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Home My WebLink AboutTab A1 - Letter of Intentakerman September 26, 2018 Francisco Garcia, Planning Director City of Miami 444 SW 2nd Avenue, 4t" Floor Miami, FL 33130 Re: Letter of Intent - Brickell City Centre SAP Amendment "BCC 650 SMA " and "BCC AP" Properties Dear Mr. Garcia: Spencer Crowley Akerman LLP Three Brickell City Centre 98 Southeast Seventh Street Suite 1100 Miami, FL 33131 D: 305 982 5549 soencer.crowlev(@akerman.com As you know, this firm represents Swire Properties, Inc. ("Swire") and its affiliates in matters regarding development of the Brickell City Centre project, the first phase of which is complete. The City of Miami has approved several development orders related to Brickell City Centre, most notably the Brickell City Centre Special Area Plan ("SAP") in July of 2011, an amendment to the SAP in March of 2013 to add the "BCC N2" block, an amendment to the SAP in March of 2014 to add the "One BCC" block, and several subsequent SAP Permits that implement the SAP. On June 25, 2018, Swire submitted a formal application for a third amendment to the Brickell City Centre SAP. The amendment will incorporate two additional city blocks—currently known as the "BCC 650 SMA" and "BCC AP" blocks—into the greater Brickell City Centre project and the SAP. This proposed two -block expansion of Brickell City Centre includes a total of 972 residential units, 87,284 square feet of commercial space, 1,231 parking spaces, and significant other improvements in two connected buildings that link directly into the existing Brickell City Centre (the "Project"). The Project will also include a new development agreement for the owners of the BCC 650 SMA and BCC AP blocks. This application to Hearing Boards follows numerous meetings with City staff and officials in the last few months to discuss the Project as the design progressed, and incorporates feedback from 45486882;3 September 26, 2018 Page 2 multiple rounds of comments from the Planning and Zoning Departments since the time that Swire submitted the SAP amendment application on June 25, 2018. Overview of Subject Property The BCC 650 SMA and BCC AP blocks (collectively, the "Subject Property") are directly northwest of the existing Brickell City Centre project. The BCC 650 SMA property is 72,282 square feet (1.66 acres) of surveyed lot area and the BCC AP property is 32,005 square feet (0.73 acres) of surveyed lot area, which includes approximately 8,400 square feet of lot area that will be added to the BCC AP property through closure of the dead-end portion of SW 6t" Street east of South Miami Avenue Road. See attached Exhibit A for an overall aerial view of the Brickell City Centre site, including a detailed description of the Subject Property proposed to be added into the SAP. As shown on the enclosed graphics, the proposed SAP expansion area spans multiple blocks adjacent to Brickell City Centre. The BCC 650 SMA property encompasses the vast majority of a triangular block between SW 7t" Street, South Miami Avenue (southbound), and South Miami Avenue (northbound). The BCC AP property encompasses portions of irregularly shaped blocks between SW Miami Avenue Road and South Miami Avenue (southbound), and will also include vacation and closure of a dead-end portion of SW 6t" Street. As a result of incorporating this additional property, the Brickell City Centre SAP will include a total area 13.96 acres in size. All parcels within the Subject Property are currently zoned T6 -48b-0 and have a future land use designation of Restricted Commercial. Swire does not intend to change the underlying zoning or future land use designations of the Subject Property as part of this SAP amendment. See attached Exhibit B for the current Zoning and Future Land Use Maps for the Subject Property. The Subject Property currently consists of surface parking lots, low -scale commercial/office structures, and vacant land. The majority of the existing structures are aging and have experienced disinvestment and decay over the past few decades. All of the parcels within the Subject Property are underdeveloped with respect to current zoning standards under Miami 21. Swire and its developer partners intend to demolish all existing improvements on the Subject Property, with the intent of redeveloping pursuant to the proposed Brickell City Centre SAP amendment. Prosect Description The development program for the Project consists of both the BCC 650 SMA and AP blocks. The BCC 650 SMA block includes 588 residential units, 84,009 square feet of commercial space, and 832 parking spaces in a building with a maximum height of 54 stories. The BCC AP block includes 384 residential units, 3,275 square feet of commercial space, and 399 parking spaces in a building with a maximum height of 62 stories. As with other Brickell City Centre SAP amendments, the proposed development incorporates significant improvements to the public realm. Foremost among such elements is a new ground -level plaza and circulation within the BCC 650 SMA block; 45486882;3 September 26, 2018 Page 3 and additional landscaping, hardscaping, and lighting improvements throughout the Project that will coordinate with ground -level pedestrian enhancements at the existing Brickell City Centre. As with other portions of Brickell City Centre, the BCC 650 SMA and AP blocks also physically link to the rest of the project through above -ground pedestrian connections spanning public right- of-way. This public benefit will allow direct covered access from the BCC 650 SMA and AP blocks to the retail mall and the MetroMover under the iconic climate ribbon feature of Brickell City Centre. This combination of land uses in an interconnected multi -block environment that directly connects to mass transit is the epitome of innovative and efficient urban design, and the embodiment of numerous principles of Miami 21, including sprawl reduction, energy conservation, walkability, promotion of urban infill, and creation of diversity in land uses to enable a variety of economic activities, employment, and living opportunities. Positive impacts on the City's mass transit system are already being documented in conjunction with the completed portion of Brickell City Centre.' As an additional public benefit, Swire will provide pedestrian mobility, safety, and aesthetic enhancements around and under the South Miami Avenue bridge span. The Project will add landscaping, lighting, and benches under the elevated roadway to create a new public open space in an area that currently consists of fenced off surface parking for bridge maintenance workers. Swire has an agreement in place with Miami -Dade County to construct these public enhancements. Although not technically part of the Miami River Greenway, these improvements south of 5t" Street will coordinate directly with the Greenway and open up pedestrian connections to the Miami River from the Brickell City Centre project and South Miami Avenue that do not currently exist. Economic and Fiscal Benefits The proposed BCC 650 SMA and AP project will also produce tremendous recurring economic and fiscal benefits for the City of Miami. The construction of the project is anticipated to generate 6,692 jobs (including over 4,000 direct construction jobs on-site) and approximately $7.5 million in building permit and impact fees. This includes almost $3.8 million in park impact fees to the City alone. When the project is completed, governmental agencies will collect approximately $13.86 million annually in ad valorem taxes, with $5.44 million going towards the City's general and debt service funds. After completion, it is expected that 235 workers will be employed directly on-site in new retail and restaurant businesses (and an additional 87 indirect workers) with earnings expected to approximate $8 million annually. This does not include positive impacts on existing businesses in the Brickell community from the influx of new residents in the planned 972 residential units. To date, Swire has paid approximately $2.2 million in DRI fees, which includes DRI reservation fees for the future N2 and One BCC phases. The BCC 650 SMA and AP blocks currently contain ' As stated in the 2018 Brickell City Centre Annual Review, in January 2012 the average weekday boardings at the Eighth Street Metromover station was 413 and average Saturday boardings was 163. In January 2018, the average weekday boardings at the Brickell City Centre (Eighth Street) Metromover station was 1,791 and average Saturday boarding was 1,490. This represents a 333% increase in average weekday ridership and an 814% increase in Saturday ridership. 45486882;3 September 26, 2018 Page 4 36,317 square feet of retail and office floor area. See Exhibit C for a breakdown of the types of existing uses per block. Based on the proposed BCC 650 SMA and AP project, and the amount of existing improvements on the two blocks, the project is expected to generate approximately $545,000 in new DRI fees for the City. Proposed SAP Modifications To facilitate development of the Project, the third SAP amendment proposes minor modifications to the previously -approved Brickell City Centre Regulating Plan and underlying zoning regulations that govern development on the Subject Property. These modifications will facilitate the physical linkage of the BCC 650 SMA and AP blocks to the rest of Brickell City Centre, allow for fully internalized parking and loading areas on two irregularly shaped blocks, and authorize wider sidewalks throughout the Project with landscape buffering pedestrians from the roadway. Although this application is an amendment to the previously approved Brickell City Centre SAP, it is important to emphasize that this application will specifically address the BCC 650 SMA and AP blocks (and their connection to the larger project with above -ground connections spanning the public right-of-way). The remainder of the design for the core site of Brickell City Centre will remain unchanged and those portions not already constructed will continue to be developed in accordance with previous SAP approvals. As a result of this application, Swire and its joint venture partner will execute a new development agreement for the BCC 650 SMA and AP blocks. In conjunction with this new development agreement, revisions specific to the BCC 650 SMA and AP blocks will then be incorporated into the overall Brickell City Centre SAP Design Guidelines and Regulating Plan. Conclusion Swire is privileged to be a part of the transformation of downtown Miami and the Brickell neighborhood, with the completed first phase of Brickell City Centre now acting as a catalyst for future growth and development. This proposed amendment to the Brickell City Centre SAP furthers that positive momentum and expands the potential impact of the SAP to neighboring blocks. Through this letter and the enclosed application materials, Swire is submitting a formal request to amend the existing Brickell City Centre SAP to include the Subject Property. Enclosed with this letter are the application materials requested by the Planning Department, including the proposed Development Agreement, Regulating Plan, Design Guidelines, SAP Plans and Diagrams, Traffic Methodology Letter, Economic Impact Study, and Site Utility Study. 45486882;3 September 26, 2018 Page 5 Thank you for your consideration. _ Sincerely, T. Spencer Crowley Enclosures cc: Nzeribe Ihekwaba Jeremy Gauger Devin Cejas David Snow Sergio Garrido Suhey Rojas 45486882;3 Exhibit A Aerial View I _, Q = Existing BCC SAP - - - , Brickell City Centre Blocks properties � i , , �_ = Proposed addition ! — to BCC SAP SO� . .-- AP s i 4 North44 s 650 SMA Jul NI 41 41 90 J I 1 t 90 , _ - East 1 West _- _.7� One BCC 'r 1 L 90 - , 41 45551093;2 Address Folio Owner 602 S. Miami Ave 01-4138-070-0010 BCC Road Improvement, LLC 614 S. Miami Ave 01-4138-070-0020 BCC Road Improvement, LLC 500 S. Miami Ave 01-0200-010-1060 BCC Road Improvement, LLC 11-55 SW 7 Street & 622-640 S. Miami Ave 01-0205-030-1160 Tobacco Road Property Holdings, LLC 42 SW 6 Street 01-0205-030-1040 2 Indian Creek Holdings, LLC 19 SW 6 Street 01-0200-010-1070 2 Indian Creek Holdings, LLC 19 SW 6 Street 01-0200-010-1040 2 Indian Creek Holdings, LLC n/a n/a SW 6th Street Right -Of -Way 45551092;2 Exhibit B 45551092;2 idUse id Use iservation ilic Parks and Recreatio nmercial Recreation" ine Facilities" lie Family - R rIex - Residential f Density Muffila Jdential Jiurn Density Iti Mul Jdential i Density Multifamily Jdential r Density Restricted nmercial Jliurn Density Restricted nmercial itricted Commercial itral Business District ieral Commercial or Institutional, Public ilities, Transportation ar ti es it Industrial istrial r Subject Property BCC 650 SMA and AP Blocks Zoning Map ,� 41 45551092;2 Search I Legend Layers ZoningMiami2l Special Area Plans - Morni 21 Primary Zoning - l4smi 21 �■ Tl NATURAL T3 SUB -URBAN T4 GENERAL URBAN T5 URBAN CENTER T5-8 URBAN CENTER T5-12 URBAN CORE T5-24 URBAN GORE T5-36 URBAN GORE T6-48 URBAN GORE T5-60 URBAN GOR �■ T5-80 URBAN GOR D1 WORKPLACE D2 INDUSTRIAL D3 MARINE CS CIVIC SPACEJPARKS Cl CIVIC INSTITUTIONAL CI -HD HEALTH DISTRICT Exhibit C Existing improvements on 650 & AP sites based on property record cards from Miami -Dade County Property Appraiser /.1 42 SW 6 Street 3,550 sf office 19 SW 6 Street' 6,609 sf office TOTAL 10,159 sf office 650 602 S. Miami Ave 9,640 sf office 622 S. Miami Ave 1,389 sf retail 626 S. Miami Ave 3,394 sf retail 640 S. Miami Ave 7,313 sf retail SW 7 Street 4.422 sf retail TOTAL 9,640 sf office 16,158 sf retail TOTAL for both blocks 19,799 sf office 16,158 sf retail ' includes 01-0200-010-1070 45356623;2