HomeMy WebLinkAboutAnalysis and MapsCity of Miami
Planning Department
ANALYSIS FOR
SPECIAL AREA PLAN
"Ecoresiliency SAP"
Staff Analysis Report No.
PZ 25-18934
Applicant
Ecoresiliency Miami, LLC
Location
1111 MacArthur Causeway
Current Transect
Civic Space (CS), and
T6-12-0, Urban Core Transect Zone - Open
Proposed Transect
Civic Space (CS), and
T6-36A-O, Urban Core Transect Zone - Open
Current MCNP
Designation
Public Parks and Recreation and Restricted Commercial
Commission District
District 2 - (Commissioner Damian Pardo)
Commissioner District
Office
Downtown
Planner
Efren Nunez, Senior Planning Project Manager
efrennunez@miamigov.com
A. REQUEST
Pursuant to Article 3, Section 3.9, and Article 7, Section 7.1.2.8, of Ordinance 13114 ("Miami
21"), as amended, Ecoresiliency Miami, LLC (the "Applicant") is requesting a Special Area
Plan (SAP) that will modify the existing transect zone and transect zone regulations for the
subject parcel to the extent indicated herein. The Ecoresiliency SAP proposes a redeveloped
site with a residential parcel and a 13.235-acre public park as follows:
1. The Ecoresiliency SAP is composed of approximately 18.61 acres of land located on
Watson Island.
2. The Ecoresiliency SAP is comprised of a new 13.235 acre waterfront park and a 5.378
acre residential parcel which is being conveyed to the Applicant Said conveyance was
approved by a majority of the City of Miami electorate on November 5, 2024, and
approved by the Miami City Commission on July 24, 2025, per Resolution No.25-0297.
This area is referred to in this report as the "Residential Parcel."
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 1
3. The remaining area of the Ecoresiliency SAP is owned and operated by the City of
Miami ("Owner") within the City of Miami jurisdictional limits. This area is referred to
in this report as the "City Property."
4. The Ecoresiliency SAP Masterplan proposal is to construct a residential project
consisting of two residential towers with a maximum height of 48 stories and up to 600
residential dwelling units at the Residential Parcel along with the redevelopment of
public land for a public waterfront park on the City Property.
B. PROJECT DATA
SURROUNDING USES
Miami 21
MCNP / Density
Existing Use
North
Biscayne Bay
Biscayne Bay
No Designation
South
CS (Ichimura Miami
Japan Garden)
Parks and Recreation
City Park
East
CS (Miami Yacht Club
and MPA Parking)
Parks and Recreation
Recreation and Parking
West
T6-36A-O (across
MacArthur Causeway)
Restricted Commercial
Vacant Land with approved
Major Use Special Permit
RELATED APPROVALS
Date
Action
1998
Major Use Special Permit Approved by Resolution R-98-0376
2000
Major Use Special Permit revised by Resolution R-00-1032
2018
Referendum to amend City Charter by Resolution R-18-0232
2021
Jungle Island Special Area Plan approved by Ordinance No. 13973
Development Agreement approved by Ordinance No. 13974
C. BACKGROUND
In 1998, the City authorized development of Jungle Island (previously referred to as "Parrot
Jungle") on vacant waterfront property owned by the City via a Major Use Special Permit
approved under City Commission Resolution R-98-0376, which included 172,444 square feet
of visitor attraction spaces, accessory commercial uses, and 588 parking spaces in a parking
structure on the south of the Property ("MUSP"). In 2000, a modification to the MUSP
approved under City Commission Resolution R-00-1032, changed the development plans to
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 2
reconfigure certain site improvements and move the ballroom facility above a two-story portion
of the building. The Jungle Island theme park began operating in 2003, and the configuration
of Jungle Island has remained generally in accordance with the MUSP approval since that
time.
On August 28, 2018, pursuant to City Commission Resolution No. R-18-0232, the City voters
approved, via referendum, a City Charter amendment to waive competitive bidding and
approve the proposed modification to the Jungle Island lease for development of a new hotel
development and attractions. Subsequently, on February 25, 2021, pursuant to City
Ordinance No. 13973, the Miami City Commission approved the Jungle Island SAP, which
included approval of a companion rezoning of the T6 Parcel (southeasterly 234,310 +/- square
feet of the Property) from CS to T6-12-0 to accommodate a proposed hotel development. As
part of the modification, a series of public benefits were proffered as further described under
Criteria F of this report titled "Previous 2019 Public Benefits under the original Jungle Island
SAP".
More recently on November 5, 2024, a majority of the City of Miami electorate approved a
referendum supporting the following: i) the cancellation of the existing Jungle Island lease,
which would have allowed the private amusement park to remain until 2114; ii) the negotiation
of the sale of the T6 Parcel and corresponding development agreement for a mixed use
residential development with commercial uses; and iii) development of a new public waterfront
park on the CS Parcel. Additionally, on July 24, 2025, the City Commission granted authority
for the City Manager to enter into a Purchase and Sale Agreement with the Developer for the
sale of the T6 Parcel to the Applicant via Resolution No. R-25-0297.
PROPOSAL:
The Ecoresiliency SAP proposes certain modifications to the existing SAP Regulations, as
well as the Zoning designation for the Residential Property and Miami 21 regulations of the
SAP Property in order to redevelop the property in accordance with the 2024 referendum and
in accordance with the terms of the sale of the 5.378 acre Residential Parcel. The proposed
SAP will include the following:
• Within the Residential Property, a rezoning from of 5.678 acres from T6-12-0 to T6-
36A-O with the 13.235 acre Park Property remaining with a CS Transect Zone
designation.
• Modifications to underlying Transect Zone regulations including but not limited to:
Intensity, Height, Parking, Building Disposition and Configuration. There are no
proposed increased to the currently permit Density of 150 du/acre for the Residential
Property.
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 3
• The redevelopment of the Park Property removes the private, ticketed attraction that
has long limited entry to Watson Island's waterfront.
• Development of a new 13.235 acre waterfront park space.
• Establishing procedures for SAP Permits
Below is a basic approximate comparison of existing entitlements and requested entitlements:
Table #1: Approximate Entitlements
Existing Conditions
Proposed SAP
Difference
TRANSECT
ZONE
CS Civic Space
T6-12-0 Urban Core
CS Civic Space
T6-36A-O Urban Core
with a 48 Story Height
restriction where T6-36A
can achieve 60 Stories
under Miami 21
No Change
Modification to FLR
and Height consistent
with currently allowed
Transect Zone located
elsewhere on Watson
Island
DENSITY
150 du/ac for T6-12-0
150 du/ac for T6-36A-O
with a 600 unit maximum
No Change
HEIGHT
CS: as detailed in
Concept Book
T6-12: 12 Stories
CS: restricted to 4 Stories
T6-36A- 48 Stories
Height Restricted
Increased to Height
consistent with
existing Transect
Zones on Watson
Island
FLR TOTAL
CS: current Regulating
Plan Section 5.7.1.3
references an FLR
restriction in Section
6.3.7.b.7.i; however, the
referenced Section
discusses Landscaping
T6-12: 8/30% bonus
CS: Restricted to 25% of
Lot Area, consistent with
Comprehensive Plan
T6-36A: 1 0/20% bonus,
consistent with existing
Transect Zones on
Watson Island
CS: introduces FLR
restrictions
T6-36A: makes the
FLR for the
Residential Property
consistent with
existing Transect
Zones on Watson
Island
LOT AREA
CS: 13.235 acres
T6: 5.378 acres
CS: 13.235 acres
T6: 5.378 acres
No Change
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 4
OPEN
SPACE
CS: 75%
T6: 10%
CS: 75%
T6: 10%
No Change
PARKING
For both Transect
Zones, parking is Use
based
For both Transect Zones,
parking is Use based
Modirications
on proposed
Uses
based
new
—
Figure: Aerial of subject site
D. ANALYSIS
Miami Comprehensive Neighborhood Plan (MCNP) Existing Designation
The existing Future Land Use Map (FLUM) designation for the Ecoresiliency SAP property is
"Public Parks and Recreation" and "Restricted Commercial". The SAP application does not
propose any FLUM amendment. All proposed Uses are permitted under the existing FLUM
designations.
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 5
Illustration #1: Future Land Use Map Designation
Miami 21 Code
The existing Transect Zone classification for the Ecoresiliency SAP is designated CS (Civic
Space) and T6-12-0.
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 6
Illustration #3: Current Miami 21 Transect Zone Designation
The proposed zoning change illustrated in Illustration #4 introduces an apropriate transition in building
height and intensity from north to south across Watson Island. Specifically, the rezoning from T6-12-
0 to T6-36A-O aligns with the existing zoning directly west of the island, across the MacArthur
Causeway. This change establishes a consistent height and Floor Lot Ratio (FLR) across the island,
while gradually transitioning to a lower -intensity CS Transect Zone in the southwest.
Although the CS Transect Zone designation remains unchanged, its regulations impose a maximum
building height of four stories, effectively buffering the higher -density T6-36A-O zone to the south.
This zoning transition minimizes potential adverse impacts at the northern boundary of the Special
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 7
Area Plan (SAP) property. The rezoning has been proposed in a successional form, concentrating
development toward the center of Watson Island and allowing for a gradual outward transition. This
approach supports the development of the Residential Property in accordance with the 2024 voter -
approved referendum and land sale.
Importantly, the new park —zoned CS —will remain dedicated as programmed open space, ensuring
public access and recreational opportunities. Without the proposed SAP, the existing CS -zoned area
would continue under the Jungle Island lease through 2114, maintaining a private, ticketed attraction
that has historically limited public access to the waterfront.
By implementing the Ecoresiliency SAP, over 13 acres of previously restricted land will be
transformed into publicly accessible green space. This initiative marks a significant shift toward
inclusive, sustainable urban development —opening up Watson Island's waterfront for the enjoyment
of all residents and visitors.
Illustration #4: Proposed Miami 21 Transect Zone Designation
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 8
SAP Criteria
Upon approval, the Ecoresiliency Special Area Plan (SAP), will comply with the Density, Intensity
and Height allowed by the proposed zoning designation.
The Regulating Plan governs the internal distribution of the development proposed that includes
open space and civic spaces and allowing master planning of the development. The approved
Regulating Plan and Concept Book, supported by the proffered Development Agreement, will
provide clear and comprehensive parameters for future development on the site.
The following is a review of the request pursuant to the Special Area Plan criteria under Article 3,
Section 3.9 and Section 3.9.1 and Article 7, Section 7.1.2.8 of the Miami 21 Code. The
Background section of this report is hereby incorporated into the analysis and its corresponding
criteria by reference:
Purpose: The purpose of a Special Area Plan is to encourage the assembly and master
planning of parcels greater than nine (9) Abutting acres in size, in order to provide greater
integration of public and private improvements and Infrastructure; to enable Thoroughfare
connectivity; to encourage a variety of Building Heights, massing and Streetscape design, and to
provide high quality design elements, all in order to further the intent of this Code expressed in
Article 2.
Criteria A: "The single or multiple owner(s) of Abutting properties in excess of nine (9) acres
may apply for a rezoning to a Special Area Plan".
Analysis: The Ecoresiliency SAP covers approximately 18.61 +/- acres of land, thus
exceeding the 9-acre minimum threshold required for a Special Area Plan.
Findings: Consistent
Criteria B: "A Special Area Plan shall be approved by the process of rezoning with or without
Transect Changes".
Analysis: Consistent with Miami 21 and as reflected in the Amended Regulating Plan, the
Ecoresiliency SAP includes a Transect Zone change to T6-36A-O with
appropriately scaled modifications. The requested rezoning of the T6 Parcel from
T6-12-0 to T6-36A-O is consistent with the Miami 21 Zoning Code and the
established pattern of Zoning designation and development on Watson Island for
the following reasons:
• Alignment with Existing Island Transects. Elevating the 5.4-acre T6
Parcel to T6-36A-O simply extends the existing island -wide Miami
21 framework and maintains the intended gradient of intensity from
the MacArthur Causeway toward the Biscayne Bay waterfront.
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 9
• Appropriate Transitions and Scale. The Ecoresiliency SAP
establishes Setbacks, thoroughfares, and buffers between the
proposed 48-story residential buildings and the adjacent Civic
Spaces.
• Consistency with Special Area Plan Obiectives. Miami 21 Article
3.9 encourages SAPs to integrate private development with
substantial public improvements and to assign Thoroughfares,
Transect Zones, and Civic Spaces tailored to unique site
conditions.
Findings: 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 Ecoresiliency SAP assigns Thoroughfares and Civic Space Types with
appropriate transitions to Abutting areas as illustrated in the plans submitted. The
Thoroughfare plan proposes Street Corridors and pedestrian pathways to
encourage exploration of the entire SAP Property, to provide multiple points of
access for future buildings and to ensure greater connectivity and walkability. The
Civic Space Types and the new park encourage pedestrian interaction.
The SAP has placed a significant emphasis on the Civic Space Type development
which includes an approximately 13 acre park which was previously a
restricted/ticketed access amusement park. These spaces will serve future patrons
of the SAP Area as well as the general public.
The proposed Transect Zones establish an appropriate successional transition.
The proposed scale will allow for development of the property in accordance with
the Concept Book and Regulating Plan.
Findings: 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".
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 10
Analysis: The applicant has submitted a Concept Book through the SAP submittal process
that maps Thoroughfares and Transect Zones, and the Concept Book and
Regulating Plan both highlight the SAP's deviations from Miami 21. Staff finds that
the Concept Book and the Regulating Plan provide for design review criteria as it
pertains to Building Disposition, Building Configuration, Building Function, Density,
Parking, and other standards.
Findings: Consistent
Criteria E: "A Special Area Plan shall assign at least five percent (5%) 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 SAP Area totals approximately 18.61 +/- acres, consisting of the 13.235-acre
City Property and 5.378-acre Residential Property. The minimum required 5%
Civic Space (approximately 40,539 square feet) for both the City Property and
Residential Property will be fully accommodated within the proposed public
waterfront park situated on the City Property.
Findings: Consistent
Criteria F: "Development within the Special Area Plan shall be pursuant to a recorded
Development Agreement that will establish the allocation of Thoroughfares and
Civic Space Types and Building Area among the Building sites, and the creation
and retention of the public benefits".
Analysis: A Development Agreement between the applicant and the City of Miami has been
submitted and will be considered by the City Commission. The currently proposed
Public Benefit program is identified below:
As part of the retention of public benefits staff conducted a thorough analysis as
follows in accordance with Article 3, Section 3.14.4 of the Miami 21 Code. Staff
finds the following:
Net height and floor plate sq. ft. gained from T6-12 TO T6-36A-O
36 Stories at 25,000 sq. ft. per floor plate = 900,000 sq. ft. x 2 towers = 1,800,000
sq. ft. x ($17.40 PB rate) = $31,320,000.00
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 11
T6-36A-O - Jungle Island w/ no Open Space
Lot Size
5.378 Acres (234,265.68 sq. ft.)
Lot Coverage
Up to 90%
FLR 10
2,342,656.80 sq. ft.
FLR Bonus 20% additional PB
468,531.36 sq. ft.
Stories 1-8
No max
Above the 8 story
25,000 sq. ft.
Height
48 Stories Max
Bonus Height
NA
Open Space (10% lot area min)
23,430.924 sq. ft.
Podium Height
137'
Total development sq. ft.
2, 811,188.16 sq. ft.
T6-12 - Jungle Island w/ Open Space
Lot Size
5.379 Acres (234,309.24 sq. ft.)
Lot Coverage
90%
FLR 8
1,687,026.53 sq. ft.
FLR Bonus 30% additional PB
506,107.95 sq. ft.
Stories 1-8
No max
Above the 8 story
15,000 sq. ft.
Height
12 Stories Max (130')
Bonus Height
NA
Open Space (10% lot area min)
23,430.92 sq. ft.
Podium Height
NA
Total Development sq. ft.
2,193,134.12 sq. ft.
NET GAINED VERTICAL DEVELOPMENT CAPACITY
*Depicted in yellow in massing below
Height / Stories
36
Floor Plates @ 25,000
(36 x 25,000 x 2)
900,000 x 2 (towers) = 1,800,000 sq.
ft.
EXISTING ALLOWED
EXISTING APPROVED
PROPOSED ALLOWED
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 12
The Applicant pursuant to the Purchase and Sales Agreement has proffered the
following monetary contributions; and as further outlined in Exhibit A titled
"Development Agreement and Purchase and Sale Agreement":
Benefit/Improvements
Description
Estimated Cost
Affordable Housing & Public
Benefits Contribution
Purchaser will make certain contributions for
affordable housing initiatives, infrastructure and
other public benefits.
$15,000,000.00
City Marina Facilities
Purchaser will make certain contributions for the
construction of the City Marine Facilities associated
with the Watson Island mooring field.
$700,000.00
Ichimura Miami Japan-
Garden / Other Public
Improvements
Purchaser will make certain contributions for the
construction of public restrooms and other
enhancements to the gardens.
$700,000.00
Watson Island Fire Station
Purchaser will make certain contributions for the
construction of a new fire station on Watson Island
$5,000,000.00
CDBG Loan Payment
Purchaser will satisfy all debt issued by the City in
connection with Section 108 loan from the U.S.
Department of Housing and Urban Development
for the original Jungle Island theme park.
$17,700,000.00
Watson Island Master Plan
Fund the master planning of Watson Island
including the public park parcel
$500,000.00
Total Benefits Proposed
$42,000,000.00
Retention of Public Benefits
-$31,320,000.00
Actual Public Benefits
$10,680,000.00
Under existing public benefit programs as outlined in Article 3, Section 3.14.4,
additional FLR and height may be gained subject to said provision. As such, staff
finds the additional height and FLR gained has a monetary value under the existing
public benefit program of approximately $31,320,000.00.
Retention ($31,320,000.00) — Proposed ($42,000,000.00) = $10,680,000.00
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 13
Staff Analysis of Public Benefits — Jungle Island SAP (T6-12 Rezoning)
As part of the previously amended Development Agreement approved under City
Commission Ordinance Nos. 13973 and 13974 in February 2019, the Applicant
proffered several public benefits tied to the construction of the Hotel component
within the Jungle Island Special Area Plan (SAP). These benefits were associated
with the rezoning from CS to T6-12 but were never rendered.
Staff notes that certain public benefits originally proposed in 2019—marked with
an asterisk (*)—have been reintroduced in the current request, while others have
been eliminated.
Summary of 2019 Public Benefits (Unfulfilled):
Public Benefits associated with the T6-12 Jungle Island SAP
Not rendered — February 2019 Ordinance No. 13973 & 13974
Public benefit
Amount
Status
*Ichimura Japanese Garden
Improvements
$700,000.00
Not Rendered
*Affordable Housing
$2,450,000.00
Not Rendered
*Additional Payments for Affordable
Housing
$650,000.00
Not Rendered
City of Miami Trolley
$250,000.00
Not Rendered
Total Unfulfilled Public Benefits
-$4,050,000.00
Unfulfilled
A concurrent request under PZ-25-19702, to terminate and rescind the previous
development agreement will void, approximately $4,050,000.00 in unfulfilled public
benefits.
r'ublic Waterfront Parr
As part of the purchase price as further described in the Purchase and Sales
Agreement under Exhibit "A", the Applicant will develop 13+/- acres of publicly own
land into a public park at no cost to the City with an allowance of Thirty -Seven
million and 00/100 dollars ($37,000,000.00). The development of said park is part
of the Purchase Price as outlined in Section 2 of said agreement and does not
constitute public benefit.
Staff finds that the proposed Special Area Plan will be implemented pursuant to a
recorded Development Agreement, which delineates the location of
Thoroughfares, Civic Space Types, and Building Areas as depicted in the
Regulating Plan and Concept Book. Based on the public benefit analysis and
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 14
subject to written confirmation from the relevant departments, staff concludes that
the creation and retention of public benefits under the current proposal is in
compliance with applicable requirements.
Findings: Conditionally Complies.
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 Amended Regulating Plan currently provides the framework, parameters and
approval process for the future residential development on the Property under the
Ecoresiliency SAP. As such, approval of future residential buildings and parking
structure on the T6 Parcel, will be subject to the process detailed in Section 7.1.2
of the Amended Regulating Plan
Findings: Complies. All qualifying buildings must receive a recommendation from CRC
during SAP Permit.
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 thirty percent (30%) 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 Primary Frontages, the North and South Civic Spaces abutting the T6 Parcel
are assigned to the A -Grid, which supports pedestrian connectivity to these highly
trafficked public park spaces. The proposed East-West access easements, which
provide the necessary vehicular ingress and egress have been assigned to the B-
Grid. Please refer to Sheets A-044 and A-050 of the Amended Concept Book and
Article 8 of the Amended Regulating Plan that identify the Primary and Secondary
Frontages as well as the Grid assignments, respectively.
Findings: Consistent
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 15
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 seventy percent (70%) 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: Glazing requirements are maintained within the SAP Regulating Plan.
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: Galleries or Arcades are permitted Private Frontage Types pursuant to the
Regulating Plan.
Findings: Consistent
4. "Build -to -lines that differ from Transect Zone Setback requirement".
Analysis: Setbacks along the Secondary Frontages have been amended, as provided in
Article 5 in the Amended Regulating Plan.
Findings: Consistent
5. "A Terminated Vista location, requiring that the Building be provided with
architectural articulation of a Type and character that responds to the location".
Analysis: The Ecoresiliency consists of a regulating plan and concept book. Building(s) will
be reviewed subject to the design standards outlined, to ensure compliance with
but not limited to architectural articulation and design that is in context and
response to the surrounding location.
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 16
Findings: Conditionally Complies
6. "A Pedestrian Passage, requiring a minimum ten (10) foot wide pedestrian
access be reserved between Buildings".
Analysis: The proposed public park on the CS Parcel is designed to incorporate several
pedestrian paths that traverse the site, creating internal connections across
different areas of the proposed park as well as linking the CS Parcel to the
adjoining residential development on the T6 Parcel. Additionally, a 10-foot wide
pedestrian access will be reserved between the final designed buildings within the
Ecoresiliency SAP.
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: There are no historic resources within the SAP Area.
Findings: N/A
8. "Area Design Guidelines".
Analysis: The Applicant has submitted a Regulating Plan and Concept Book that includes
Design Guidelines for the Ecoresiliency SAP.
Findings: Complies
9. "A parking management program that enables shared parking among public
and private Uses".
Analysis: Article 5, Table 5 and Section 5.6.4 of the Amended Regulating Plan allows shared
parking for the various permitted uses on the T6 Parcel. Additionally, offsite
parking may be permitted for various uses provided on the CS Parcel with the
provision of a parking management plan.
Findings: Consistent
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 17
10. "Flexible allocation of development capacity and Height, excluding Density on
individual sites within the Special Area Plan shall be allowed so long as the
capacity or Height distribution does not result in development that is out of
Scale or character with the surrounding area, and provides for appropriate
transitions".
Analysis: The proposed highest intensity zoning designation, T6-36A-O is consistent with
existing Transect Zone designations on Watson Island. The proposed maximum
building height and intensity within the SAP support pedestrian -oriented and
mixed -use Density and Intensity of Uses that relate to the existing City vision for
Watson Island.
Findings: Consistent
The following is a review of the request pursuant to the criteria under Article 7 and Section 7.1.2.8
of Miami 21. The Background section of this report is hereby incorporated into the analysis and
its corresponding criteria by reference:
Criteria 1:
Criteria 2:
"(a) The relationship of the proposed amendment to the goals, objectives and
policies of the Comprehensive Plan, with appropriate consideration as to whether
the proposed change will further the goals, objectives and policies of the
Comprehensive Plan; the Miami 21 Code; and other city regulations. (b) The need
and justification for the proposed changes necessary."
(a) The proposed Transect Zone amendment is consistent with the underlying,
existing Future Land Use Map designation of Restricted Commercial. The
Uses and Densities proposed are provided for in this FLUM designation.
(b) The SAP is intended to provide a framework for the redevelopment of the
Residential Property in accordance with the 2024 referendum. Further, the
SAP releases the property from the existing Jungle Island lease which would
have continued to restrict access to the Park Property into the next century.
"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".
The proposed Zoning outlined in Illustration #4 of Section C shows that an
appropriate zoning transition from the highest designation within the SAP of T6-
36A-O is consistent with existing Transect Zone designations on Watson Island.
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 18
Criteria 3:
The Existing CS zone provides a new City park which is in context with the adjacent
neighborhood and provides an appropriate buffer to the T6-36A parcel. The
proposed development capacities will support pedestrian -oriented and mixed -use
Density and Intensity of Uses.
"Special Area Plans shall be adopted by rezoning pursuant to the provisions of
Section 3.9"
See Criteria A - G
Finding: In determining the appropriateness of the proposed "Ecoresiliency Special Area
Plan" (SAP)", the Planning Department reviewed this proposal and found that it
maintains the goals of Miami 21.
E. Coordinated Review Committee
As noted in the Regulating Plan, because no buildings are being proposed as a part of the SAP
Amendment/Designation, any SAP Permit subject to CRC review will be referred by the Planning
Director to CRC during the SAP Permit review process.
F. Design Review Criteria: No plans have been submitted as part of the SAP
Amendment/Designation. All SAP Permits will be reviewed in accordance with Article 4, Table
12 of the Regulating Plan when submitted.
G. RECOMMENDATION
Pursuant to Miami 21 Code, Article 3, Section 3.9 and Article 7 of the Miami 21, as amended,
the Planning Department recommends Approval with Conditions of the Ecoresiliency
Special Area Plan based upon the facts and findings in this staff report
H. CONCLUSION
The applicant's submitted materials and analysis provided as part of this Special Area Plan
application are consistent with the intent of Miami 21, the Comprehensive Plan, and all other
relevant city regulations: The Planning Department Recommends Approval with Conditions
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 19
CONDITIONS
Based on analysis and findings, the Planning Department recommends Approval of the
"Ecoresiliency" SAP with the following conditions:
1) The development shall be substantially in accordance with the Regulating Plan and
Concept Book entitled "Ecoresiliency SAP as prepared ODP Architect and West 8,
consisting of 39 pages dated stamped approved for hearing in ePlan (PZ 25-18934). The
Concept Book Index Sheet A-000-Rev1 includes details on Concept Book sheets added,
deleted, and amended as a part of this Application.
2) All developments proposed shall be developed in accordance with the Regulating Plan
and subject to an SAP permit as may be required therein.
3) The T6-36A-O portion shall contain two (2) condominium towers up to 48 stories with a
minimum of 1,200,000 sellable square feet and related amenities, comprising of no more
than 600 dwelling units and a maximum of 25,000 square feet of retail commercial space,
excluding back -of -house areas and other customary non -habitable areas.
4) Any outstanding conditions requested by City staff for project PZ 25-18934 that modify,
amend, alter, and/or change the Concept Book or Regulating Plan shall be provided to
staff by Applicant and approved by City staff prior to final approval before the City
Commission, unless those conditions are imposed by the City Commission which will be
incorporated into the final resolution as approved as to legal form by the City Attorney and
rendered by the City Clerk.
5) The Applicant or successor shall comply with the requirements of all applicable
departments/agencies as part of the City of Miami building permit submittal process.
6) The Applicant or successor shall 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 shall comply with all applicable requirements pursuant to Article 11 of the
Miami 21 Code and Chapter 62, Article XVI of the City Code "Titled Art in Public Places".
8) The Applicant or successor shall meet all the applicable regulations from the Federal
Aviation Administration (FAA) and Miami Dade County Aviation (MDAD) departments.
9) As part of SAP Permit review, the Miami Police Department and Department of Fire -
Rescue may review and provide comments to the Planning Department.
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 20
10) Obtain approval or provide a letter of assurance from the Department of Solid Waste, that
the SAP has addressed all concerns of the said Department prior to obtaining a building
permit.
11) Applicant to demonstrate compliance with the applicable conditions listed in the
Development Agreement to be considered by the City Commission under Eplan File ID.
25-19702.
12) Prior to the issuance of a building permit, provide the Building Department —
Environmental Resources with a certified arborist report that gives an assessment of each
onsite tree, including those within the right of way and those whose canopies cross the
property line from an adjacent lot. The report shall provide specifications such as tree
number, common name, botanical name, DBH, overall height, spread, and condition.
Ensure each of these specifications are consistent with the tree disposition drawing. Color
photographs in support of the assessment are also required. The report shall be dated no
more than three (3) months from the time of submittal. A certified arborist can be found by
visiting www.isa-arbor.com and selecting Find an Arborist on the homepage.
13) Provide the Planning Department with a temporary construction plan for review and
approval that addresses construction phasing and includes the following elements:
14) Temporary construction parking plan, with an enforcement policy;
15) Construction noise management plan with an enforcement policy; and
16) Maintenance plan for the temporary construction site; said plan shall be subject to the
review and approval by the Planning Department prior to the issuance of any building
permits and shall be enforced during construction activity. All construction activity shall
remain in full compliance with the provisions of the submitted construction plan; failure to
comply may lead to a suspension or revocation of this SAP.
17) The "Ecoresiliency SAP" includes a Development Review Process which addresses the
build out of the project as identified in the Regulating Plan. All development within this
SAP shall be submitted for review and approval by the Planning Director prior to the
issuance of any building permit consistent with the requirements of Sec. 3.9.1 .g. of Miami
21 and the SAP.
18) If the project is to be developed in phases and/or individual specific projects, the Applicant
shall submit an interim plan, including a landscape plan, which addresses design details
for the land occupying future phases of this Project in the event that the future phases are
not developed, said plan shall include a proposed timetable and shall be subject to review
and approval by the Planning Director.
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 21
19) The Applicant shall meet conditions identified in this Ordinance, with the SAP and all
applicable local, state, and federal regulations, as may be applicable.
20) As applicable, Applicant, as defined in the approved SAP, 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.
21) Within 90 days of the effective date of this Ordinance, record a certified copy of the
Development Agreement specifying that the Development Agreement runs with the land
and is binding on the Applicant, its successors, and assigns, jointly or severally.
22) Prior to the effectuation of this SAP, a covenant acknowledging and agreeing to comply
with all the terms and conditions established herein shall be recorded in the Miami -Dade
County Clerk of Courts. The covenant (standard master covenant and agreement form)
shall run with the land, and shall be binding on any subsequent owners, heirs, or assigns.,
jointly or severally. The covenant with the conditions attached must be submitted to the
Planning Department and the Office of the City Attorney for approval before being
recorded. After recordation, a certified copy bearing the Book and Page Number and date
shall be provided for inclusion in the case file. Fees required per City Code for Monitoring
of Special Area Plan and Inspection and Field Compliance Review of Operations shall be
paid to the City prior to the final clearance of this condition.
23) The Applicant or successor 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 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
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 22
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.
cV
DocuSigned by:
aAAAi, J la
7 7 1,01t,848'C1C849515...
David Snow
Planning Director
DocuSigned by:
07-98E2tZ14 S D...
Graham Jones
Assistant Planning Director
DocuSigned by:
9191-81e6e8
9-7-Rc4
Efren Nunez
Senior Planning Project Manager
Staff Analysis Report No. (PZ-25-18934 Ecoresiliency SAP) — Page 23
AERIAL
EPLAN ID: PZ-25-18934
SAP
ADDRESS(ES): 1111 MACARTHUR CSWY
0 250 500
1,000 Feet
1 1
MIAMI 21 ATLAS (EXISTING)
EPLAN ID: PZ-25-18934
SAP
ADDRESS(ES): 1111 MACARTHUR CSWY
0 250 500
1 1 1 1 1
1,000 Feet
1 1
MIAMI 21 ATLAS (PROPOSED)
EPLAN ID: PZ-25-18934
SAP
ADDRESS(ES): 1111 MACARTHUR CSWY
0 250 500
1 1 1 1 1
1,000 Feet
1 1