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HomeMy WebLinkAboutAnalysis and MapsCity of Miami Planning Department ANALYSIS FOR SPECIAL AREA PLAN "Sabal Palm Village SAP" This submittal needs to be scheduled for a pubic hearing In accordance wkh tmallnes set forth in the City of Miami Code.The applica de decision -making body NOR reWew the Infonnaion at the public hearing to render e recommendation or a final decision. PZ-21-10809 08/20/21 Staff Analysis Report No. 8609 (PZ 21-10809) Applicant SPV Realty, LLC Location 5175 NE 2 Avenue, 5035 NE 2 Avenue and 5125 NE 2 Court Current Transect "T5-R" Urban Center- Restricted and "T5-O" Urban Center - Open Current MCNP Designation Medium Density Multifamily Residential Commission District District 5 (Jeffrey Watson) Department of Human Service Neighborhood Service Center Little Haiti Planner David Snow, Chief of Urban Design A. REQUEST Pursuant to Article 3, Section 3.9, and Article 7, Section 7.1.2.8, of Ordinance 13114 ("Miami 21"), as amended, the SPV Realty, LLC ( the "Applicant") is requesting a Special Area Plan (SAP) that will modify the existing transect zone regulations for the subject parcels to the extent indicated herein, and proposes a change to the Future Land Use Map (FLUM). This Special Area Plan (SAP) proposes a mix of commercial, office, residential and associated parking areas and future transit facility in addition to public plazas and park space as follows: 1. The Sabal Palm Village SAP is composed of approximately 25.97 acres of abutting properties. 2. The proposal is to construct approximately 5,899,658 square feet of development consisting of 2,929 residential dwelling units, 400 lodging units, 168,011 square feet of office space, 296,297 square feet of commercial space, and 43,760 square feet of special training/vocational school, 4,782 parking spaces, 195,272 square feet of civic space and 248,923 square feet of open space. PROJECT DATA SURROUNDING USES Miami 21 MCNP / Density Existing Use North T5-O Urban Center Medium Density Restricted Commercial Residential Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Sabal Palm SAP)) — Page 1 NOTICE South CI Civic Institution Major Institutional, Public Facilities, Transportation and Utilities dance wkn emennes Miami CWe. The appliwde tlE Ed e"ew�eo coati°natthep dauon or kr. PZ-21-1 East T6-8-O Urban Core Restricted Commercial Comm.'s'.cA, 08i20i ReVlE Health Care West T6-8-O Urban Core Major Institutional, Public Facilities, Transportation and Utilities RELATED APPROVALS Date Action N/A B. BACKGROUND The applicant owns the existing Design Place residential apartments/townhomes approximately 25.97 acres of land located at 5175 NE 2 Avenue, 5035 NE 2 Avenue and 5125 NE 2 Court, which is bound by NE 54th Street to the north, NE 2nd Avenue to the west, Florida East Coast railroad Corridor to the east and Archbishop Curley -Notre Dame property to the south. The subject parcels are located within Blocks 1 - 4 of the Sabal Palm Plat recoded with the Clerk of Courts of Miami -Dade County. Design Place Apartments is an existing 500+ unit residential apartment complex that was originally built in 1948. The existing market rate rental apartment complex serves as a residential housing need for the Little Haiti community to the north for a mixture of income level residents. The complex was constructed with a perimeter wall and guard gate limiting access and neighborhood integration from Little Haiti residence to the north and west and Buena Vista residents to the south. Although Design Place is currently occupied by residents today, conditions of the complex have been diminishing with age of the existing building structure. Extensive renovations are needed to continue to provide occupants ideal livable conditions for a market -rate residential apartment complex. A unique characteristic of the subject properties is the extensive natural landscape and mature existing tree canopy that defines the residential complex space. These elements provide a lush natural environment which include improvement of aesthetic appearance, shade canopy and other ecological values. Significant existing specimens include Live Oaks, Ficus Trees, Royal Poincianas and multiple species of Palms. The current size of these existing trees range from 5" — 32" DBH trunk dimension. The location of the proposed SAP is near the southern boundary of the Little Haiti neighborhood. This neighborhood is one of Miami's cultural gateways into the city identified by Haitian exiles as well as many residents form other Caribbean parts and desire to be conserved and enhanced in a manner consistent with the heritage of the Haitian Caribbean island culture. The area is characterized by its French -Creole theme, with local family owned businesses, restaurants, art galleries, dance, music, theatre performances and other cultural activities. 2010 Census data indicate that residential neighborhoods within Little Haiti are made up of low to moderate income level Haiti and African American residents. Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Sabal Palm SAP)) — Page 2 dud fora public hearing set forth in the City of ision-rnalling body will ubUc hearing to render e a final decision. 0809 21 4 PUB1iC G 0 Q- Q. PROPOSAL: Sabal Palm Village SAP proposes increasing density and intensity to promot uses including increased residential units, office, commercial, and civic and instit The proposed SAP will entitle the applicant to the following: NOTICE This submittal needs to be scheduled fora pubic hearing In aaordanre whh timelines set forth in the City of Miami Code. The applicable decislon-making body NOR review the information at the public hearing to render a recommendation or a final decla on. T. RtVIEW COrQ PZ-21-10809 08/20/21 • A rezoning from T5-O and T5-R to CS, T5-O, T6-8-O and T6-12-0 allowing for additional density and intensity. • Modifications to Article 4, Table 3 Use Chart to allow Medical Facilities use to complement supporting uses west of NE 2nd Avenue at the Miami Jewish Health Campus. • Modifications to underlying Transect Zone regulations including but not limited to: Parking, Building Disposition and Configuration and Public Benefit Height. • Dedicated CS park space • Establish and implement first segment of the Flagler Trail linear pedestrian and bicycle pathway. • Establishing supplemental regulations for the Little Haiti Green Market • Establishing procedures for SAP Permits • Establishing an Art in Public Places Program Below is a basic approximate comparison of existing entitlements and requested entitlements: Table #1: Approximate Entitlements Existing Conditions Proposed SAP Difference TRANSECT ZONE T5-R Urban Center T5-O Urban Center CS Civic Space T5-O Urban Center T6-8-O Urban Core T6-12-0 Urban Core Decrease in FLR, Height and Lot Coverage Same Increase in FLR, Height and Lot Coverage Increase in FLR, Height and Lot Coverage DENSITY 65 du/ac Total Allowed: Approximately 1,460 units 150 du/ac Total Allowed: Approximately 3,129 units 85 du/ac Increase Increase of 1,669 units HEIGHT 5 Stories 5 Stories 16 Stories 20 Stories Same Increase of 11 Stories Increase of 15 Stories Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Sabal Palm SAP)) — Page 3 n A lav NOTICE FAR TOTAL 3,915,172 SF 5,899,658 SF 1,984,4� naa�oda'Fl�e~tl�e " Miami Cmtle.The applicade Increas- tle.hembmanonatthe nxommentlatlon o IP PZ-21- LOT AREA 25.97 acres 25.97 acres No Chang - T 08/20 A OPEN SPACE 97,905 SF (10%) 248,923 SF (27%) Increase of 15 VIE SF of Open Space PARKING 2,190 Spaces 4,782 Spaces 2,592 Spaces Increase Figure: Aerial of subject site NE'��ffF'SF 111911gli r iriEnnu_ +._ `:PC /LIMN N- ;T° _ T".�—� rutIrmo Airily SaPob ST Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Saba! Palm SAP)) — Page 4 eduled fora public hearing ea set forth in the City of tlecision-making body%E public hearing to render a r a finaltleciaon. 0809 /21 C. ANALYSIS Miami Comprehensive Neighborhood Plan (MCNP) Existing Designation The existing Future Land Use Map (FLUM) designation for the Sabal Palm Village is "Medium Density Multifamily Residential". The SAP application includes a compani amendment (File ID: 3307). The proposed FLUM designation is "Restricted Commercial". designation would allow for additional commercial and office uses and a residential density increase from 65 du/ac to 150 du/ac. Illustration #1: Current Future Land Use Map Designation 1 1 _nil 11 Restricted I ,��„CornrnefcI I Nt 51ST ST NE 50TH TER f >.r 5STH ST a z Duplex Residentia L Medium -Density rl sT Restricted Cornmercial NE 53RD ST Medium Density Multifamily Residential Major Inst, Public Facilities, Ira n sp And NE50TI? ST Genera Commercial NE §5TH TER m x N/E5$TH ST, U / NE 55TH ST i ..9'1Y7-hE.52N: 3-1FTER— ND 51 ,RestrictedF Commercial NE51 ST 61- Nt: 51 ST ST NE:3pTli TERT Single Fami y Residential — BAY POINT 177 This submittal needs to be scheduled fora pubic hearing in ccordonce w10 timelines set forth in the City of Miami Code. The dpplicade decision -malting body will renew the information at the pane hearing to render recommendation or a final decia on. PZ-21-10809 08/20/21 Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Sabal Palm SAP)) — Page 5 Illustration #2: Proposed Future Land Use Map Designation 111111.1� Medium mensrtyi aiNultifamily, Residential a PdF 5i"H ST l N Low. Density Restricted Comrrlercia 1 l 1 1 1 =fir NE a3RD .1 I •_� tV Medium Density J NE TH ST Restricted Il 1 Commercial NL'541 !iS. NE 53R➢ -y9i Nt SfS i, ', Pudic Parks NE 51 ST o f "&Recreation MajobInst Public Facilities, Transp And NE 5VrH Sr �111rff111/ NE55TH TER E 55THI TER NE 55TH ST NE 53RD ST NE 52NDTER — Restricted Commercial E51ST ST- NE 51 ST S' NEl5OTH TER Single Familp Residential NOTICE This submittal needs to be scheduled fora public hearing in accord anre wM1h timelines set forth in the city of Miami Code. The applica decision -malting body will renew the information at the public hearing to render a recommendation or a final decia on. PZ-21-10809 08/20/21 Miami 21 Code The existing Transect Zone classification for the Sabal Palm Village SAP is designated T5-O (Urban Center) to the north along NE 54th Street and T5-R (Urban Center) for the remaining properties within the site. Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Sabal Palm SAP)) — Page 6 Illustration #3: Current Miami 21 Transect Zone Designation This submittal needs to be scheduled fora public hearing in accord once wM1h timelines set forth in the City of Miami Code. The applicade decision -malting bodywill renew the information at the punt hearing to render a recommendation or a final decision. PZ-21-10809 08/20/21 The proposed Zoning outlined in Illustration #4 shows that a transition of Height and Intensity will be made north to south from T5-O along NE 54th Street to T6-8a-O, T6-8b-O and T6-12-0 in the center. These zones have been proposed in a successional form to ensure that proposed development is concentrated in the center of the subject property and that proposed development properly transitions to the low scale commercial corridor and low density residential area to the north and southwest. The proposed zones will also allow for additional Commercial and Office Uses providing a new mixed use, pedestrian -friendly, urban development opportunity for the area. CS Zones will also be proposed to ensure programmed open space will be maintained and accessible to the future residents of Sabal Palm Village and general public. Height and building scale will transition from T5-O with a maximum height of 5 stories along NE 54 Street to T6-8a-O and T6-8b-O with a maximum bonus height of 16 stories. The tallest height will be T6-12-0 within the center of the site allowing for a maximum bonus height of 20 stories. Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Sabal Palm SAP)) — Page 7 Illustration #4: Proposed Miami 21 Transect Zone Des'gnation iri NE`5tR NE'SCITHTEft- SAP Criteria •LNE 55TI I Pf= DTI 1 s NC 5-1 I • — /+lf T6.12-0 INE'56T H ST uJ NE_55TH NE 55TH TER TER NE 55TH ST NE 52ND NE 52NO TER TER - NE 52ND$T E51ST"ST- NE-53 ST ST- NE507171"TER T3-R i• BAY -/i\� NOTICE This submittal needs to be scheduled fora pubic hearing in accord anre wM1h timelines set forth in the City of Miami Code. The applicade decision -malting body will renew the information at the public hearing to render a recommendation or a final decision. PZ-21-10809 08/20/21 Upon approval, the Sabal Palm Village 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 Sabal Palm Village 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: Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Sabal Palm SAP)) — Page 8 This submittal needs to be scheduled fora public hearing in accord once wM1h timelines set forth in the City of Miami Code. The applicade decision -malting bodywill renew the information at the punt hearing to render a recommendation or a final decision. Purpose: The purpose of a Special Area Plan further is to encourage the master planning of parcels greater than nine (9) Abutting acres in size, in order to pr integration of public and private improvements and Infrastructure; to enable Th connectivity; to encourage a variety of Building Heights, massing and Streetscape design, provide high quality design elements, all in order to further the intent of this Code expressed in Article 2. PZ-21-10809 08/20/21 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 proposed Special Area Plan consist of 25.97 acres. Findings: Consistent Criteria B: "A Special Area Plan shall be approved by the process of rezoning with or without Transect Changes". Analysis: The application is proposing rezoning that will result in Transect Changes. The site is currently zoned T5-O to the north and T5-R for the remaining site area. The proposed zoning helps transition height and intensity north to south from T5-O along NE 54th Street to T6-8a-O, T6-8b-O and T6-12-0 in the center. CS Zones will also be proposed to ensure programmed open space will be maintained and accessible to the future residents of Sabal Palm Village and general public. 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 Sabal Palm Village SAP assigns Thoroughfares and Civic space types with appropriate transitions to abutting areas as illustrated in the plans submitted. The thoroughfare plan proposes additional private drives and pedestrian pathways to encourage exploration of the entire neighborhood, to provide multiple points of access for future buildings and to ensure greater connectivity and walkability. A Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Sabal Palm SAP)) — Page 9 greenway connection along the Flagler Trail will be a dedicate walking path parallel to the FEC Railroad Corridor connecting n access. The application has not yet been replatted and will subdivision regulations within City Code Chapter 54 and 55 prior to bu This submittal needs to be scheduled for a public hearing in accordance lath timelines set forth in the City of Miami Code. The applica de decision -malting bodywill review the intormadon at the pubUc hearing to render recommendation ore final decision. In addition, design elements such as pavers, street furniture, and landsc provided beyond the limits of the SAP thus further integrating the abutting area through said design elements. PZ-21-10809 08/20/21 The SAP has placed a significant emphasis on the Civic Space Type development which includes two (2) Community Parks and three (3) Plazas, three (3) Pedestrian Passages and a Linear Greenway along the FEC corridor within the site. These spaces will not only serve the future residents of Sabal Palm Village but also the general public from the surrounding Little Haiti community. These spaces will also provide opportunities for existing tree specimen protection and preservation throughout the SAP site. Findings: The proposed Transect Zones establishes an appropriate successional transition from the T5-O commercial corridor to a higher intense T6-12 center of the SAP, the maximum height of twenty (20) stories. This scale will allow for compact development for future TOD development capacity that may server the area in the future along the FEC Corridor and help maintain an appropriate scale and volume in context with the surrounding neighborhoods. 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 submittal process that maps Thoroughfares and Transect Zones, and the Concept Book and Regulating Plan both highlight the SAP's deviations from Miami 21. 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". Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Sabal Palm SAP)) — Page 10 Analysis: The total SAP area is 979,051 square feet, which results in 195,27 required Civic Space to be provided. The SAP proposes 8 distinct Ci be phased in over the four phases of the project and must be built a below: This submittal needs to be scheduled fora public hearing in accord once wM1h timelines set forth in the City of Miami Code. The applicade decision -malting bodywill renew the information at the punt hearing to render a recommendation or a final decision. PZ-21-10809 08/20/21 Civic Space A (Phase I) is a 63,064 square feet community park, located within Lots 6-9. Civic Space B (Phase II) is a 40,093 square feet plaza and pedestrian passage, located within Lots 4-5. Civic Space C (Phase III) is a 83,112 square feet central community park and pedestrian passages, located within Lots 10-11. Civic Space D (Phase IV) is a 29,224 square feet plaza and pedestrian passage, located within Lots 1-3. In total, the SAP is proposing 195,272 square feet of Civic Space to be phased in proportionally with development. The amount of Civic Space provided is a 17% increase from the 5% amount required within Miami 21. 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 in accordance with the above criteria and will be considered by the City Commission. The currently proposed Public Benefit program is identified below: Staff Analysis Report No. (8609 (ePlan ID Pz-21-10809_ Saba! Palm SAP)) — Page 11 Benefit/Improvements Description Th"'°bm°'needsWtrscbed°gem"°ad°`h` aoreannedg t sch;seedtor inmeciry Miami Code.7he applieade decisio he rrn ng 00 reneav theecomnr9ndatohepafin Mearing to rery reommenaean oa eei e..isan. IP� PZ-21-10809 ,z. osi2oi2 �REVIEw Capital Contribution The Little Haiti Community Revitalization and the Miami -Dade Chamber of Commerce shall administer the Capital Contribution. A seven- member board made up of community stakeholders will direct the use of funds for the advancement of the following: G0� $10, •, - - , .. . Trolley Infrastructure Construction of 2 trolley stations on site. $100,000.00 Street Right -Of -Way Enhancements Contribution of funds provided for improvements along all ROWs abutting property. $3,388,500.00 Open Space/Civic Space 1.61 acres will be dedicated and rezoned as public park space $5,200,000.00 Miami Police Substation 2,000 SF Miami Police Substation will be constructed on -site. The City will pay $1.00 per year for up to 30 years for rent. $2,100,000.00 On -site Workforce Housing Dedication of 512 units built on site in four (4) phases will be rent controlled as Workforce housing needs. (60-100% AMI) $17,777,402.00 Relocation Assistance Relocation of existing residents on -site during phased construction, moving stipend, lease new unit within Phase I at their current rent for no less than one year. TBD Total $36,520,000.00 Findings: 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: CRC reviewed the Sabal Palm Village ("Eastside Ridge") SAP on April 12, 2017 and provided a series of comments which have been subsequently addressed by the applicant. The Sabal Palm Village SAP is governed by a set of plans entitled "Sabal Palm Village SAP as prepared by Kobi Karp and Kimley Horn, consisting of 131 pages dated, stamped, and received by the City on June 16, 2021. Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Sabal Palm SAP)) — Page 12 Findings: Consistent Criteria H: A Special Area Plan may include: This submittal needs to be scheduled fora public hearing in accord since wM1h timelines set forth in the City of Miami Code. The applicade decision -malting bodywill renew the information at the punt hearing to render a recommendation or a final decision. PZ-21-10809 08/20/21 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: A differentiation of the Thoroughfares as a Primary streets and a Secondary streets have been submitted as shown on sheet B-6 of the Concept Book. The Secondary Frontages do not exceed 30% of the total length within the SAP. As proposed, Secondary Frontages are at 25% of the total length within the SAP. 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 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: Retail frontage is provided at sidewalk level along the entire length of the frontage as depicted in Sheet C-5 of the Concept Book. 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". Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Saba! Palm SAP)) — Page 13 Analysis: The proposed Sabal Palm Village SAP includes concepts of Gallen along NE 54th Street as shown in sheets D-3 through D-4 of the C tie in Haitian/Caribbean architectural character. Findings: Consistent 4. "Build -to -lines that differ from Transect Zone Setback requirement". This submtal needs to be scheduled bra public hearing in accordance wah timelines set forth in the City of Miami Code. The apptlmde decision -malting body will review the information at the public hearing to render a recommendation or a final decision. PZ-21-10809 08/20/21 Analysis: Build -to -lines differ from the Transect Zone setback requirements as depicted in Illustrations 5.5 and 5.6 of the Sabal Palm Village SAP 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: N/A Findings: N/A 6. "A Pedestrian Passage, requiring a minimum ten (10) foot wide pedestrian access be reserved between Buildings". Analysis: Three (3) Pedestrian Passages ranging from sixty (60) feet to twenty three (23) feet in width have been provided where required as per Sheet C-5 of the Concept Book. 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: N/A Findings: N/A Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Sabal Palm SAP)) — Page 14 8. "Area Design Guidelines". Analysis: The Applicant has submitted a Regulating Plan that includes Desi for the Sabal Palm Village SAP. Findings: Consistent This submittal needs to be scheduled fora public hearing in accord since wM1h timelines set forth in the City of Miami Code. The applica decision -malting body will renew the information at the punt hearing to render a recommendation or a final decision. PZ-21-10809 08/20/21 9. "A parking management program that enables shared parking among public and private Uses". Analysis: A parking management program that enables shared parking among public and private Uses shall be provided and approved by the Planning and Zoning Department prior to issuance of a vertical building permit. Findings: Consistent, subject to conditions 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, T6-12-0 is concentrated within the center of the site, providing for an appropriate transition from abutting T6-8-O properties. T6-12-0 has a proposed maximum height of twelve (12) stories by right and a bonus of eight (8) stories. The proposed maximum building height and intensity within the SAP shall not exceed twenty (20) stories, which will support compact, pedestrian -oriented and mixed -use Density and Intensity of Uses that relate to future transit services while maintaining existing neighborhood character. 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: "(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 Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Sabal Palm SAP)) — Page 15 Comprehensive Plan; the Miami 21 Code; and other city regulatio and justification for the proposed changes necessary." This subminal needs to be scheduled fora public hearing In accordance with timelines set forth in the City of Miami Cade. The applicade decision -malting bodywill renew the information at the pubdc hearing to render a recommendation or a final decision. PZ-21-10809 08/20/21 (a) The proposed amendment is consistent with the underlying Future L Map designation of Restricted Commercial. The Uses and Densities propose are provided for in this FLUM designation. Further analysis of a FLUM change for the SAP is provided through the companion item 3307 (PZ 21-10935). (b) The SAP is intended to provide a quality, multi -modal activity node with a mix of uses including high -density Residential, Office, Commercial and Civic Institutional uses that leverage the accessibility and proximity of future transit opportunities that would abut the SAP area along the FEC Corridor. Tri-Rail is expected to expand services along this corridor within the next five years. It will establish a functional neighborhood along fixed -rail transit system that is identifiable with significant open space including Flagler Trail Greenway connection, its scale and a framework of development regulations including podium heights, setbacks, and facade requirements that will insure compatibility with its surroundings. The SAP regulations are intended to emphasize compatibility with the Little Haiti neighborhood to the north and west. Criteria 2: "A change may be made only to the next intensity Transect Zone or by a Special Area Plan, and in a manner which maintains the goals of the Miami 21 Code to preserve Neighborhoods and to provide proper transitions in intensity and scale". The proposed Zoning outlined in Illustration #4 of Section C shows that an appropriate zoning transition from the highest designation within the SAP center of T6-12-0 to T6-8-0 and T5-0 predominately abutting the adjacent existing T5-0 transect zone. Proposed CS zones provide a range of open space opportunities including parks, plazas, squares and pedestrian passages which are distributed throughout the site to break up building massing and scale. The proposed highest intensity zoning designation, T6-12-0 is concentrated within the center of the site, providing for an appropriate transition from abutting T6-8-0 properties. T6-12-0 has a proposed maximum by right Height of twelve (12) stories and a Bonus Height of additional eight (8) stories. It has been determined that the scale of this building volume is in context with the adjacent existing low to moderate building scale of the surrounding neighborhood. The proposed development capacities will support compact, pedestrian -oriented and mixed -use Density and Intensity of Uses that relate to future transit services along the FEC Corridor while maintaining existing neighborhood character. Criteria 3: "Special Area Plans shall be adopted by rezoning pursuant to the provisions of Section 3.9" Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Saba! Palm SAP)) — Page 16 See Criteria A - G This submittal needs to be scheduled fora public hearing in accord once wM1h timelines set forth in the City of Miami Code. The applicade decision -malting bodywill renew the information at the punt hearing to render a recommendation or a final decision. PZ-21-10809 08/20/21 Finding: In determining the appropriateness of the proposed "Sabal Palm Village Sp Area Plan" (SAP)", the Planning Department reviewed this proposal and found that it maintains the goals of Miami 21. D. Coordinated Review Committee In determining the appropriateness of the proposed Special Area Plan (SAP), the Planning Department referred this proposal for additional input and recommendation to: • City of Miami Office of Zoning • City of Miami Office of Capital Improvements and Transportation • City of Miami Building Department - Division of Environmental Resources • City of Miami City Attorney's Office • City of Miami Department of Resiliency & Public Works • City of Miami Building Department • City of Miami Parks Department • City of Miami Police Department • City of Miami Fire Department • Miami Parking Authority • Miami -Dade County Water & Sewer Department • Miami -Dade County Regulatory and Economic Resources Department • Miami -Dade County Public Works • Florida Department of Transportation District 6 • Little Haiti NET Office This referral was made through the Coordinated Review Committee (CRC) requirement pursuant to Article 7, Section 7.1.1.3 of Miami 21. The CRC meeting was held on Wednesday, April 12, 2017. Recommendations from the above Departments have been considered in the recommendations of this report. E. 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 Sabal Palm Village Special Area Plan based upon the facts and findings in this staff report. F. 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. (8609 (ePlan ID PZ-21-10809_ Sabal Palm SAP)) — Page 17 CONDITIONS Based on analysis and findings, the Planning Department recommends Approv "Sabal Palm Village" SAP with the following conditions: This submittal needs to be scheduled fora public hearing in accord since wM1h timelines set forth in the City of Miami Code. The applica decision -malting body will renew the information at the punt hearing to render a recommendation or a final decision. PZ-21-10809 08/20/21 1) The development shall be substantially in accordance with the plans entitled "Sabal Palm Village SAP as prepared by Kobi Karp and Kimley Horn consisting of 131 pages dated stamped approved for hearing in ePlan (PZ 21-10809). 2) Any outstanding conditions requested by City staff for project PZ 21-10809 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 scheduling before the City Commission. 3) The Applicant, owner, or successor shall comply with the requirements of all applicable departments/agencies as part of the City of Miami building permit submittal process. 4) The Applicant, owner, 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. 5) Allow the Miami Police Department to conduct a security survey, at the City's discretion, and to make recommendations concerning security measures and systems; further submit a report to the Planning Department, prior to commencement of construction, demonstrating how the Police Department recommendations, if any, have been incorporated into the SAP security and construction plans, or demonstrate to the Planning Director why such recommendations are impractical. 6) Obtain approval from, or provide a letter from the Department of Fire -Rescue indicating applicant's coordination with members of the Fire Plan Review Section at the Department of Fire -Rescue in the review of the scope of the SAP, owner responsibility, building development process, and review procedures, as well as specific requirements for fire protection and life safety systems, exiting, vehicular access, and water supply. 7) 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. 8) Show compliance with the Minority Participation and Employment Plan (including a Contractor / Subcontractor Participation Plan) which shall be submitted to the City prior to the issuance of any building permit. The Applicant shall follow the provisions of the City's Minority Women Business Affairs and Procurement Program as a guide, as applicable. Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Sabal Palm SAP)) — Page 18 9) Record the following in the Public Records of Miami -Dade County, Flor issuance of any building permit: a) Declaration of Covenants and Restrictions providing that the ownership, op NOTICE This submittal needs to be scheduled bra public hearing in accordance whh tl matinee set forth in the City of Miaml Code. The applicade decision -making bodywill renew the information at the public hearing to render a recommendation or a final decision. PZ-21-10809 08/20/21 b) Maintenance of all Civic and Open Spaces, and any related improvements located thereon, shall be the responsibility the property owner(s), their successor(s), or their designee in perpetuity; and c) Record in the Public Records a 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. 10) Prior to the issuance of a building permit, provide the Planning Department with a recorded copy of the documents mentioned in condition (9) above. 11) 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. 12) The Applicant, owner, or successor shall be subject to the replatting process under City of Miami Code Chapter 54 and 55 regarding subdivision regulations prior to issuance of building permits for those portions of the property that contain the various public and private right-of-way dedications and lot reconfiguration that would trigger replatting. New/proposed street alignments shall meet all access requirements for emergency vehicles. Maneuvering diagrams for the approved Fire must be submitted along with the tentative plat submittal. All other building permits shall be subject to review and approval by the Department of Resiliency and Public Works; 13) The Applicant, owner, or successor shall comply with all Department of Resiliency and Public Works development conditions below: 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. Any right of way street cross section modifications along NE 54 St, including but not limited to the proposed street type entrance, require review and approval from Florida Department of Transportation. Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Saba! Palm SAP)) — Page 19 e. Any right of way street cross section modifications along NE 2 Av, i limited to the proposed street type entrance, require review and appro Dade County Department of Transportation and Public Works — Traffi Division. f. A maintenance agreement between the City and the property owner is requir non-standard improvements located in the right of way. g. 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. h. 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. i. All encroachments into right of way shall conform to the provisions of Chapter 32 of Florida Building Code. j. 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. k. 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. I. Right of way conditions must comply with American Disability Act (ADA) Guidelines. m. 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. n. 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. o. 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. p. All landscaping installations and/or removal require permit application and approval from Building Department — Environmental Resources section. This submittal needs to be scheduled for a public hearing in accordance wM1h M1melines set forth in the City of Miami Code. The applica de decision -malting body will renew the information at the public hearing to render a recommendation or a final decision. PZ-21-10809 08/20/21 14) Provide the Planning Department with a temporary construction plan for review and approval that addresses construction phasing and includes the following elements: Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Saba! Palm SAP)) — Page 20 a. Temporary construction parking plan, with an enforcement policy; b. Construction noise management plan with an enforcement policy; and This submittal needs to be scheduled fora public hearing in accord anre wM1h timelines set forth in the City of Miami Code. The applicade decision -malting bodywill renew the information at the punt hearing to render a recommendation or a final decision. c. Maintenance plan for the temporary construction site; said plan shall be subje 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. PZ-21-10809 08/20/21 15) Prior to the issuance of any building permit, the applicant shall provide the Planning Department for review and approval: a. Environmental Impact Statement and final reports for the lots included in the SAP site. b. Updated Sufficiency Letter from the City of Miami, Office of Transportation. c. Final determination of Public School Concurrency and Capacity Reservation. d. Conservation Assessment Report (project is located within a high Archeological Probability Zone). e. Proof of compliance with conditions established by the following department or agencies, specifically: City and County Public Works Departments Miami -Dade County Water and Sewer Miami -Dade County Traffic Engineering Division Florida Department of Transportation (FDOT) 16) The "Sabal Palm Village 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. 17) 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. 18) The applicant shall meet conditions identified in this Ordinance, with the SAP and all applicable local, state, and federal regulations. 19) 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. Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Sabal Palm SAP)) — Page 21 20)As applicable, SPV Reality, LLC., as defined in the approved SAP, shall for securing the City's approval for any change or modification to the appr construction plan. Request for approval of any change or modification to approved temporary construction plan shall be submitted for review and appr than two weeks prior to implementation of requested change or modification. This submittal needs to be scheduled for a pubic hearing in accordance with timelines set forth in the City of Miami Code. The appticade decision -making bcdy will reuiewthe Information at the public hearing to render a recommendation or a final decid on. PZ-21-10809 08/20/21 21) The Applicant, owner, or successor shall comply with the recommendations pursuant to the Urban Design Review Resolution dated January 18, 2017 attached hereto as Exhibit C. 9.ayezde. Ellis, Digitally signed by Ellis, Jacqueline Jacqueline Date: 2021.08.20 16:11:58 -04'00' Staff Analysis Report No. (8609 (ePlan ID PZ-21-10809_ Saba! Palm SAP)) — Page 22 AERIAL EPLAN ID: PZ-21-10809 SPECIAL AREA PLAN ADDRESSES: 5035 NE 2 AV; 5175 NE 2 AV; and 5125 NE 2 CT 0 250 500 1,000 Feet This submittal needs to be scheduled fora public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body MI renew the information at the public hearing to render a recommendation or a final decision. PZ-21-10809 08/20/21 „IT NE 55TH ST 11 ■ .,rfr►I� NE.51STiST _,, 111501HiTE.gfiR 1111111111ri NE,50TH ST I I I I I I -II NE 56TH ST ■:oiuiiiui■ 911111� w1,..II® iI,11®1,♦ITER H { z NE 55TH TER gal s H MEM IMIZEIDAT w 1r/1E1111111A1> 11©11llI11:': a 11111111111111Mr moms, mil NE 53RD ST NFS7STTFR • MITE 51STtST NE,51ST[ST - i mom iiiii wa e' NE 53RD ST 111 NE 52NDITER — -iST NE,50THITER BAY rr POINTRD 'a N m MIAMI 21 (EXISTING) EPLAN ID: PZ-21-10809 SPECIAL AREA PLAN ADDRESSES: 5035 NE 2 AV; 5175 NE 2 AV; and 5125 NE 2 CT 0 250 500 1,000 Feet NE51ST ST NE'5OTH-TER NE THST NE 56TH ST 3-0 NE 55TH TER NE55THST ct w 10T5_0-NE 54TH ST NE 50TH This submittal needs to be scheduled fora public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body MI renew the information at the public hearing to render a recommendation or a final decision. PZ-21-10809 08/20/21 NE'56TH ST eNE 55TH NE 55TH TER 1 TER 0 NE 53RD STr NE 53RD ST NE 52ND—NE'52ND TITER LTER NE 52ND ST NE 51ST ST —0 2 IINE51STST NE5ISTST cr —NE_50TH_TER- MIAMI 21 (PROPOSED) EPLAN ID: PZ-21-10809 SPECIAL AREA PLAN ADDRESSES: 5035 NE 2 AV; 5175 NE 2 AV; and 5125 NE 2 CT 0 250 500 1,000 Feet NE 55TH ST 1 H U Hcn • J Mia m4i Jewish � Health Systems Spe'ria I�Are �Plari 711 z z NE,51STtST NE5OTH-TER NE491-1-1ST NE 56TH ST NE 55TH TER NE55THST ct -M w z NE.54TH ST /T6-8b-0 NE 50TH ST NE53RDST /// T6-12-0 NE 51ST--ST NE ;55TH TER — This submittal needs to be scheduled fora public hearing in accordance with timelines set forth in the City of Miami Code. The applicable decision -making body MI renew the information at the public hearing to render a recommendation or a final decid on. PZ-21-10809 08/20/21 NE'56TH ST NE 55TH NE 55TH TER 1 TER NE 52ND ST NE_50TH_TER- m Z \ Q co T3-R BAY POINT RD PLANNING DEPARTMENT Project Fact Sheet This document is used to provide a summary for Planning Department related projects. PROJECT INFORMATION Project Name: Saba? Palm Village SAP Project Address: 5175 NE 2 AVE, 5035 NE 2 AVE 5125 NE 2 CT APPLICANT INFORMATION Company Name: SPV Realty, LLC Primary Contact: Melissa Tapanes Liahues Email: mtapanes@brzoninglaw.com Secondary Contact: Carli Koshal Email: CKoshal@brzoninglaw.com STAFF RECOMMENDATION/DECISION 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 Sabal Palm Village Special Area Plan based upon the facts and findings in this staff report. GRAPHIC AERIAL EPLAN ID: PZ-21-10809 SPECIAL AREA PLAN Biagi -IL �I•aaii Teeo iltSlittILneraera imloeelan =- _ he Ills L!8!la�� r111116 i�p - /E1. 108 zlra iri 11®IIC1Illlal q !L!lQ 1'GIi r SERUM leGlllllli�°y. 0 a. PUEtLi NOTICE This submittal needs to be scheduled for a public hearing in accordance with timelines set forth in the City of Miami Ccde.The apptieatte decision -making bodywill review the information at the public hearing to render a recommendation or a final decieon. PZ-21-10809 08/20/21 EV1 EW CO PLANNING DEPARTMENT INFORMATION Lead Staff: David Snow Principal Division: Urban Design Email: dsnow@miamigov.com PROJECT DESCRIPTION Sabal Palm Village SAP proposes increasing density and intensity to promote a mixture of uses including increased residential units, office, commercial, and civic and institutional uses. Webs Link(s): BOARD REQUIREMENTS n HEPB n UDRB n City Commission I -I PZAB n WDRC n AIPP Existing Transect Zone(s): T5-O and T5-R Urban Cantu' Existing FLUM(s): Medium Density Multifamily Reside8 Commissioner District(s): District 5 (Jeffrey Watson) Department of Human Service Neighborhood Service Center(s): Little Haiti Revision Date: 06/15/2021 Department Director: Cesar M. Garcia -Pons, AICP, LEEP AP