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City of Miami
Land Development Division
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Planning Department
ANALYSIS FOR
BRICKELL CITY CENTRE 650 SMA & AP
AN AMENDMENT TO THE PREVIOUSLY APPROVED
BRICKELL CITY CENTRE SPECIAL AREA PLAN (SAP)
File ID 4886
Applicant Tobacco Road Property Holdings, LLC, BCC Road Improvement LLC,
2 Indian Creek Holdings LLC (together the "Applicant") represented by
Spencer Crowley, Esquire.
Location Approximately 500, 602, 614, 622-640 S. Miami Avenue, and 11-55 SW
7 Street, and 19-42 SW 6 Street, Miami, Florida 33130.
Commission District District 2 — Ken Russell
NET District Downtown- Brickell
Planner Sergio Garrido, Planner II
Elia Sorice, Planner II
A. GENERAL INFORMATION
REQUEST: Pursuant to Article 3, Section 3.9, and Article 7, Section 7.1.2.8, of Ordinance 13114, as
amended, Tobacco Road Property Holdings, LLC, BCC Road Improvement LLC, 2 Indian Creek
Holdings LLC (together the "Applicant") are requesting an amendment to the previously approved
Brickell City Centre (BCC) Special Area Plan (SAP) by incorporating two additional city blocks totaling
approximately 2.39 gross acres, and referred to as "BCC 650 SMA" and "BCC AP" (collectively, the
Subject Property).
No change to the underlying zoning or land use designation is proposed as part of the amendment;
however, certain modifications to the development Regulations will be incorporated to the Subject
Property and will be governed by the BCC SAP Regulating Plan contained in the Appendix E of the
Miami 21 Code.
The Subject property is comprised by the following addresses:
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3RD Amendment
Page 1 of 16
TableNo.1: Properties to be incorporated into the BCC SAP
Address
Folio
Owner
BCC 650 SMA
602 S. Miami Ave
01-4138-070-0010
BCC Road Improvement, LLC
11-55 SW 7 Street &
622-640 S. Miami Ave
01-0205-030-1160
Tobacco Road Prop Owner,
LLC
BCC - AP
614 S. Miami Ave
01-4138-070-0020
BCC Road Improvement, 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
500 S. Miami Ave
01-0200-010-1060
BCC Road Improvement, LLC
The lot size calculation for the "BCC AP" building site includes the square footage provided by the City
of Miami right-of-way closure and vacation of a dead-end portion of SW 6 Street, currently under review
by the City of Miami.
B. BACKGROUND
This request constitutes the third amendment to the Brickell City Centre Special Area Plan, previously
approved pursuant to Ordinance No. 13279, by adding two building sites known as "BCC 650 SMA"
and "BCC AP" comprising approximately 2.39 acres to the existing 11.57 -acre development project for
a total of 13.96 acres across seven city blocks.
The "BCC 650 SMA" building site is approximately 1.66 acres in size and is located on the city block
north of the existing "BCC W' block. The city block containing the "BCC 650 SMA" is bounded by S.
Miami Avenue (southbound) to the north, S. Miami Avenue (northbound) to the east, and SW 7 Street
to the south. The "BCC AP" building site consists of 0.73 acres of real property located in the city block
north of the "BCC 650 SMA" and contains a portion the SW 6 Street right-of-way which is currently
being closed and vacated. Once SW 6 Street is vacated, the "BCC AP" building site will be in the city
block bounded by SW Miami Avenue Road to the north, S. Miami Avenue (southbound) the east and
south, and by S. Miami Place to the west, as shown in illustration No. 1.
The Subject Property's legal description is on file with the City of Miami's Hearing Boards Division and
hereby incorporated for reference as "Attachment A".
The Subject Property consist of low -scale commercial/office buildings, surface parking lots, and vacant
land, which will be demolished and redeveloped pursuant to the proposed BCC SAP amendment.
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3RD Amendment
Page 2 of 16
Illustration No. 1: BCC SAP Development Area
Development History
BCC -SAP: Brickell City Centre Special Area Plan: Pursuant to Ordinance No. 13279, adopted on
July 28, 2011, the City Commission approved the original "Brickell CitiCentre Special Area Plan". The
9.038 -acre SAP is generally bounded by SE 6 Street to the north, Brickell Avenue to the east, SW 1
Avenue to the west, and SW 8 Street to the south. The SAP consisted of approximately 4,680,000
square feet of floor area, 4,341 parking spaces, 19,7000 square feet of civic space at the ground level,
and 6,500 square feet of civic space on upper levels.
The BCC SAP development has been authorized through the following Permits:
BCC SAP Permit 12-000: August 10, 2012, approved the plans for the Core Site (BCCE, BCCW and
BCCN)
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3RD Amendment
Page 3 of 16
BCC SAP Permit 12-0002: December 12, 2012, authorized an alternate configuration of the retail
concourse through the BCCN block.
BCCN2 Amendment: Pursuant to Ordinance No. 13369, adopted on March 28, 2013, the City
Commission approved the first amendment to the BCC SAP to include 0.98 of acres of land known as
the "N2" block, resulting in a total development area of 10.01 acres. Pursuant to the same Ordinance,
the SAP was renamed from "Brickell CitiCentre" to "Brickell CityCentre".
BCC SAP Permit 13-0001: October 17, 2013, approved an additional 60,000 square feet of retail by
creating a third level of retail in the 6 Street overpass between BCCN and N2.
1BCC Amendment: Pursuant to Ordinance No. 13440, adopted on March 27, 2014, the City
Commission approved the second amendment to the original BCC SAP to include 1.55 acres of land
known as "One BCC', resulting in a total development area of 11.57 acres.
BCC SAP Permit 15-0002: July 1, 2015, approved a master sign package for the BCC Project.
BCC SAP Permit 16-0001: February 24, 2016, approved outdoor seating on the ground level for the
East Hotel.
BCC SAP Permit 16-0002: October 26, 2016, approved a tower sign for the East Hotel.
BCC SAP Permit 16-0003: October 28, 2016, approved a podium wall sign for the Apple tenant.
BCC SAP Permit 17-0001: March 22, 2017, approved a Master Sign Package for three blocks of the
SAP.
BCC SAP Permit 18-0001: January 24, 2018, approved a tower sign for the East Hotel.
BCC SAP Permit 18-0002: February 2, 2018, approved two Ground/Freestanding Signs for the BCC
East block.
Proposal
The proposed development program for the building sites to be added to the Brickell City Centre SAP
pursuant to this amendment includes approximately 972 residential dwelling units, 87,284 square feet
of commercial space, and 1,231 parking spaces within two separate buildings. The proposed SAP will
entitle the Applicant to amend development standards of the previously approved Regulating Plan
related to parking, pedestal height, loading, and civic space.
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3RD Amendment
Page 4 of 16
Table No.1: BCC DEVELOPMENT DATA
*Total FLR Area includes loading, service, circulation, and above grade parking
C. FUTURE LAND USE MAP (FLUM) AND ZONING DESIGNATION
Pursuant to the Miami 21 Zoning Atlas and Future Land Use Map (FLUM) of the Miami Comprehensive
Neighborhood Plan (MCNP), the Subject Property are zoned Urban Core Transect — Open "76 -48b -O"
and are designated "Restricted Commercial', respectively. The proposal does not include a zoning or
FLUM amendment.
D. ANALYSIS
The Appendix E: Brickell City Centre Regulating Plan governs all development within the previously
approved BCC SAP and proposed 650 SMA and AP amendment. The Regulating Plan, Design
Guidelines, and Concept Book, supported by the required Development Agreement, provide regulations
and design standards 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:
Section 3.9: The purpose of a Special Area Plan further is to encourage the assembly and master
planning of parcels greater than nine (9) Abutting acres in size, in order to provide
greater integration of public and private improvements and Infrastructure; to enable
Thoroughfare connectivity; to encourage a variety of Building Heights, massing and
Streetscape design, and to provide high quality design elements, all in order to further
the intent of this Code expressed in Article 2.
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3RD Amendment
Page 5 of 16
BCC Existing
BCC 650 SMA
I BCC AP
BCC Total
Zoning
T6 -48b -O / SAP (Special Area Plan)
Lot Area
503,948 sf (11.57 acres)
72,282 (1.66 acres)
1 32,005 (0.73 acres)
608,235 (13.96 acres)
Program (FLR Area*)
Residential
2,572,712 1,400 units
728,371 588 units
502,340 384 units
3,803,423 2,358 units
Retail
723,575
84,009
3,275
810,859
Office
961,400
N/A
N/A
961,400
Hotel
724,880 474 keys
N/A
N/A
724,880 474 keys
Total
7,005,679
1,236,202
794,595
9,036,476
Parking
Above Grade
3,395 spaces
832 spaces
399 spaces
4,626 spaces
Below Grade
1,669 spaces
N/A
N/A
1,669 spaces
Total
5,064 spaces
832 spaces
399 spaces
6,295 spaces
Open Space
172,909 sf (34%)
18,211 sf (25%)
11,618 sf (36%)
202,738 sf (33%)
*Total FLR Area includes loading, service, circulation, and above grade parking
C. FUTURE LAND USE MAP (FLUM) AND ZONING DESIGNATION
Pursuant to the Miami 21 Zoning Atlas and Future Land Use Map (FLUM) of the Miami Comprehensive
Neighborhood Plan (MCNP), the Subject Property are zoned Urban Core Transect — Open "76 -48b -O"
and are designated "Restricted Commercial', respectively. The proposal does not include a zoning or
FLUM amendment.
D. ANALYSIS
The Appendix E: Brickell City Centre Regulating Plan governs all development within the previously
approved BCC SAP and proposed 650 SMA and AP amendment. The Regulating Plan, Design
Guidelines, and Concept Book, supported by the required Development Agreement, provide regulations
and design standards 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:
Section 3.9: The purpose of a Special Area Plan further is to encourage the assembly and master
planning of parcels greater than nine (9) Abutting acres in size, in order to provide
greater integration of public and private improvements and Infrastructure; to enable
Thoroughfare connectivity; to encourage a variety of Building Heights, massing and
Streetscape design, and to provide high quality design elements, all in order to further
the intent of this Code expressed in Article 2.
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3RD Amendment
Page 5 of 16
Criteria 1 Section 3.9.1.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 amendment to the Brickell City Center Special Area Plan (SAP) consists
of the addition of two building sites identified as BCC 650 SMA and BCC AP, with a
combined lot area of 2.39 gross acres. Collectively, the Brickell City Center SAP will total
approximately 13.96 gross acres. The BCC SAP, inclusive of the Subject Property, will
be developed as a contiguous site.
Findings: Consistent.
Criteria 2 Section 3.9.1.b: "A Special Area Plan shall be approved by the process of rezoning with
or without Transect Changes."
Analysis: The Subject Property are currently zoned T6 -48b-0 and have a future land use
designation of "Restricted Commercial'. The proposal to incorporate the subject
properties into the Brickell City Centre Special Area Plan (SAP), as amended, does not
require a change to the underlying zoning or land use designation.
Findings: Consistent.
Criteria 3 Section 3.9.1.c: "A Special Area Plan shall assign Thoroughfares, Transect Zones and
Civic Space Types, with appropriate transitions to Abutting areas. Guidelines for
Thoroughfares and Public Frontages may be adjusted to the particular circumstances of
the Special Area Plan".
Analysis: Thoroughfares and Civic Space Types with appropriate transitions to abutting areas
have been assigned, as illustrated in the plans submitted. The proposed thoroughfare
plan and Civic Space Types and Open Spaces are consistent with the requirements of
Miami 21 and are compatible with the previously approved Brickell City Centre SAP, as
amended.
Consistent with previous amendments to the BCC SAP, the proposed development has
placed emphasis on public realm improvements. Design elements such as street
furniture, landscaping, and bicycle and pedestrian infrastructure, as illustrated in the
Concept Book and Design Guidelines, have been coordinated with streetscape
enhancements of the existing SAP development.
Furthermore, the applicant has identified opportunities to make connections to adjacent
areas, Brickell, and the Miami River through the incorporation of ground -level Civic
Spaces, public realm improvements underneath and adjacent to S. Miami Avenue
bridge, and contributions to the Underline development.
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3RD Amendment
Page 6 of 16
The Subject Property to be incorporated into the BCC SAP includes 8,400 square feet
(0.19 acres) of City of Miami right-of-way which has not yet been replatted and will be
subject to subdivision regulations within City Code Chapter 54 and 55 prior to building
permit.
Findings: Consistent.
Criteria 4 Section 3.9.1.d: "A Special Area Plan shall include a map of the Thoroughfares and
Transect Zones, and the standards that deviate from the requirements of Article 5"
Analysis: The Applicant has submitted a Concept Book through the SAP amendment process that
maps Thoroughfares and Transect Zones. The Concept Book and Regulating Plan both
highlight the SAP's deviations from Miami 21.
Findings: Consistent.
Criteria 5 Section 3.9.1.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 total BCC 650 SMA and BCC AP amendment area is approximately 104,287 square
feet (2.39 gross acres), which results in a requirement of 5,214 square feet of Civic
Space. The amendment proposes approximately 3,418 square feet of ground level Civic
Space for the BCC 650 SMA site and 8,300 square feet of ground level Civic Space for
the BCC AP site, for a total of 11,718 square feet (11 % of the combined Lot Area).
Collectively, the BCC development provides approximately 58,400 square feet of Civic
Space, representing 9.61 % of the combined Lot Area.
Findings: Consistent.
Criteria 6 Section 3.9.11: "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 new Development Agreement (Draft) between the Applicant and the City of Miami for
the Subject Property has been submitted in accordance with the above criteria and will
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3RD Amendment
Page 7 of 16
be considered by the City Commission. The existing Development Agreement is
proposed to remain active for the originally approved Brickell City Centre SAP, and
subsequent amendments.
Findings: Consistent; however, the Planning Department recommends approval of a single,
amended Development Agreement. The BCC SAP, inclusive of the Subject Property, will
be developed as a contiguous site with the original BCC SAP applicant as a property
owner. In the instance of this amendment, a separate Development Agreement is not
required.
Criteria 7 Section 3.9.1.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: Coordinated Review Committee (CRC) is scheduled for October 12, 2018 and Urban
Design Review Board (UDRB) will review the proposal prior to the Planning, Zoning, and
Appeals Board (PZAB) hearing. The BCC 650 SMA and AP amendment is governed by
a set of plans entitled "Brickell City Center Special Area Plan Amendment — V
Amendment, 650 SMA & AP" as prepared by Arquitectonica and Kimley Horn, consisting
of 86 pages dated, stamped, and received by Hearing Boards on September 26, 2018.
Findings: Conditionally consistent. Refer to Condition #17 and #18.
Criteria 8 Section 3.9.1.h: A Special Area Plan may include:
3.9.1.h.1: A differentiation of the Thoroughfares as a Primary -Grid (A -Grid) and a Secondary -Grid
(B -Grid). Buildings along the A -Grid shall be held to the highest standard of this Code in
support of pedestrian activity. Buildings along the B -Grid may be more readily
considered for automobile -oriented standards allowing surface parking lots, unlined
parking decks, and drive-throughs. The Frontages assigned to the B -Grid shall not
exceed 30 -percent of the total length within a Special Area Plan. For Frontages on the
B -Grid, parking areas may be allowed in the Second Layer.
Analysis: A differentiation of the Thoroughfares as a Primary streets and Secondary streets has
been submitted as shown on Sheet A2.01 of the Concept Book. Site constraints related
to lot shape, size, and proximity to the S. Miami Avenue bridge, result in a design that
has limited compliance with the above standard and intent of Miami 21. Development
standards and the SAP Permit Review Process have been incorporated into the
amended Regulating Plan which provide additional criteria to improve pedestrian
environment and circulation through and around the site, and for better articulation of
blank Facades along the street edge.
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3RD Amendment
Page 8 of 16
Findings: Conditionally consistent. Refer to Condition #25, #26 and #27.
3.9.1.h.2: Retail Frontage requiring that a Building provide a Commercial Use at sidewalk level
along the entire length of the Frontage. The Commercial Use Building shall be no less
than 70 -percent glazed in clear glass and provided with an Awning overlapping the
sidewalk as generally illustrated in Article 4, Table 6. The first floor should be confined to
Retail Use through the depth of the Second Layer.
Analysis: Section 5.6.5 of the Regulating Plan requires a minimum of 50% transparency along the
ground level of Retail Frontages which may include display windows. The proposed
development is designed to meet this standard. Proposed modifications to the
Regulating Plan permit display windows to count towards up to twenty-five percent
(25%) of the ground level transparency requirement through the SAP Permit process.
Findings: Conditionally consistent. Refer to Condition #28.
3.9.1.h.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: Due to site constraints related to lot shape, size, and proximity to the SW 6 Street
roundabout, Article 4, Table 6 of the Regulating Plan will be amended to include an
Arcade Frontage in combination with a Retail Frontage.
Findings: Conditionally consistent. Refer to Condition #29.
3.9.h.4: Build -to -lines that differ from Transect Zone Setback requirement.
Analysis: Build -to -lines differ from the Transect Zone setback requirements as depicted in Article 4
Table 2 and Illustrations 5.6 of the BCC SAP Regulating Plan.
Findings: Consistent.
3.9.h.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 location of Terminated Vistas is illustrated on Sheet C0.30 of the Design Guidelines.
The proposed development has been designed accordingly.
Findings: Consistent.
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3RD Amendment
Page 9 of 16
3.9.h.6: A Pedestrian Passage, requiring a minimum twenty (10) foot wide pedestrian access be
reserved between Buildings.
Analysis: Section 5.6.1.i. of the Regulating Plan will be amended to require a cross block Paseo
providing a clear path of a minimum of ten (10) feet in width for the BCC 650 SMA and
BCC AP development sites. The Paseo shall be lined with active uses having frequent
doors and windows and any deviations shall be approved by SAP Permit.
Findings: Conditionally consistent. Refer to Condition #25.
3.9.h.7: A preservation plan acceptable to the Historic and Environmental Preservation Board for
any historic resources in the area of the Special Area Plan.
Analysis: The SAP shall comply with all requirements of Chapter 23 of the City of Miami Code of
Ordinances.
Findings: Consistent.
3.9.h.8: Area Design Guidelines.
Analysis: The Applicant has submitted an amended Regulating Plan, Design Guidelines, and
Concept Book for the proposed amendment, attached hereto as Attachment "B",
Attachment "C", and Attachment "D".
Findings: Consistent
3.9.h.9: A parking management program that enables shared parking among public and private
Uses.
Analysis: Shared parking is permitted pursuant to Article 4, Table 5 of the Regulating Plan.
Findings: Consistent.
3.9.h.10: Flexible allocation of development capacity and Height, excluding Density on individual
sites within the Special Area Plan, shall be allowed so long as the capacity or Height
distribution does not result in development that is out of Scale or character with the
surrounding area, and provides for appropriate transitions.
Analysis: The proposed project is consistent with the development standards of the Regulating
Plan and is in character with the previously approved BCC SAP.
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3RD Amendment
Page 10 of 16
Findings: Consistent.
The following is a review of the request pursuant to the criteria under Article 7 and Section 7.1.2.8.f. of
Miami 21. The Background section of this report is hereby incorporated into the analysis and its
corresponding criteria by reference:
Criteria 9: 7.1.2.8.f.1(a): "The relationship of the proposed amendment to the goals, objectives
and policies of the Comprehensive Plan, with appropriate consideration as to
whether the proposed change will further the goals, objectives and policies of the
Comprehensive Plan; the Miami 21 Code; and other city regulations. (b) The need
and justification for the proposed changes necessary."
(a) The proposed amendment is consistent with the underlying Transect Zone of T6 -
48b -O and the Future Land Use Map designation of Restricted Commercial. No
change to the underlying zoning or land use designation is proposed as part of the
amendment.
(b) The amended SAP is designed to meet the intent and development standards of the
previously approved Brickell City Centre Special Area Plan. The amended SAP will
benefit the area by creating residential units and commercial uses, promoting its
interaction and making connections with the adjacent areas, Brickell, the Miami River
and Downtown.
Criteria 10: 7.1.2.8.f.2: "A change may be made only to the next intensity Transect Zone or by a
Special Area Plan, and in a manner which maintains the goals of the Miami 21 Code to
preserve Neighborhoods and to provide proper transitions in intensity and scale".
Findings: The proposed amendment will incorporate the Subject Property into the Brickell City
Centre Special Area Plan, as amended, not requiring a change in the underlying
Transect or Future Land Use designation; however, the specific changes proposed to
the Subject Property are in accordance with the Regulating Plan for said BCC SAP.
Criteria 11: 7.1.2.8f.3: "Special Area Plans shall be adopted by rezoning pursuant to the provisions
of Section 3.9."
See Criteria 3.9.1.a -3.9.1.g.
Finding: In determining the appropriateness of the proposed expansion of the Brickell City Centre
Special Area Plan, as amended, the Planning Department deemed that addition of the
Subject Property into the BCC SAP and the proposed design, does not adversely affect
the intent of the Miami 21, as well as the goals and objectives of the previously approved
Brickell City Centre Special Area, as amended.
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3RD Amendment
Page 11 of 16
E. ADDITIONAL REVIEW REQUESTED
Urban Development Review Board (UDRB)
Coordinated Review Committee (CRC): As part of the CRC, feedback of the following agencies
and offices was requested:
City of Miami
Net Office
Environmental Resources
Public Works
Office of Zoning
Capital Improvements
Fire Department
Code Compliance
Office of Transportation
Building Department
Parks and Recreation
Resiliency and Sustainability Office
Miami Dade County
Aviation Department
Public Works
District 6- Transportation
Division of Environmental Resources Management (DERM)
Miami River Commission
F. CONCLUSION
The Applicant's submitted materials and analysis provided as part of the Brickell City Centre SAP
Amendment application are consistent with the intent of Miami 21, the Miami Comprehensive
Neighborhood Plan, and other relevant city regulations.
G. RECOMMENDATION
Pursuant to Article 3 and Article 7 of Miami 21 (Ordinance 13114), as amended, and the
aforementioned findings, the Planning Department recommends Approval with conditions of this
amendment to the Brickell City Centre SAP.
H. CONDITIONS
Based on analysis and findings, the Planning Department recommends Approval of the Brickell City
Center SAP Amendment with the following conditions:
1) The development shall be substantially in accordance with the Concept Book and Design
Guidelines entitled "Brickell City Centre SPECIAL AREA PLAN AMENDMENT - 3rd
AMENDMENT, 650 SMA & AP" as prepared by Arquitectonica and Kimley Horn consisting of 86
pages and 76 pages, respectively, dated stamped received by Hearing Boards, September 26,
2018.
2) 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.
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3RD Amendment
Page 12 of 16
3) The Applicant, owner, or successor will provide a landscape plan prepared by a certified
landscape architect to be submitted to the Planning Department for approval.
4) The Applicant, owner, or successor must meet all applicable building codes, land development
regulations, ordinances, and other laws and pay all applicable fees due prior to the issuance of
any building permit.
5) The Applicant, owner, or successor must comply with all applicable regulation of Chapter 24
entitled "Environmental Regulations" of the Miami Dade County Code as amended.
6) The Applicant, owner, or successor must allow the Miami Police Department to conduct a security
survey, at the Department'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.
7) 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.
8) 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.
9) 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, owner, or successor shall follow the provisions of the City's
Minority Women Business Affairs and Procurement Program as a guide, as applicable.
10) Record the following in the Public Records of Miami -Dade County, Florida, prior to the issuance
of any building permit:
a. Declaration of Covenants and Restrictions providing that the ownership, operation and
maintenance of all Civic and Open Spaces, and any related improvements located
thereon, shall be the responsibility the property owner(s), their successor(s), or their
designee in perpetuity; and
b. 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.
11) Provide the Planning Department with a temporary construction plan that addresses construction
phasing and includes the following elements:
a. Temporary construction parking plan, with an enforcement policy;
b. Construction noise management plan with an enforcement policy; and
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3RD Amendment
Page 13 of 16
c. 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.
12) As applicable, BCC Road Improvement, LLC, and others, 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.
13) Prior to the issuance of any building permit, the Applicant, owner, or successor shall provide the
Planning Department for review and approval:
a. Environmental Impact Statement and final reports for the amended SAP site, inclusive of
"BCC 650 SMA" and "BCC AP".
b. Provide a current and complete survey with acreage of all lots included in the amended
SAP site, inclusive of "BCC 650 SMA" and "BCC AP".
c. Sufficiency Letter from the City of Miami, Office of Transportation for the amended SAP
site, inclusive of "BCC 650 SMA" and "BCC AP".
d. Final determination of Public School Concurrency and Capacity Reservation.
e. Conservation Assessment Report (project is located within a high Archeological
Probability Zone).
f. Proof of compliance with conditions established by the following department or agencies:
• City and County Public Works Departments
• Miami -Dade County Water and Sewer
• Miami -Dade County Traffic Engineering Division
• Florida Department of Transportation (FDOT)
14) The Applicant shall propose specific resilience measures that will apply to the SAP given the
project's location in the Coastal High Hazard Area. Those measures shall be reviewed by the City
of Miami Office of Resilience prior to City Commission second reading.
15) The Brickell City Centre 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 by SAP Permit and approved 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.
16) 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 developed in compliance with Miami 21, Article
9, which addresses design details for the land occupying future phases of this Project in the event
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3RD Amendment
Page 14 of 16
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.
17) The Applicant, owner, or successor shall comply with the recommendations of the Urban
Development Review Board (UDRB).
18) The Applicant, owner, or successor shall comply with the recommendations of the Coordinated
Review Committee (CRC).
19) All art installed in Civic Spaces shall be reviewed and approved through the Public Art Division.
20) The Applicant, owner, or successor shall obtain a certificate to dig prior to any ground disturbing
work.
21) The proposed SAP, inclusive of "BCC 650 SMA" and "BCC AP", is located within the Downtown
Development of Regional Impact (DDRI) area. DDRI fees will be calculated based on final
program. DDRI credits for "BCC 650 SMA" and "BCC AP" may be reserved upon approval of this
amendment; but without exception, all fees must be paid prior to the issuance of any building
permit.
22) The Applicant, owner, or successor shall meet conditions identified in this Ordinance, with the
SAP and all applicable local, state, and federal regulations.
23) Within 90 days of the effective date of this Ordinance, record a certified copy of the amended
Development Agreement specifying that the Development Agreement runs with the land and is
binding on the Applicant, its successors, and assigns, jointly or severally.
Reaulatina Plan Conditions
24) Article 4, Table 5, Building Function: Parking and Loading of the Regulating Plan shall permit a
reduction in required loading berths by SAP Permit to be accompanied by a loading feasibility
study.
25) Section 5.6.1.i. Building Disposition (T6) of the Regulating Plan shall require a cross -block Paseo
providing a clear path of a minimum of ten (10) feet in width for the "BCC 650 SMA" and "BCC
AP" development sites from SW 7 Street to S. Miami Avenue (southbound), and from S. Miami
(southbound) to SW Miami Avenue Road, respectively. The Paseo shall be lined with active uses
having frequent doors and windows and any deviations shall be approved by SAP Permit.
26) Section 5.6.2.f Building Configuration (T6) of the Regulating Plan shall permit loading access from
all Frontages by SAP Permit. Architectural treatments applied to exposed spaces shall create a
finished appearance.
27) Section 5.6.4.a. Parking Standards (T6) shall permit above ground parking to extend into the
Second Layer by SAP Permit, if an art, glass treatment or Architectural Treatment, of a design to
be approved by the Planning Director, with the recommendation of the Urban Development
Review Board (U DRB), is provided for one hundred (100%) percent of that portion of the Pedestal
Facade.
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3RD Amendment
Page 15 of 16
28) Section 5.6.5.b. Architectural Standards (T6) of the Regulating Plan shall permit display windows
to count towards up to twenty-five percent (25%) of the ground level transparency requirement by
SAP Permit.
29) Article 4, Table 6 Frontages of the Regulating Plan shall permit an Arcade Frontage with a
minimum width of 8' in the BCC 650 SMA development site only.
Development Agreement Conditions
30) The Development Agreement shall incorporate an "Archeology" section as conditioned by the
Preservation Office pursuant to Chapter 23 of the City of Miami's Code of Ordinances and the
Secretary of Interior Standards and attached hereto as "Attachment E".
31) Section 8 of the Development Agreement shall be revised to eliminate the "Fire Station" and
"Landscaping and Hardscaping Improvements at the Miami Avenue Roundabout" language
related to public benefits.
32) Section 11 of Development Agreement shall limit the Retail Specialty Center designation of "BCC
650 SMA" to four (4) Alcohol Service Establishments and one (1) Liquor Package Store,
consistent with Chapter 4, of the City of Miami's Code of Ordinances, as amended. he "BCC AP"
building site shall be entitled to two (2) Alcohol Service Establishment and one (1) Liquor Package
Store, consistent with Chapter 4, of the City of Miami's Code of Ordinances, as amended, and all
the establishments allowed in "BCC AP" shall be approved by SAP Permit.
33) The Applicant, owner, or successor shall provide a single, amended Development Agreement for
the SAP in accordance with Article 3, Section 3.9.1.f. of Miami 21.
Jac line Es
Chief�oef Lang Development
Attachment A: Legal Description
Attachment B:
Regulating Plan
Attachment C:
Design Guidelines
Attachment D:
Concept Book
Attachment E:
Preservation Office Condition
Rev. 10/17/18
File ID No.4886
BCC SAP 650 SMA & AP
BCC SAP 3R1 Amendment
Page 16 of 16
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AERIAL
FILE ID: 4886
SPECIAL AREA PLAN (SAP)
N ADDRESSES: 19 SW 6 ST, 500 S MIAMI AV, 11-55 SW 7 ST &
622-640 S MIAMI AV, 42 SW 6 ST, 614 S MIAMI AV, AND 602 S MIAMI AV
0 62.5 125 250 Feet Subject Property