signs within the Public
Right -of -Way. Directional signs may be combined with address Signs but shall bear no
advertising matter, and may be directed to guide area visitors to entrances, exits,
retailer/tenants, or Parking Areas. The words "advertising matter" shall not be construed to
include graphic logos, registered trade names, or elements of the district identity or "tag lines"
that may be incorporated as part of the sign aesthetics. The size of a Directional Sign, and
copy thereon, shall be scaled appropriately to the speed of the area traffic.
Gateway Sign: A large-scale, mounted identity Sign of not greater than 5,000 square feet in size
or 85% of a Building wall that serves to identify the district, mark a destination for visitors, and
reinforce the district's character as a destination for art, culture, dining, and fashion. A Gateway
Sign may include or be comprised solely of an art installation and recognition of the installation
sponsor, which sponsor or donor recognition shall be limited to one (1) recognition comprising
no more than 15% of the art installation forming all or a part of the Gateway Sign. Art
installations forming part of a Gateway Sign shall not contain any point of sale signage or
commercial product expression related to the donor or sponsor. Gateway Signs shall be
oriented to face major traffic Thoroughfares, such as 1-195, Biscayne Boulevard and North
Miami Avenue, and shall be limited to no more than five (5) such signs within the Miami Design
District Retail Street SAP area.
51888342;6
F.IO
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MIAMI 21
APRIL 2016 2020
ARTICLE 2. GENERAL PROVISIONS
2.1 PURPOSE AND INTENT
2.1.1 INTENT
APPENDIX F: MIAMI DESIGN DISTRICT RETA
RE
NOTICE
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The intent of the Miami Design District Retail Street Special Area Plan ("SAP" or "Miami Design
District SAP") is to guide the design, construction and management of a new retail pedestrian street
and its surrounding city streets in the Design District to ensure a high quality, mixed use, pedestrian
experience. The control of Building location, massing, and surface is intended to produce public
o rD c space that is safe, comfortable and interesting for pedestrians and attractive to high -end retail
0 on tenants. Pedestrian mobility is to be improved by an enhanced Public Right -of -Way Streetscape
ry a and by the addition of a four block long Pedestrian Passage.
N O CD
N - The public space of the Pedestrian Passage is of a scale that is intimate and episodic. The quantity
oand materials of shared elements in the public spaces, such as pavement, signs and lighting are
3 r+ intended to be minimized and recessive, as the primary experience should be that of the highly
individualistic retail stores. The Building Facade lines of the Miami Design District Retail Street SAP
are drawn to support the continuity of the existing Design District street wall, to form the sequential
character of the pedestrian street experience, and to give store tenants appropriate space
distribution and visibility.
This document precedes the final development program, architectural design and detailing. and
infrastructure engineering, and it is expected that adjustments to the development program,
architectural design and detailing, infrastructure engineering may be necessary during
implementation phases of design development and construction documents. Nothing in this Miami
Design District Retail Street SAP, including thc initial development program ar set forth on Page
A1.8 of the Concept Book, shall be construed to limit development in exce:,s of initial development
pfeg-r-a441. Any future devclopmcnt in excese of thc initial development program shall be subject at
all times to the maximum density and intensity permitted by the underlying transect designation of
any one Lot or parcel forming part of this SAP and the procedures set forth in Article 7 of this Miami
development program by process of Exception. Adjacent and non-adiacent parcels within the SAP
Area which have unutilized density or unutilized FLR, located within the T6 Urban Core transect
zone ("T6 _Properties") may transfer such Remaining Aggregate Density or Remaining Aggregate
FLR to other T6 Properties within the SAP Area, provided however that each individual project on
those T6 Properties must comply with the limits imposed by the SAP Regulating Plan and the
Comprehensive Plan. Notwithstanding the forgoing, density and intensity shall be counted on an
aggregate basis for all T6 Properties located within the SAP; such that the total aggregated density
and intensity throughout the T6 Properties shall not surpass the aggregated as -of -right maximum
(i.e. base) density and intensity permitted in the underlying T6 Properties. Aggregated density and
intensity, as well as the Remaining Aggregate Density and Remaining Aggregate FLR will be
tracked via an aggregated rights Tracking Sheet and reviewed annually as part of the Annual
Review process, as indicated in the Development Agreement.
The SAP is based on the Miami 21 Zoning Code, as amended through April 2012, and shall serve
to supplement the code. Where standards set forth herein conflict with standards set forth in the
code, the standards in this SAP shall govern. Where the standards in the SAP are silent, the
underlying Miami 21 zoning code requirements shall govern. By virtue of the adoption of the Miami
Design District Retail Street SAP, and any subsequent amendments thereto, all provisions of the
F.13
51888342;6
Attachment: 8076 - Exhibit A - Regulating Plan (8076 : SAP Amendment - Miami Design District Retail Stree
Packet Pg. 40
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MIAMI 21
APRIL 2016 2020
APPENDIX F: MIAMI DESIGN DISTRICT RETA
RE
than the Tree Protection regulations, the Miami Design District Retail Street S
21 code shall apply.
4
NOTE: All new Buildings in excess of 50,000 sq. ft. within the Miami Design Distric
SAP shall conform to the sustainability requirements set forth in Miami 21.
3.14 PUBLIC BENEFITS IN THE MIAMI DESIGN DISTRICT SAP
3.14.1 The Miami Design District SAP has provided the following public benefits:
PUBL
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• Construction of the Pedestrian Passage (i.e. Paseo Ponti and Jade Alley) from Palm Court
to Paradise Plaza.
• Activation of Palm Court and Paradise Plaza as publicly accessible civic spaces.
• Improvements to the pedestrian realm through enhanced public right-of-way investments,
which include, paving, utilities, drainage, landscaping, pavers, site amenities, and street
lighting throughout the SAP.
• Public art investments throughout the SAP.
• Artistic garage facades throughout the SAP.
• Architectural facades throughout the SAP.
• Marketing, operating and curatinq the district as a premier cultural destination in the City
of Miami.
• Contributions towards the Institute of Contemporary Art, Miami ("ICA"), including the
donation of the underlying lots.
• Payment of maintenance for the public right-of-way investments and all public benefit
investments throughout the SAP.
• FEC Right of Way Improvements, in the event one or more of the SAP parcels fronting the
Florida East Coast Railway right-of-way ("FEC Right -of -Way") obtains a building permit for
demolition or redevelopment, as described further in the Development Agreement.
3.14.2 Tuttle South
Tuttle South is eligible for Bonus Height, as established in Illustration 5.6 for Block 1 East East, due
to the public benefits that the Miami Design District SAP project has provided to the City to date; in
addition, Tuttle South shall also provide additional public benefits as described in Section 3.14.3.
3.14.3 Gateway Sites
Within the Miami Design District SAP, Tuttle South and Tuttle North are designated as Gateway Sites. In
order for development within Tuttle South to achieve a height of thirty-six (36) stories (i.e. Bonus Height),
the following public benefits and criteria must be met;
518S8342;6
F.22
Packet Pg. 49
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MIAMI 21 APPENDIX F: MIAMI DESIGN DISTRICT RETA 0
APRIL 2016 2020 REsa
NOTICE
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(1) the Planning Director shall make a determination that the project on t' mt.., a�rnommedna'm<wMKlecisionuno d�
a,daddaa�afd�
is of exceptional architectural merit; which applicant may appeal to the P sPA' Pz 20 s067
o cn and Appeals Board within fifteen (15) business da s of a determination b,9 10/05/20 1,
• o notice with the Office of Hearing Boards Qcy
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N o o.. which shall be publicly accessible; ae
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N 3 o (3) the applicant shall fund and place artwork in the dedicated Civic or Open space within
n =17, the Gateway Site, which shall be publicly accessible;
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n N -C (4) the applicant agrees to comply with the following design elements in Section 5.6.4(d)
0 o sand (j), respectively of the Regulating Plan:
n.
• For any above or below ground parking structures located at the
intersection of two Thoroughfares, a retail Liner shall be provided for a
minimum of fifty feet (50) in order to complement the surrounding
architecture.
• Above -grade parking may extend into the Second Layer above a first
floor liner with decorative facade treatment matching the liner facade
below or an art or green wall. Underground parking may extend above
grade into a first floor Liner if the Building Facade is designed to meet
the Sidewalk in such a manner that fully obscures the Parking Area.
(5) the applicant agrees to meet with representatives of the Bay Point Property Owners
and Buena Vista East Historic Neighborhood Association not less than fifteen (15) days in
advance of submitting any redevelopment site plans for the Gateway Site to the City of
Miami; and
(6) the applicant shall construct and maintain enhanced street right-of-way improvements
including lighting, landscaping, and other non-standard improvements in the right-of-way
immediately fronting the Gateway Site, consistent with other non-standard improvements
throughout the district.
F.2 3
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APPENDIX F: MIAMI DESIGN DISTRICT RETA
APRIL 201E 2020
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MIAMI 21 APPENDIX F: MIAMI DESIGN DISTRICT RETAI 0
APRIL 2016 2020 REs i
a.
T6 - URBAN CORE ZONE
DENSITY (UPA)
RESIDENTIAL
150 UNITS PER ACRE1
Residential Uses are permissible as listed in Table 3, limited by compliance with:
C Minimum of 1.5 spaces per Dwelling Unit
• Minimum of 1 additional visitor parking space for every 10 Dwelling Units
L Live -Work - Work component shall provide parking as required by the non-residential Use in
addition to parking required for the Dwelling Unit(s).
C Adult Family -Care Homes - Minimum 1 space per staff member and 1 space per 4 residents.
L Community Residence - Minimum of 1 parking space per staff member in addition to the
parking required for the principal Dwelling Unit(s).
Parking requirement may be reduced according to the Shared parking standard, Art. 4, Table 5.
✓ Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Art. 3.6.10.
C Parking ratio may be reduced within 1/2 mile radius of TOD and within'/4 mile radius of a Transit
Corridor by thirty percent (30%).
E Parking may be provided by ownership or lease offsite within 1000 feet.
E Loading - See Article 4, Table 5.
NOTICE
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✓ Parking may be provided off -site within Parking Structures or Parking Lots identified in the
Miami Design District Retail Street SAP Parking Management Program, as illustrated on pg.
A2.2 of the Miami Design District Retail Street SAP Concept book.
LODGING
Lodging Uses are permissible as listed in Table 3.
C Minimum of 1 parking space for every 2 lodging units.
I- Minimum of 1 additional parking space for every 10 lodging units.
✓ Minimum of 3 parking spaces for every 1,000 square feet of commercial use, except for Public
Storage Facilities, minimum 1 parking space for every 2,000 square feet for the first 20,000
square feet, and 1 parking space per 10,000 square feet thereafter.
L Parking requirement may be reduced according to the Shared parking standard, Art. 4, Table 5.
L Minimum of 1 Bicycle Rack Space for every 20 vehicular spaces required. See also Art. 3.6.10.
L Parking ratio may be reduced within 1/2 mile radius of TOD and within 1/4 mile radius of a Transit
Corridor by thirty percent (30%).
• Parking may be provided by ownership or lease offsite within 1000 feet.
C Loading - See Article 4, Table 5.
- Parking may be provided off -site within Parking Structures or Parking Lots identified in the
Miami Design District Retail Street SAP Parking Management Program, as illustrated on pg.
A2.2 of the Miami Design District Retail Street SAP Concept Book.
1 (Note: parcels with Remaining Aggregate Density within the T6 transect zone may transfer such Remaining Aggregate
Density to other parcels within the T6 transect zone within the SAP Area, for a maximum of 300 units per acre).
Attachment 8076 - Exhibit A - Regulating Plan (8076 : SAP Amendment - Miami Design District Retail Street)
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Packet Pg. 60
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MIAMI 21
APRIL 2016 2020
APPENDIX F: MIAMI DESIGN DISTRICT RET
RE
A SAP Permit shall be approved if the application is consistent with the Com
the Miami Design District Retail Street SAP, and its accompanying Developm
The Planning Director shall further consider the criteria set forth in Table 12 of
appropriate.
d. SAP Permit Appeal to the Planning, Zoning and Appeals Board.
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NOTICE
The SAP Permit applicant may appeal the determination of the Planning Director within fifteen
(15) calendar days of the issuance of a final decision. Appeal of the determination of the
Planning Director shall be filed with the Office of Hearing Boards and shall be heard de novo
by the Planning, Zoning and Appeals Board. The Board shall determine whether to affirm or
reverse the determination of the Planning Director. Should the Board choose to reverse the
determination of the Planning Director, where the Planning Director previously denied the
SAP Permit, the Board may approve the permit as requested by the applicant or approve with
conditions and safeguards necessary to ensure the SAP permits consistency with the
Comprehensive Plan, the Miami Design District Special Area Plan, and the terms of the
accompanying Development Agreement.
The SAP Permit applicant may appeal the ruling of the Planning, Zoning and Appeals Board
to the City Commission within fifteen (15) calendar days of the issuance of its ruling. Such
appeals shall be filed with the Office of Hearing Boards and shall be considered de novo by
the City Commission. The City Commission shall determine whether to affirm or reverse the
ruling of the Board.
The filing of all appeals shall state the specific reasons for such appeal and shall be made on
forms designated by the Office of Hearing Boards together with the payment of any required
fee(s).
7.1.2.11 Modifications to the Initial Development Program & Redevelopment Credits
51888342;6
1.
Book are the Principal Ucos currontly onvici
parcel within the Miami Design District Retail Street SAP ar a, subject always to tho
Density, nd Inta s•ta, limito f tho r d T t Notwithstanding the Densities and
Any proposed
development within the Miami Design District Retail Street SAP which exceeds the
in aggregate —mays be approved t--proosess of E oeption b e + + 11 t t th
particular Lot or parcel.
^�^d F tha�er. -. d
NJI-AAr ag .r rs. .,1ty an ntt:I t�ily iunni set forth cn Page A1.8 of the Miami Design
District Retail Street SAP Concept Book. Such redevelopment, however, shall remain
subject at all times to the maximum Densities and Intensities permitted by the underlying
Transect designation of a particular Lot or parcel.
r.88
•
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Packet Pg. 115
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
02.
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
BNA's main concern regarding
this application remains traffic
As previously stated, our main concerns continue to be a worsening of the traffic conditions at
Biscayne and 36th St., as well as Biscayne and 38th St.
While only the application for an amendment to the Design District SAP is in front of you, we are
looking at the larger picture of other projects in the pipeline for the area.
BEFORE THE PLANNING ZONING AND APPEALS BOARD
03.
We recognize the
applicant has
listened to our
concerns so far
Unlike back in November, when the applicant had done almost no outreach
to the community, we recognize that there has been significant attention to
community concerns in the last 90 days.
DACRA representatives have talked to BNA multiple times over that period,
engaged other associations that are allies, and attended a very large Zoom
meeting with the community. That meeting was viewed by over 330 people.
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
IMMO
Biscayne Neighborhoods
Association
0e.:98 (45.,,n •.i, i...,u..:
.,r.rvael .5: vnl J
BNA traffic solutions meeting
In case you missed n ..
BNA hosted a meeting where we asked the
various developers larking ro build near the
intersection of Northeast 38th Street and
Biscayne Boulevard how they would mitlpagte
tra(nc there.
We received some Impressive commitments
tram the developers of the Design District. ns
well es mator stakeholders of the properties
east of Biscayne Boulevard. Watch here.
See Less Set
113 Like n Comment G.' Share tl-
Up NeXt
oC1CV •trut ly dep h&re any nip'l' pat,.,01
BEFORE THE PLANNING ZONING AND APPEALS BOARD
04.
We are also thankful for the
specific traffic solutions and
development concessions
the applicant has publicly
committed to.
• Signalization improvements
• Funding traffic enforcement
• Removing density transfer to
Tuttle sites from the current
application
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
u.` ;z u u __..-? o-_:� • ...;x __.} ... >y:.x..r_x �t..�k...'i?.?E_ r ti r' a�� fs _ «�1.11
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
What BNA is proposing...
Independent,
voluntary trust fund
to fund traffic
studies and future
traffic alleviation.
Amendment to
mandate certain level
of service before MDD
SAP permits can be
issued.
06.
Timely, independent
studies that determine
the level of service at
problematic
intersections.
NO
THRU
TRUCK
TRAFFIC
07.
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
First, a voluntary trust
fund
Following the precedent set by the Magic City SAP
discussion, the City should establish a voluntary,
independent trust fund that the Design District SAP
applicant can choose to contribute to, in this case, to
fund traffic improvements within 1/3 of a mile of the
intersections of Biscayne/36th and Biscayne/38th Sts.
Any other developer corning to this board in the future
with a project nearby can also contribute.
The trust fund should also be mandated to produce
periodical studies of the level of service at these
intersections.
BEFORE THE PLANNING ZONING AND APPEALS BOARD
08.
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
Second, an amendment
limiting how SAP permits
are issued
To ensure the approval of the current applicant's future plans is
directly linked to improvement of the traffic condition in the area,
insert the following language to Section 7.1.2.10 (c) "Miami
Design District Retail Street SAP Permit Review Criteria"...
"No SAP Permit shall be reviewed for the sites identified as Tuttle
North and Tuttle South unless the City receives and independent
study by a traffic engineer, no older than a year, that finds the
level of service at both the intersections of Biscayne/NE 36th and
Biscayne/NE 38th is considered to be at a "B" level, per the
standards of the Highway Capacity Manual (HCM) and AASHTO
Geometric Design of Highways and Streets"
BEFORE THE PLANNING ZONING AND APPEALS BOARD
.:«
To allow further discussions and
more time to define this matter.
Add conditions to the current
application.
Recommend to the city commission
that the current SAP amendement
include the concessions already
publicly suggested by the
developer (in page 4 of this
presentation) as well as the SAP
permit amendment (in page 8).
Submitted into the public
record for item(s) PZ.10
on 04-22-2021, City Clerk
Kickstart creation of voluntary
trust fund
Instruct the City Attorney to work
with neighborhood associations to
create the legal structure of a
voluntary trust fund for traffic
alleviation, following the same
model followed during the Magic
City SAP discussion.
... u'JF6' 1wJnA".AKiei �'Sv'