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HomeMy WebLinkAboutStaff Analysis and MapsCity of Miami Planning Department STAFF ANALYSIS REPORT FOR THE DESIGNATION OF THE BRAMAN MIAMI CAMPUS SPECIAL AREA PLAN (BRAMAN SAP) Staff Analysis Report No. / ProjectDox No. PZ-22-15092 Location 2060 Biscayne Boulevard Transect T6-36A-O, T6-36B-O, T6-12-0, and T6-8-O MCNP Designation General Commercial and Restricted Commercial* Commission District 2 Subdivision/Neighborhood Edgewater Planner Matthew Nahrstedt, Planner II mnahrstedt@miamigov.com Applicant Braman Motors, Inc. Project Representative Melissa Tapanes Llahues MTapanes@brzoninglaw.com *SAP parcels west of Northeast 2 Avenue are to change from Restricted Commercial to General Commercial, per Future Land Use Map amendment. A. REQUEST Braman Motors, Inc. (the Applicant) requests the SAP Designation for the Braman Miami Campus Special Area Plan (Braman SAP). The SAP area includes 12.9 acres, 21 parcels, located north of Northeast 19 Terrace, south of Northeast 21 Street, and west of Biscayne Boulevard as depicted in Figure 1, below. The request includes the following: ■ SAP Designation and Rezoning • Pursuant to Article 3, Section 3.9, and Article 7, Section 7.1.2.8 of Miami 21 Zoning Code: A rezoning to Braman Miami Campus SAP. This request includes requests to approve the accompanying Regulating Plan and Concept Book (also known as Design Guidelines). There are three other active, associated requests: ■ Future Land Use (application PZ-22-15091) • Pursuant to Policy LU-1 6.4 of the Miami Comprehensive Neighborhood Plan: a Land Use Plan Map Amendment for a Large Scale Amendment to classify the portion of the Property west of Northeast 2 Avenue from General Commercial and Restricted Commercial to General Commercial only. The SAP parcels Staff Analysis Report No. (PZ-22-15092) - Page 1 ■ Development Agreement (application PZ-25-19130) • Pursuant to Chapter 163, Florida Statutes: a Development Agreement to memorialize the rights and obligations of the Applicant as it relates to development of the SAP. ■ Vacation Closure (application PZ-25-19095) • Pursuant to Section 55-15(c) of the Miami Code of Ordinances: A vacation closure of a portion of "Northeast 20 Street Alley" abutting the Applicant's car dealerships. B. PROJECT DATA AND BACKGROUND Braman Motors, Inc. (the Applicant) began operating within the city of Miami in 1975. At that time, the Omni/Edgewater Neighborhood contained multiple auto -related Uses. For example, one of the properties the Applicant purchased was originally a Nolan Brown Cadillac dealership from the 1940s. Expansion of Braman Motors began with the acquisition of a second car dealership in the area from the 1960s, TB McGahey. Over the last 50 years, the Applicant has employed several thousands of people and invested into the surrounding Neighborhood and region. Today, the Applicant directly employs approximately 600 people and supports local vendors and contractors. The Braman Miami Automotive Training Center employs classes of young adults every 18 months, offering tuition, equipment, tools, and laptops. The Applicant recognizes that automobiles are an important part of Miami's transportation systems and that access to automobile services in proximity to population density, such as the Edgewater Neighborhood and nearby Urban Central Business District. Many view Braman Motors as a Neighborhood institution within Edgewater and the wider region. The Applicant submitted their request for the designation of the Braman SAP in 2022. As part of that review, it was ascertained that the length of Public Right -of -Way for Northeast 2 Avenue that passes through the proposed SAP area is, in parts, greater than 70 feet, but less than 77 feet, in width. Per Miami 21 Zoning Code, Article 3.9.1(a), SAP area may not cross over Rights - of -Way greater than 70 feet. In 2023, the Applicant submitted a Waiver request, PZ-23-15949, for a ten -percent increase in the allowed threshold width of the streets included within the proposed SAP. The ten -percent Waiver was approved and issued April 2024. In 2024, with a new project representative, the Applicant updated their SAP Designation submittal, eliminating the request to expand the Omni Residential Density Area and preserving the Density, Intensity, and Height of the existing, underlying zoning in the SAP area. The Braman SAP encompasses nearly 13 acres of proposed Uses, services, amenities, and urban design inspired by the automobile. The Applicant seeks to pay homage to the SAP area's past, present, and future with mixed -Use Buildings and residential towers. Public and private Frontages will be enhanced with existing and new trees, street furniture, lighting, and functional design elements. The Braman SAP will improve pedestrian and bicyclist connectivity between Wynwood, Omni and Edgewater Neighborhoods. The abutting road network, trolley, and bus routes provide local transit transfer for employees, residents, and guests. The Frontages plan confirms Principal and Secondary Frontages while preserving the existing grid. Staff Analysis Report No. (PZ-22-15092) - Page 2 Approval of application PZ-22-15092 will allow specific phases —Phases 1A, 1B, and 4, as depicted on Sheet A-03 of the Concept Book —to proceed straight to building permit. Phase 1A is the Auto -Related Commercial (ARC) Building, Phase 1 B is the Woonerf, and Phase 4 is the gas station site. One proposed Building, the ARC Building, will proceed straight to building permit. Eleven Stories and approximately 1,000,000 square feet in size, the auto -service Building will include a car showroom, car service area and parts warehouse on the ground floor. Museum glass will enhance the pedestrian experience and offer views of the interior service areas. Six pedestrian access areas will serve as ingress and egress into the Building and cross -block connections between Northeast 20 Street and Northeast 19 Terrace. The ARC Building internalizes all loading and unloading of car carriers, removing them from the street. The Applicant proposes enhanced streetscape and pedestrian safety elements along the Frontages. Architectural articulation inspired by the legacy of auto -related Uses of the SAP will screen the large car inventory area of the upper floors and break up the north and south Facades into five sections. The height of the roofline will also vary to break up the Building's massing. The ARC Building will serve as a Terminated Vista from the proposed Woonerf. Figure 1. The Braman SAP encompasses 12.9 acres and 21 parcels. Figure 2. Braman SAP Master Plan, Rendered Site Plan Staff Analysis Report No. (PZ-22-15092) - Page 3 C. ANALYSIS Zoning Overlay The request is to modify the Miami 21 Zoning Atlas by adding a Braman Miami Campus SAP zoning overlay district, while retaining the underlying Transect Zones of the SAP parcels. The existing Zones are T6-36A-O, T6-36B-O, T6-12-0, and T6-8-O. MIAMI 21 ATLAS (EXISTING) EPLAN ID: PZ-22-15092 REZONE ADDRESS(ES): 1930,2000,2001,2007,2060 NE 2AV 64,97,106,120,146,219 NE 20 ST 12020,2060 BISCAYNE BLVD 135,149,234,246,250 NE 20 TER / 134 NE 21 ST / 135 NE 19 TER 0 150 300 600 Feet IIIIIIIII T6-6-O NE 22ND ST - 76-36A-O ` T6-&0 r Nth T6-36A-L 01 a , T6-12-0 - [VIN1RIE - -il, F"h-,ry SI T6.-12J0 / 1 • r �A 1 T660" la , -W 6-368-0 N CS T6-36B-0 ,I N 'STD ST Figure 3. Existing Zoning, T6-36A-O, T6-36B-O, T6-12-0, and T6-8-O. MIAMI 21 ATLAS (PROPOSED) EPLAN ID: PZ-22-15092 REZONE ADDRESS/ES). 1930,2000,2001,2007,2060 NE 2 AV 64,97,106,120,146,219 NE 20 ST / 2020,2060 BISCAYNE BLVD 135,149,234,246,250 NE 20 TER / 134 NE 21 ST / 135 NE 19 TER 0 150 300 600 Feet Figure 4. Proposed Zoning, Braman SAP overlay; underlying zoning remains unchanged. Staff Analysis Report No. ( - Page 4 Miami Comprehensive Neighborhood Plan (MCNP) The parcels in the Braman SAP are a mix of Restricted Commercial and General Commercial on the Future Land Use Map of the MCNP. An associated application, PZ-22-15091, requests an amendment to Ordinance No. 10544, the Future Land Use Map (FLUM) of the MCNP to change the designation of 5.26 acres of property from Restricted Commercial to General Commercial. This request will result in a FLUM designation of General Commercial for all parcels in the SAP west of Northeast 2 Avenue and the existing FLUM designation of Restricted Commercial to remain for all parcels in the SAP east of Northeast 2 Avenue. FUTURE LAND USE MAP (EXISTING) EPLAN ID: PZ-22-15091 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 1930,2000,2060 NE 2 AV 64,97,106,120,146,160 NE 20 ST! 135 NE 19 TER 125 250 500 Feet 1 1 1 i 1 1 1 1 Resvicted Commercial M2dFffist Public �Facililie Transp And A Figure 5. Existing Zoning, T6-36A-O, T6-36B-O, T6-12-0, and T6-8-O. FUTURE LAND USE MAP (PROPOSED) EPLAN ID: PZ-22-15091 COMPREHENSIVE PLAN AMENDMENT ADDRESS(ES): 1930,2000,2060 NE 2AV 64,97,106,120,146,160 NE 20 ST! 135 NE 19 TER 0 150 300 600 Feet 1 e Restricted Cora m mla ; General 1 Commercial E .� General Ai Commercial Gendrel'Commercial efe(Cat,RA'IRIi a. Facilities, III1/1D.e!r!1 Industrial ugn Industrial. Public Parks Restricted and Recreation Commercial MajF5 iPu, blic Tr n�Md 1� II 4 r=-�•� General lade al _ Commercial r I I Figure 6. Proposed Future Land Use Map (General Commercial west of Northeast 2 Avenue) Staff Analysis Report No. ( ) - Page 5 Miami 21 Zoning Code The Appendix Q: Braman Miami Campus Special Area Plan, Regulating Plan and Concept Book shall govern development within the Braman SAP. Where the Regulating Plan is silent, the Miami 21 Zoning Code shall govern. Development within the Braman SAP shall be pursuant to the recorded Development Agreement that will establish the allocation of Thoroughfares and Civic Space Types and Building Area among the Building sites, and the creation and retention of the public benefits. SAP Criteria 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 Zoning Code. Section 3.9.1. Criteria A: "The single or multiple owner(s) of Abutting properties in excess of nine (9) acres may apply for a rezoning to a Special Area Plan. For the purposes of applying for a rezoning to a Special Area Plan, the term Abutting shall not include properties separated by the Florida East Coast Railway Corridor or separated across a street or alley with an actual or zoned width of seventy (70) feet or greater as set by Chapter 54, Article V of the City Code." • Analysis: The Applicant applied for the creation of the Braman SAP, which will rezone the 21-parcel district by applying a Braman SAP zoning overlay district. The SAP Area covers 12.9 acres (561,924 square feet) of land. Regarding the second portion of Criteria A, a ten -percent Waiver issued in April 2024 increases the allowed threshold width of the streets within the proposed SAP. • Finding: Consistent Criteria B: "A Special Area Plan shall be approved by the process of rezoning with or without Transect changes. Properties designated as "T3" — Sub -Urban Transect Zone shall not be considered for a Special Area Plan." • Analysis: The Braman SAP includes properties with "T-6" Urban Core Zone Transect Zone designations. The designated SAP will not change the underlying zoning classification "T6-8-O," Urban Core Zone Open, of selected properties located at 2060 Biscayne Boulevard, as legally described in Exhibit "A." A separate associated request proposes amendments to the Future Land Use Map to change the designation of 5.26 acres of property from Restricted Commercial to General Commercial. This request will result in a FLUM designation of General Commercial for all parcels in the SAP. • Finding: Consistent Criteria C: "A Special Area Plan shall assign Thoroughfares, Transect Zones and Civic Space Types, with appropriate transitions to Abutting areas. Guidelines for Thoroughfares and Public Frontages may be adjusted to the particular circumstances of the Special Area Plan". • Analysis: The proposed designation of the Braman SAP will add the Braman SAP overlay to the existing Transect Zones, add Civic Space, and keep the existing Throughfares, as shown in the Concept Book. A Woonerf is proposed along Northeast Staff Analysis Report No. (PZ-22-15092) - Page 6 20 Terrace between Northeast 2 Avenue and Biscayne Boulevard. An alternative to the Woonerf, should the Woonerf not be feasible, shall be detailed in the Development Agreement. Enhancements to streetscape elements along Thoroughfares, such as landscaping and pedestrian infrastructure, have been identified throughout the Concept Book. • Finding: Conditionally Consistent Criteria D: "A Special Area Plan shall include a map of the Thoroughfares and Transect Zones, and the standards that deviate from the requirements of Article 5". • Analysis: The Applicant has submitted a Concept Book through the SAP Designation process that maps Thoroughfares/Frontages and Transect Zones, including any deviations from Miami 21 Zoning Code. • Finding: Consistent Criteria E: "A Special Area Plan shall assign at least five (5) percent of its aggregated Lot Area to a Civic Space Type. Civic Building sites are to be located within or adjacent to Civic Space Types or at the axial termination of significant Thoroughfares. The developer shall be responsible for constructing the public improvements within the Special Area Plan, including but not limited to the Civic Space Types and Thoroughfares". • Analysis: The total Braman SAP area is approximately 561,924 square feet (12.9 acres), which results in requirement of 28,096 square feet of Civic Space. The Applicant proposes a Woonerf of approximately 29,000 square feet to meet the Civic Space requirement. Sheet A-09 of the Concept Book identifies the location of the Woonerf. • Finding: Conditionally Consistent Criteria F: "Development within the Special Area Plan shall be pursuant to a recorded development agreement that will establish the allocation of Thoroughfares and Civic Space Types and Building Area among the Building sites, and the creation and retention of the public benefits". • Analysis: A Development Agreement between the Applicant and the City of Miami has been submitted as PZ-25-19130, in accordance with the above criteria and will be considered by the City Commission. The public benefits provided include job creation and employment opportunities, a vocational training program, a total of approximately 63,000 square feet of Open Space, approximately 30,000 square feet of Civic Space, enhanced streetscape, and implementation of a mobility plan. • Finding: Conditionally Consistent Criteria G: "Unless a Building is specifically approved as part of the Special Area Plan, any Building shall be reviewed by the Planning Director, after referral to and recommendation from the CRC for conformance to the Plan, prior to issuance of the Building Permit". • Analysis: The Braman SAP Regulating Plan allows Phases 1A, 1B and 4, as depicted in Sheet A-03 of the Concept Book, to proceed straight to building permit upon the SAP Designation's approval. However, only Phase 1A includes a Building that will be Staff Analysis Report No. (PZ-22-15092) - Page 7 approved as part of this Braman SAP designation. Any deviations to the approved plan sheets shall be reviewed in accordance with the established procedures outlined in the Regulating Plan and under Miami 21 Zoning Code, as applicable. The one new Building proposed at this time, the ARC Building, is an eleven -Story auto - service Building approximately 1,000,000 square feet in size. City staff and the Applicant coordinated to mitigate negative impacts of the Building's size in relation to the Neighborhood character. Architectural articulation inspired by the legacy of auto - related Uses of the SAP will screen the large car inventory area of the upper floors and break up the north and south Facades into five sections. The height of the roofline will also vary to break up the Building's massing. The ARC Building will serve as a Terminated Vista, described in Criteria H.5. Commercial Uses such as a car showroom, car service area and parts warehouse are proposed on the ground floor. The Building internalizes all loading and unloading of car carriers off the street. The car carriers will need approximately 130-foot curb cuts on both north and south Facades. Structural columns, landscape buffers, and paving variation on the sidewalk will increase pedestrian safety along the long curb cuts. Museum glass will enhance the pedestrian experience and offer views of the interior service areas. Six pedestrian access areas will serve as inviting ingress and egress into the Building and cross -block connections between Northeast 20 Street and Northeast 19 Terrace. • Finding: Conditionally Consistent Criteria H: "A Special Area Plan may include:" 1 "A differentiation of the Thoroughfares as a Primary -Grid (A -Grid) and a Secondary - Grid (B-Grid). Buildings along the A -Grid shall be held to the highest standard of this Code in support of pedestrian activity. Buildings along the B-Grid may be more readily considered for automobile -oriented standards allowing surface parking lots, unlined parking decks, and drive-throughs. The Frontages assigned to the B-Grid shall not exceed 30-percent of the total length within a Special Area Plan. For Frontages on the B-Grid, parking areas may be allowed in the Second Layer." • Analysis: The Braman SAP utilizes Concept Book Sheet A-04 — Frontages Plan to identify the Principal Frontages and Secondary Frontages. The Frontages will support pedestrian connectivity by introducing an enhanced, non-standard streetscape design, pedestrian furnishings, and street trees. The amendment does not propose changes to the existing Frontages designations. • Findings: Consistent 2. "Retail Frontage requiring that a Building provide a Commercial Use at sidewalk level along the entire length of the Frontage. The Commercial Use Building shall be no less than 70-percent glazed in clear glass and provided with an Awning overlapping the sidewalk as generally illustrated in Article 4, Table 6. The first floor should be confined to Retail Use through the depth of the Second Layer." • Analysis: The ground floor of the ARC Building on north and south Facades will serve as Retail Frontages. The ARC Building includes a car -service area and lounge, a parts warehouse, car delivery zone, and car showroom on the Staff Analysis Report No. (PZ-22-15092) - Page 8 ground floor. Museum glass will be utilized to enhance the pedestrian experience and provide viewing of the servicing of vehicles and the parts warehouse. Six pedestrian access areas allow for pedestrians' use of the ARC Building's ground floor and provide cross -block connections. The Woonerf will also provide Retail Frontage. Ground -floor Commercial Uses are proposed at the ground -floor of the mixed -Use Buildings and residential towers along the Woonerf on both north and south sides. • Findings: Consistent 3. "Gallery or Arcade Frontage, requiring that a Building provide a permanent cover over the sidewalk, either cantilevered or supported by columns. The Gallery or Arcade Frontage may be combined with a Retail Frontage as shown in Article 4, Table 6. Gallery or Arcade Frontage within the First Layer may apply towards Open Space requirements." • Analysis: Specifically for Auto -Related Commercial (ARC) Buildings, Galleries and Loggias shall be minimum ten (10) feet deep, may encroach up to one hundred percent (100%) of the depth of the Setback, but shall not overlap the sidewalk, per Section 5.6.9(c) of the Braman SAP Regulating Plan. • Findings: Consistent 4. "Build -to -lines that differ from Transect Zone Setback requirement." • Analysis: In 2023, a provision was added to Miami 21 Zoning Code, replacing Build -to line with a Build -to Zone. The Build -to Zone is a zone along all Principal Frontages in the T5 and T6 Transect Zones beginning at the front Setback line and extending ten (10) feet into the Second Layer where Building Fagade(s) shall be placed. This update increases design flexibility and the opportunity for activation of ground -floor Frontage. The Regulating Plan details how the Build -to Zone will be utilized in the Braman SAP. Section 5.6.8(e) of the Regulating Plan specifies that Principal Frontages of ARC Buildings, for the minimum Height, Building Facades shall be placed in the Build -to Zone for a minimum of fifty percent (50%) of the length of each Principal Frontage, except as to Parcel 4 as shown in the Concept Book or as modified via SAP Permit to a minimum of thirty percent (30%). In the absence of a Building along the remaining Frontage Line, Frontages shall be treated with a Streetscreen, landscaping, or other design strategy which ensures adequate lighting and pedestrian safety, subject to review and approval by the Planning Director. In the case of two (2) or three (3) Principal Frontages meeting at Thoroughfare intersections, the Building's corner may recede from the designated Setback up to twenty percent (20%) of the Lot length. • Findings: Consistent Staff Analysis Report No. (PZ-22-15092) - Page 9 5. "A Terminated Vista location, requiring that the Building be provided with architectural articulation of a Type and character that responds to the location." • Analysis: A Terminated Vista is a location at the axial conclusion of a Thoroughfare. A Building located at a Terminated Vista designated on a Special Area Plan is required to be designed in response to the axis. The ARC Building is the Applicant's proposed Terminated Vista. The vista begins at Biscayne Boulevard, looking west along the Woonerf, Northeast 20 Terrace, toward Northeast 2 Avenue. As the Woonerf reaches Northeast 2 Avenue, the vista curves south to the gas station. Past the gas station, the vista ends at the north Facade of the ARC Building. • Findings: Conditionally Consistent 6. "A Pedestrian Passage, requiring a minimum twenty (20) foot wide pedestrian access be reserved between Buildings." • Analysis: The Concept Book and Regulating Plan do not currently propose new Buildings that require twenty -foot -wide Pedestrian Passages between them, per the Miami 21 requirement. However, ARC Buildings are required to provide one pedestrian access through the site if the Frontage Line of an ARC Building is at any point 400 feet or more from a Thoroughfare intersection. Such pedestrian access shall be a minimum of ten feet wide —a minimum of eight feet unobstructed —be permitted to be secured and closed from 9pm to 7am, and shall include design elements and furnishings that enhance the Building design and contribute to a high -quality, inviting pedestrian access within the Neighborhood. The only ARC Building currently proposed, as shown in the Concept Book, includes six such pedestrian access areas. Non -ARC Buildings will be required to comply with the Pedestrian Passage requirement in Miami 21 Zoning Code. • Findings: Consistent 7. "A preservation plan acceptable to the Historic and Environmental Preservation Board for any historic resources in the area of the Special Area Plan." • Analysis: Biscayne Boulevard forms the eastern edge of the Braman SAP and is designated as a Scenic Transportation Corridor. The Braman SAP shall comply with all requirements of Chapter 23 of the City of Miami Code of Ordinances. • Findings: Conditionally Consistent 8. "Area Design Guidelines." • Analysis: The Applicant has submitted a Regulating Plan and Design Guidelines / Concept Book for the proposed SAP designation, attached hereto as Attachment "B" and Attachment "C". • Findings: Consistent Staff Analysis Report No. (PZ-22-15092) - Page 10 9. "A parking management program that enables shared parking among public and private Uses." • Analysis: Article 4, Table 5(c) of the Braman SAP Regulating Plan states the configuration of Loading areas for ARC Buildings can be shared with other proposed non -ARC Uses. • Findings: Consistent 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: Section 3.3.1 of the Braman SAP Regulating Plan states that Density may be transferred across Transect boundaries between assembled Lot(s) within the SAP Area, so long as the Density associated with the SAP Area is not exceeded. Lot(s) sharing Density shall provide a clear Density allocation accounting as part of the Zoning Data for corresponding projects. Development rights associated with parcels within the SAP shall be retained within the SAP Area. • Findings: 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 Zoning Code. Criteria 1: "(a) The relationship of the proposed amendment to the goals, objectives and policies of the Comprehensive Plan, with appropriate consideration as to whether the proposed change will further the goals, objectives and policies of the Comprehensive Plan; the Miami 21 Code; and other city regulations. (b) The need and justification for the proposed change, including changed or changing conditions that make the passage of the proposed change necessary." • Analysis: The Braman SAP includes properties with "T-6" Urban Core Zone Transect Zone designations. The designated SAP will not change the underlying zoning classification "T6-8-O," Urban Core Zone Open, of selected properties located at 2060 Biscayne Boulevard, as legally described in Exhibit A." An associated request proposes amendments to the Future Land Use Map to change the designation of 5.26 acres of property from Restricted Commercial to General Commercial. This request will result in a FLUM designation of General Commercial for all parcels in the SAP. The proposed rezoning is consistent with the goals, objectives and policies of the Comprehensive Plan, specifically: o The proposed Braman SAP is consistent with Policy LU-1.6.5 of the Miami Comprehensive Neighborhood Plan (MNCP), which states, "the City may continue to use special district designations as a land development regulation instrument for the purpose of accomplishing specific development objectives in particular areas of the city." Staff Analysis Report No. (PZ-22-15092) - Page 11 o This is consistent with Guiding Principle 2.1.3.1(g) "A diversity of land use should be distributed throughout the City to enable a variety of economic activity, workplace, residence, recreation and civic activity." o This is consistent with Guiding Principle 2.1.3.1(b), "Growth strategies should encourage Infill and redevelopment". The Braman SAP is congruent with the scale and character of the structures and uses surrounding the property proposed to be rezoned and will allow the parcels to be transformed from underutilized land into a more pedestrian -oriented, mixed -use development district. • Finding: Consistent Criteria 2: "For rezonings: 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 this Miami 21 Code to preserve Neighborhoods and to provide transitions in intensity and Building Height." • Analysis: The Braman SAP includes properties with "T-6" Urban Core Zone Transect Zone designations. The designated SAP will not change the underlying zoning classification "T6-8-O," Urban Core Zone Open, of selected properties located at 2060 Biscayne Boulevard, as legally described in Exhibit "A." Moreover, the Braman SAP will not change the Density, Intensity and Height allowed in the underlying Transect Zones, preserving the Neighborhood and providing appropriate transitions in Intensity and Building Height. • Findings: Consistent Criteria 3: "Special Area Plans shall be adopted by rezoning pursuant to the provisions of Section 3.9." • Analysis: See Criteria 3.9.1.a through 3.9.1.h. o In determining the appropriateness of the proposed designation of the Braman SAP, the Planning Department deemed that the proposed changes do not adversely affect the intent of the Miami 21 Zoning Code. • Finding: Consistent D. ADDITIONAL REVIEW REQUESTED In determining the appropriateness of the proposed Special Area Plan (SAP), the Planning Department has referred this application to the following departments, boards, and external organizations, whose comments and recommendations have been considered and are reflected in this final decision: City of Miami • Office of Zoning • Office of the City Attorney • Building Department Staff Analysis Report No. (PZ-22-15092) - Page 12 • Department of Resilience and Public Works • Department of Fire -Rescue • Urban Development Review Board (UDRB) Miami -Dade County • Miami -Dade Department of Transportation and Public Works (DTPW) E. RECOMMENDATION Pursuant to Article 3, Section 3.9, and Article 7, Section 7.1.2.8, of Miami 21 Zoning Code, as amended, the Planning Department recommends Approval with Conditions of the designation of the Braman SAP based upon the facts and findings in this staff report. F. CONCLUSION The Applicant's submitted materials and analysis provided as part of the Braman SAP Designation application are consistent with the intent of Miami 21 Zoning Code, the Miami Comprehensive Neighborhood Plan, and other relevant City regulations. Planning Department recommends Approval with Conditions. G. CONDITIONS 1. The Braman SAP shall be in accordance with the plans entitled "Braman Miami Campus," as signed and sealed by Sherri Gutierrez, Registered Architect, and batch - stamped PZ-22-15092-SAP Designation by the City of Miami. 2. The Braman SAP includes a Development Review Process which addresses the build -out of the project, as identified in the Regulating Plan. All development within this SAP shall be submitted for review and approval by the Planning Director after receipt of a recommendation from the CRC for conformance to the Plan, prior to the issuance of any building permit, consistent with the requirements of Sec. 3.9.1.g. of Miami 21 Zoning Code and the SAP. Phases 1A, 1 B, and 4, as shown on page A-03 of the Concept Book, shall be permitted to proceed straight to building permit, provided that they are developed in accordance with their respective plans included in the Concept Book. Other developments proposed shall be developed in accordance with the Regulating Plan and subject to an SAP permit, as may be required therein. 3. The Braman SAP is to be developed in phases and/or individual specific projects. In the event a phase or a portion of a phase is not developed at once, but in segments, the Applicant shall submit an interim -plan package, including a landscape plan, which addresses design details for the land occupying future phases of this SAP. If the future phases are not developed, said plan package shall include a proposed timetable and shall be subject to review and approval by the Planning Director. Staff Analysis Report No. (PZ-22-15092) - Page 13 4. The Applicant, owner, or successor shall comply with the requirements of all applicable departments/agencies as part of the City building permit application submittal process. 5. The Applicant, owner, or successor must comply with all applicable regulations of the Miami Dade County Code, Chapter 24, entitled "Environmental Protection," as amended. 6. The Applicant, owner, or successor must meet all applicable building codes, land development regulations, ordinances, and other laws and pay all applicable fees due prior to the issuance of any building permit. 7 The Applicant, owner, or successor shall meet conditions identified in this Ordinance with the SAP and all applicable local, state, and federal regulations. 8. The Applicant shall demonstrate community engagement efforts to the Planning Department prior to issuance of the first master building permit. 9. Proposed alley vacation shall be approved prior to issuance of building permit for Phase 2, as shown on page A-03 of the Concept Book. 10. As part of applicable building permit application(s), Applicant shall provide a letter from the Miami Parking Authority (MPA) authorizing any use of on -street parking spaces. The letter shall include the authorized number and type of parking spaces for each Frontage. 11. Per NFPA 1, Applicant shall provide proposed location(s) of any remote fuel ports and of any fire hydrants to be removed, relocated and/or added in the ARC master building permit submittal. 12. Per UDRB Resolution UDRB-R-25-007, regarding the ARC Building / Phase 1A, redesign vertical articulation of the architectural screening of the north and south Facades to provide more visual movement along the length of the Building. 13. Art installed in Civic Spaces shall be reviewed and approved by the Planning Director or their designee. 14. The Woonerf shall be constructed as shown in the Concept Book, reviewed and approved by Miami -Dade County, and open to the public prior to the issuance of the first Certificate of Occupancy for Phase 1. 15. The Applicant shall provide an alternative Civic Space plan as part of the Development Agreement. If Miami -Dade County does not approve the design and/or construction of the Woonerf to satisfy the requirements outlined in Criteria E and F of this report, the Applicant may satisfy the SAP -Civic -Space requirement via a minimum payment in the amount equal to the design and construction of the Staff Analysis Report No. (PZ-22-15092) - Page 14 proposed Woonerf, as may be approved and or amended by the City, as part of the Development Agreement. 16. Signs, pavement markings, non-standard pavement treatments and colors, special geometries and alignments on the proposed Woonerf are subject to Miami -Dade County review and approval. The Applicant shall execute a Covenant for Non - Standard improvements with the City prior to construction. 17. Parcel 4, including the gas station, shall be constructed as shown in the Concept Book and open to the public prior to the issuance of the first Certificate of Occupancy for Phase 2 or 3, whichever comes first. 18. In accordance with Miami 21 Zoning Code, Section 3.9(f), the Applicant shall create and retain the public benefit contributions identified in the SAP Development Agreement, Section 13, on a timeframe to be approved by the Planning Director. 19. The Braman SAP shall comply with all requirements of Chapter 17, titled "Environmental Preservation," of the City of Miami Code of Ordinances. 20. The Braman SAP shall comply with all requirements of Chapter 23, titled "Historic Preservation," of the City of Miami Code of Ordinances. 21. The Applicant or successor shall record the following in the Public Records of Miami - Dade County, Florida, prior to the issuance of any building permit: a) Declaration of Covenants and Restrictions providing that the ownership, operation, and maintenance of all Civic and Open Spaces, and any related improvements located thereon, shall be the responsibility of the property owner(s), their successor(s), or their designee in perpetuity; and b) Unity of Title or a covenant in lieu of a Unity of Title, if applicable, subject to the review and approval of the City Attorney's Office. 22. Provide the Planning Department with a temporary construction plan for review and approval that addresses construction phasing and includes the elements listed below. Said plan shall be subject to the review and approval by the Planning Department prior to the issuance of any building permits and shall be enforced during construction activity. As applicable, Applicant, shall be responsible for securing the City's approval for any change or modification to the approved temporary construction plan. Request for approval of any change or modification to the previously approved temporary construction plan shall be submitted for review and approved no later than two weeks prior to implementation of requested change or modification. a) Temporary construction parking plan, with an enforcement policy; b) Construction -noise management plan, with an enforcement policy; and c) Maintenance plan for the temporary construction site. All construction activity shall remain in full compliance with the provisions of the submitted construction plan. Failure to comply may lead to a suspension or revocation of this SAP. Staff Analysis Report No. (PZ-22-15092) - Page 15 23. The Applicant, owner, or successor shall comply with the following Department of Resiliency and Public Works development conditions: a. Site plan must show locations of Monument Line and Street Centerline along with their dimensions to the Base Building Line. Provide property boundary information in accordance with survey; b. All Right -of -Way improvements and public street cross sections shall be according to City of Miami Resilience and Public Works Engineering Standards. c. All driveway approaches shall be according to City of Miami Department of Resilience and Public Works Engineering Standards. d. A maintenance agreement between the City and the property owner is required for any non-standard improvements located in the Right -of -Way. e. Any Right -of -Way modifications to traffic signs and pavement markings require review and approval from Miami -Dade County Department of Transportation and Public Works — Traffic Engineering Division. f. The maximum slope for a driveway ramp sloping downward toward the street is 1:10 for the last 20 feet to the property line. The maximum slope for a driveway ramp sloping upward toward the street is 1:20 for the last 20 feet to the property line. g. All encroachments into Right -of -Way shall conform to the provisions of Chapter 32 of Florida Building Code. h. Public Works' approval is required for any bridge(s) that cross over Public Right - of -Way, upon a recommendation from the Planning Director and Zoning Administrator. i. No run-off is allowed into Right -of -Way area. All storm water must be retained on site including the driveways and plazas on private property adjacent to public streets. Plazas and driveways must be graded or trench drains provided to prevent "sheet flow" from entering the Right -of -Way. If deep drainage wells are selected for storm water disposal, they must be located on -site in an open area to accommodate future maintenance access. j. All transitions from the established street profile grade to the proposed building floor elevation must be accomplished on private property. Stairs, ramps, retaining walls, etc. will not be permitted in the Right -of -Way and the record profile street grade cannot be changed to accommodate the proposed building ground floor elevation. k. Right -of -Way conditions must comply with American Disability Act (ADA) Guidelines. I. Since this project is more than one acre in total construction area, the methods of construction must comply with the City of Miami Municipal Separate Storm Sewer System Permit (MS4). This project will require a Florida Department of Environmental Protection (DEP) Storm water, Erosion and Sediment Control permit. For information on a DEP permit application, please contact the Department of Resilience and Public Works Department at (305) 416-1200 or www.dep.state.fl.us/water/stormwater/npdes. m. Roadway restoration for all utility extensions, existing damaged pavement and pavement damaged during construction shall comply with City of Miami standards and requirements. The streets and avenues adjacent to the project site must be clear of dust and construction debris at all times. Staff Analysis Report No. (PZ-22-15092) - Page 16 n. Department of Resilience and Public Works requires that no closures of vehicular travel lanes will be permitted during the course of construction unless a temporary replacement lane, approved by the Department of Resilience and Public Works, is constructed and maintained by the contractor throughout the duration of the lane closure. A maintenance of traffic (MOT) plan is required for any temporary Right - of -Way closure request. o. New/proposed street alignments shall meet all access requirements for emergency vehicles p. Maneuvering diagrams for Fire -Rescue's approval must be submitted along with the tentative plat submittal. q. All landscaping installations and/or removal require permit application and approval from Building Department — Environmental Resources section. 24. Prior to the issuance of a master building permit for the construction of any new Building(s), the Applicant or owner shall provide the Planning Department, for review and approval, as relative to that building permit: a) Environmental Impact Statement; and b) Traffic Sufficiency Letter from the City of Miami, Office of Transportation. The Applicant shall also provide a traffic -engineering study of the pedestrian circulation, including proposed crosswalks; and c) Final determination of Public School Concurrency and Capacity Reservation; and d) Proof of compliance with applicable code provisions established by the following departments or agencies: i. City and County Public Works Departments, as may be applicable ii. Federal Aviation Administration, as may be applicable iii. Miami Dade Aviation Department, as may be applicable iv. Miami -Dade County Water and Sewer, as may be applicable v. Miami -Dade County Traffic Engineering Division, as may be applicable vi. Miami Dade County Expressway Authority, as may be applicable vii. Florida Department of Transportation (FDOT), as may be applicable. 25. The Applicant shall defend, indemnify, and hold harmless the City from any and all actions against the City relating to or arising out of, in whole or in part, the City's processing and approval of this entitlement. The Applicant shall reimburse the City for all costs incurred in defense of such an action, including court costs, attorney's fees, and award of any damages against the City. If the City determines it necessary to protect the City's interest, the Applicant shall execute an indemnity and reimbursement agreement with the City with terms consistent with the requirements herein. The City shall notify the Applicant within a reasonable time of its receipt of any action and the City shall cooperate in the defense. If the City fails to notify the Applicant of any action in a reasonable time, or if the City fails to reasonably cooperate in the defense, the Applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City. The City shall have the sole right to choose its counsel, including the City Attorney's Office or outside counsel. At its sole discretion, the City may participate at its own expense in the defense of any action, but such participation shall not relieve Staff Analysis Report No. (PZ-22-15092) - Page 17 the Applicant of any obligation imposed by this condition. In the event the Applicant fails to comply with this condition, in whole or in part, the City may withdraw its defense of the action, void its approval of the entitlement, or take any other action. The City retains the right to make all decisions with respect to its representations in any legal proceeding, including its inherent right to abandon or settle litigation. For purposes of this condition, the following definitions apply: "City" shall be defined to include the City, its agents, officers, boards, commissions, committees, employees, and volunteers; "Action" shall be defined to include suits, proceedings (including those held under alternative dispute resolution procedures), claims, or lawsuits. Nothing in the definitions included in this paragraph are intended to limit the rights of the City or the obligations of the Applicant otherwise created by this condition. 26. The Applicant shall ensure all violations will be cured as part of the building permit process. 27. The Applicant shall update the Concept Book and Regulating Plan to address any outstanding conditions requested by City staff for project PZ-22-15092 within five (5) business days of adoption by City Commission. 28. The Applicant shall deliver a fully executed copy of the Development Agreement within thirty (30) days of approval of the Braman SAP by the City Commission and will record the Development Agreement within fifteen (15) days of notice of the City's execution, specifying that the Development Agreement runs with the land and is binding on Applicant, its successors, and assigns, jointly and severally. Staff Analysis Report No. (PZ-22-15092) - Page 18 ,-DocuSigned by: get 141079882C834B D... Graham I. Jones Assistant Director of Planning ,-DocuSigned by: Pavui, S. taw 77D014848CA84B6... David Snow Planning Director CDocuSigned by: FA3B89F289EE4BB... Matthew Nahrstedt, AICP and LEED GA Planner II Attachments: Attachment 1 — Exhibit A: Legal description of upzoned properties Attachment 2 — Exhibit B: Regulating Plan Attachment 3 — Exhibit C: Concept Book Staff Analysis Report No. (PZ-22-15092) - Page 19