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HomeMy WebLinkAboutAnalysis and MapsOp N �� City of Miami Land Development Division _A. Planning Department ANALYSIS FOR SPECIAL AREA PLAN "Miami Produce" File ID PZ -18-126 Applicant Miami Produce Center, LLC Location 2140 NW 12 Avenue, 1243 NW 21 Street, and 1215 NW 21, Miami, Florida 33127 Commission District District 1 (Wilfredo "Willy" Gort) NET District Allapattah Neighborhood Enhancement Team (NET) Planners Kevin Martin, Planner II Elia Sorice, Planner II A. GENERAL INFORMATION REQUEST: In accordance with Article 3, Section 3.9, and Article 7, Section 7.1.2.8, of Miami 21, the Miami Produce, LLC (the "Applicant") requests a Special Area Plan (SAP) designation effectively rezoning the property and modifying the zoning regulations. The property is currently designated as "D2" District Zone — Industrial Transect Zone and the Applicant requests Change of Zoning to "76-8-127" state the specified request). Additionally, the Applicant proposes to amend the Future Land Use Map (FLUM) designation; from an Industrial to a General Commercial designation. The companion application is File ID No. PZ -18-263. The proposed Special Area Plan includes a single property, approximately 8.25 acres, located at 2140 NW 12 Avenue. Miami Produce introduces a mix of commercial and residential uses including; lodging, educational, retail, office, multi -family, and co -living units. B. BACKGROUND The Applicant owns the 8.25 -acre (359,661 square feet) property located at 2140 SW 12 Avenue, 1243 NW 21 Street, and 1215 NW 21 Street in Allapattah. Comprised of a single parcel measuring approximately 560 feet north to south and 540 feet east to west, the site is bounded by NW 22 Street to the north, NW 21 Street to the south, NW 12 Avenue and the elevated Metrorail to the east, and NW 13 Avenue to the west. The Property's legal description is on file with the City of Miami's Hearing Boards Division, and incorporated into this application. File ID No. PZ -18-126 Miami Produce SAP Page 1 of 23 The Property is developed with three industrial warehouses of the current Miami Produce Center which, collectively, have operated as a produce market at this location since the 1930s. The Applicant intends to repurpose the existing warehouses through the development of the SAP. The current use of the Property is characteristic of the surrounding neighborhood which is comprised of one to two story warehouses, distribution centers, and commercial uses. The Santa Clara Apartments and Santa Clara Metrorail Station are located directly south of the Property across SW 21 Street. �6" N W"22 NDffER11111111111111111111 NW220D ST Santa Clara �jy Apartments 0, UFO . Miami Produce SAP NW21ST-TER�� =low V 4V1k ' �R- F 1L0 W950 WIN' rf T ' R _ Santa Clara M'" Metrorail Station Figure 1- Miami Produce SAP Context Unique to the proposed SAP is its location within Allapattah's industrial district. Dating back to the 1930s, this industrial corridor stretches parallel to the historic Seaboard Coast Line and the Miami River and was created to serve the growing Miami metropolitan area. A major service along the corridor was a farmer's cooperative, located on the present-day Miami Produce Center site, which facilitated the distribution of goods along the Seaboard Coast Line. In 1947, the Dade County Growers Cooperative Marketing Association was founded on the proposed SAP site. With a direct connection to the Seaboard Coast Line, the Cooperative distributed produce from local and international farms to South Florida. In 1948, the Cooperative upgraded its facilities to include additional retail units, an office building, and a restaurant. Although the site has operated in the same manner since its inception, produce is no longer delivered by the Seaboard Coast Line but by semi -trucks arriving daily from across the country. File ID No. PZ -18-126 Miami Produce SAP Page 2 of 23 Entitlement History On October 26, 2018, the Office of Zoning issued a Waiver Final Decision (File ID No. 2018-0163) for the proposed SAP property to allow for a nine -percent (9%) reduction in the minimum 9 -acre requirement established in Miami 21, Article 3, Section 3.9 for a Special Area Plan. Pursuant to Article 7, Section 7.1.2.5.a.28, "Waivers up to 10% of any particular standard of [Miami 21] except Density, Intensity and Height, may be granted when doing so promotes the intent of the particular Transect Zone where the proposal is located; is consistent with the guiding principles of this Code; and there is practical difficulty in otherwise meeting the standards of the Transect Zone..." A reduction from 9 acres to 8.25 acres was requested, "to overcome practical difficulties that prevent an assemblage of parcels 9 acres or greater at this location and to facilitate the development of the Miami Produce SAP," as described in a Letter of Intent dated June 1, 2018. The Office of Zoning reviewed the request and found it consistent with the requirements of the Miami 21 Code. On November 8, 2018, the Miami Produce SAP application was submitted through ePlan Review with the approved Waiver to reduce the required size of the SAP from nine acres to 8.25 acres, attached. Miami Produce SAP Proposal As a pedestrian and Transit -Oriented Development (TOD), the Miami Produce SAP proposes to increase density and intensity volumes to promote a mix of commercial and residential uses including lodging, educational, retail, office, multi -family, and co -living units that leverage the accessibility and proximity to the Santa Clara Metrorail Station which directly abuts the southeast portion of the Property across NW 21 Street. The SAP, in its entirety, is within a quarter mile walk of the Santa Clara Station which is ideal for a TOD walkshed. Figure 2 - Excising Transit Stop Along NW 12 Avenue Figure 3 - Excising Transit Santa Clara Metrorail Station File ID No. PZ -18-126 Miami Produce SAP Page 3 of 23 Integral to the project design is the adaptive reuse of three produce warehouses to create a vibrant public realm while retaining the neighborhood's industrial character. Public Open Space at ground level and a pedestrian/vehicle promenade aligned with NW 21 Terrace facilitate thru-site connectivity and promote the use of public transportation. The proposed Miami Produce SAP entitles the property to the following: • An overall masterplan for a mixed-use TOD. • A rezoning from the "D2" Industrial District Transect Zone to the 76-12-0" Urban Core Transect Zone allowing for new Density and intensity appropriate for TOD development. • Modifications to the Article 4, Table 3 Use Chart to permit Manufacturing -Enabled Retail, Art Galleries, Co -Living Residences, and Urban Gardens. • Modifications to underlying Transect Zone regulations including but not limited to: vehicular and bicycle parking, building disposition and configuration, architectural standards, height, and loading requirements. • Modifications to fagade screening requirements allowing second layer. • Modifications eliminating setbacks above the eighth story. • Establishing regulations for alterations and expansion of reconstruction of Nonconforming Structures. • Establishing procedures for Miami Produce SAP permits. for exposed parking within the Nonconforming Structures and Below is a basic approximate comparison of existing entitlements and requested entitlements: Table No.1: MIAMI PRODUCE SAP DEVELOPMENT DATA File ID No. PZ -18-126 Miami Produce SAP Page 4 of 23 MIAMI PRODUCE SAP DEVELOPMENT DATA LOT AREA 8.25 acres (359,661 sf) Existing Zoning Proposed Zoning Proposed Program ZONE D2 T6-12-0 / SAP T6-12-0 / SAP DENSITY 0 du/ac 150 du/ac 145 du/ac Total Max. Units N/A 1,237 units' 1,200 units' HEIGHT Minimum N/A 2 stories - Maximum 8 stories 20 stories2 20 stories Maximum Benefit Height N/A N/A N/A FLOOR LOT RATIO (FLR) Base FLR N/A 2,877,288 sf (8.00) 1,355,500 sf (3.77) Bonus FLR N/A 863,186 sf (30%) - Total FLR N/A 3,740,474 sf - OPEN SPACE Open Space 17,983 sf (5%) 35,966 sf (10%) 48,831 sf (13%)3 Civic Space N/A 17,983 sf (5�%) 57,129 sf (15.8%)3 File ID No. PZ -18-126 Miami Produce SAP Page 4 of 23 1. Total number of units includes conditioned maximum 600 units of Co -Living Residence, as defined in Section 1 of the Regulating Plan. Pursuant to Section 1.1 of the Regulating Plan, "each individual room within a Co -Living Residence shall count towards 0.25 of a Dwelling unit." 2. The proposed T6-12-0 / SAP Transect Zone permits a maximum height of 20 stories By Right. T6-12-0 permits a maximum height of 12 stories By Right with eight stories of additional height available by participating in the City's Public Benefits program. 3. Constitutes Open Space and Civic Space Types at ground level and open to the sky. Total Open Space proposed is 138,762 sf pursuant to Sheet B3 of the Concept Book. C. FUTURE LAND USE MAP (FLUM) AND ZONING DESIGNATION The existing Future Land Use Map (FLUM) designation for the Miami Produce SAP property is "Industrial" which is intended for manufacturing, assembly, and storage activities. Residential uses are not permitted in areas designated "Industrial" except for rescue missions and liveaboards in commercial marinas. As a result, the SAP application includes a companion FLUM amendment (File ID No. PZ -18- 263) changing the Future Land Use designation from "Industrial" to "General Commercial." This designation would allow the introduction of residential uses and a density increase from 0 du/ac to 150 du/ac. LIGHT F - INDUSTRIAL LIGHT Figure 4 - Existing FLU Designation: Industrial Figure 5 - Proposed FLU Designation: General Commercial Pursuant to the Miami 21 Zoning Atlas, the existing zoning classification for the Miami Produce SAP is "D2" Industrial District Transect Zone. The requested change in zoning is to the "76-12-0" Urban Core - Open Transect Zone, as shown in Figures 4 and 5, below. File ID No. PZ -18-126 Miami Produce SAP Page 5 of 23 DI ■ . 2 D2 . �NW 22ND ST10 v _ ..:�_.... � TE }: 2 n1v 2151 S1 76.8-0 D1 78.8-0 ❑ t 1:W 20TH ST Figure 6 - Existing Zoning Designation: TT Industrial District Transect Zone D. ANALYSIS E i c D1 NW 72ND ST NW 21ST ST 1 T6AA ❑ j I D7 NW WTH ST Figure 7 - Proposed Zoning Designation: "T6-12-0" Urban Core Transect Zone The Regulating Plan and Concept Book, reinforced by the required Development Agreement, provide regulations and design standards for future development of the Miami Produce Special Area Plan on the site. Coordinated Review Committee In determining the appropriateness of the proposed Miami Produce Special Area Plan, the Planning Department referred this proposal for additional input and recommendation to: • Allapattah Neighborhood Enhancement Team (NET) Office • City of Miami Office of Zoning • City of Miami Office of Capital Improvements and Transportation • City of Miami City Attorney's Office • City of Miami Public Works Department • City of Miami Building Department • City of Miami Parks Department • City of Miami Fire Department • City of Miami Office of Environmental Resources • City of Miami Office of Historic Preservation • City of Miami Division of Art in Public Places • Miami Parking Authority • Miami -Dade County Water & Sewer Department File ID No. PZ -18-126 Miami Produce SAP Page 6 of 23 • Uliami-Dade County Regulatory and Economic Resources Department • Miami -Dade County Public Works • Florida Department of Transportation 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 September 10, 2018. Recommendations from the listed departments and agencies have been considered in the recommendations of this report. Urban Development Review Board (UDRB) The proposed Miami Produce SAP was presented to the Urban Development Review Board (UDRB) for consideration on October 17, 2018. Staff discussed the remaining comment, primarily regarding the limited proposed streetscape design. The UDRB directed staff and the Applicant to work together on a suitable design. The application has been altered to include an extensive streetscape design throughout the development. The UDRB passed a Resolution recommending approval, to the Planning Director, by a vote of 3 to 0. Miami 21: Section 3.9 - Special Area Plan Criteria The following is a review of the request pursuant to the Special Area Plan criteria under Article 3, Section 3.9 and Section 3.9.1 and Article 7, Section 7.1.2.8 of the Miami 21 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. 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 Miami Produce Special Area Plan consists of approximately 8.25 acres. Pursuant to Article 7, Section 7.1.2.5.a.28, the SAP Property was issued a Waiver (File ID No. 2018-0163) by the Office of Zoning to allow for a nine -percent (9%) reduction in the minimum nine -acre requirement established in Article 3, Section 3.9 for a Special Area Plan. The Office of Zoning reviewed the request and found it consistent with the requirements of the Miami 21 Code. The approved Waiver is attached. Findings: Criteria 2 Consistent. Section 3.9.1.b: "A Special Area Plan shall be approved by the process of rezoning with or without Transect Changes." File ID No. PZ -18-126 Miami Produce SAP Page 7 of 23 Analysis: The Special Area Plan requests a change in zoning from the "D2" Industrial District Transect Zone to the 76-12-0" Urban Core -Open Transect Zone. The proposed SAP effectively rezones the property by extending the Urban Core -Open Transect Zone designation of neighboring properties. The property directly south of the proposed SAP is currently zoned 76-8-0" Urban Core -Open Transect Zone. 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: The proposed Concept Book for Miami Produce assigns thoroughfares, Civic Spaces, and Transect Zones that will regulate the site's development. The proposed T6-12-0 Transect Zone, with a maximum height of 20 stories, provides an appropriate transition to the surrounding context; the abutting property to the south is developed with a 16 -story multi- family structure. A T6-12-0 Transect Zone designation will introduce a mix of uses to the site including high density residential uses. The introduced uses further the intent of Miami 21 by creating a mix use project directly adjacent to a mass transit station. The SAP proposal clearly identifies three large Civic Spaces, depicted in Sheet B9 of the Concept Book. The proposed design dedicates approximately 57,129 square feet (1.31 acres) of the ground level as Civic Space. Sheet B22 of the Concept Book identifies and illustrates the expanded streetscape design along NW 21 and 22 Streets. The Property's north frontage along NW 22 Street has been adjusted to improve the existing streetscape while maintaining the existing warehouse structure. The modified Frontage conditions ensure that the First Layer extends to the ground level Building Facades. The alterations to the streetscape design along NW 22 Street is clearly illustrated on Sheets B22, C5, L10, and L11. Findings: Conditionally consistent. Refer to Conditions #28, #29, #32, and #33. 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 Miami Produce SAP proposal includes a map identifying public Thoroughfares in addition to a proposed private road. The proposal introduces a privately -owned road in alignment with NW 21 Terrace that will be open to the public and designed cohesively with other streetscapes. The SAP application also includes a map identifying the proposed Transect Zone, "76-12" Urban Core Transect Zone. The enclosed Regulating Plan identifies all deviations from Article 1, Article 4, Article 5, Article 6, Article 7, and Article 10 of Miami 21. File ID No. PZ -18-126 Miami Produce SAP Page 8 of 23 The SAP proposes modifications to Article 5, Section 5.6.4.d. and Section 5.6.4.e. to allow exposed parking within the Second Layer where a Liner Building, Streetscreen, or art or glass treatment is normally required. Exposed parking does not meet the intent of Miami 21; however, it is in character with the historical industrial nature of the Allapattah neighborhood. Staff has taken measures to limit the amount and location of exposed parking, as shown on Sheet B21 of the Concept Book. Similarly, the height of exposed parking is conditioned to a maximum of 35 feet, consistent with what is shown in the Concept Book. Findings: Conditionally Consistent. Refer to Conditions #21, #22, #23, #27, #30, and #31. 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 Miami Produce SAP area is approximately 359,661 square feet (8.25 acres), which results in a requirement of 17,983 square feet (minimum) to provide 5% of Civic Space. The SAP proposes three large Civic Spaces, depicted in Sheet B9 of the Concept Book. The heavily landscaped Civic Spaces introduce quality open spaces to the area. All three Civic Spaces are located at ground level, publicly accessible through pedestrian passageways and adjacent thoroughfares. In totality, the Miami Produce SAP provides 15.8% (57,129 square feet) of Civic Space; exceeding the minimum Civic Space requirement of 5% by 10.8% percentage over the required 17,983 square feet). Findings: Conditionally consistent. Refer to Condition #1. Criteria 6 Section 3.9.1.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. Staff has reviewed the Development Agreement and conditioned amendments. Staff proposes revising the agreement Section 18.b to include an Affordable Housing commitment, an increased Workforce Housing percentage, and revising Co - Living housing count to match Density calculations. Staff proposes revising Section 18.c to incorporate all Transportation Control Measures listed within the Miami Produce Special Area Plan — Traffic Impact Analysis in addition to File ID No. PZ -18-126 Miami Produce SAP Page 9 of 23 a specialty cross walk connection to the Santa Clara Metrorail Station and transit stop amenities along NW 12 Avenue. Findings: Conditionally consistent. Refer to Conditions #42, #42, #44, #45, #46. 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) reviewed the Miami Produce SAP on September 10, 2018 and provided comments on the proposal. The CRC comments have been addressed by the Applicant through resubmittals. The Miami Produce SAP will be regulated by the submitted, and attached, Concept Book and Regulating Plan. The Concept Book was prepared by Bjarke Ingles Group and Kimley Horn, entitled "Miami Produce — SAP Zoning Submission" and is composed of 80 pages. No building was specifically approved as part of the Miami Produce SAP, no Building Permits have been issued. Findings: Consistent. Criteria 8 Section 3.9.1.1h: 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: The SAP application introduces a differentiation of the Thoroughfares between Primary streets and Secondary streets as illustrated within Concept Book - Sheet B7 "Frontage Diagram." The SAP proposes an A -Grid designation for NW 12 Avenue, NW 21 Street, and NW 13 Avenue. The A -Grid designated frontages will support pedestrian connectivity by introducing a quality streetscape design by incorporating wide sidewalks, pedestrian amenities, and street trees. The SAP designates NW 22 Street as the only B -Grid frontage. The secondary frontage includes a vehicular drop off area along NW 22 Street. File ID No. PZ -18-126 Miami Produce SAP Page 10 of 23 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: The proposed Miami Produce SAP maintains the standard Miami 21 language requiring a minimum of 70% transparency along the ground level for all new structures. The existing Non -Conforming Structures will be regulated by a minimum of 30% clear glazing requirement. The proposed ground floor Frontage along NW 22 Street will vastly improve the current conditions as illustrated on Sheets B22, L10, and L11 of the Concept Book. The inclusion of ground level Civic Spaces will also widely alleviate and improve the current Frontage along the site's perimeter. Or comparison, the image below shows the existing condition along NW 22 Street. The Concept Book Sheet L10 excerpt illustrates the proposed condition. Figure 8- Current Streetscape Condition along NW 22 Street File ID No. PZ -18-126 Miami Produce SAP Page 11 of 23 %.It``1 tib; , xrrnxosmeer '<�:J Figure 9- Proposed Streetscape Condition along NW 22 Street Findings: Conditionally consistent. Refer to Conditions #28, #32, #33, and #37. 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: The Miami Produce SAP does not include Gallery or Arcade Frontages. Findings: N/A 3.9.h.4: Build -to -lines that differ from Transect Zone Setback requirement. Analysis: The SAP's proposed build -to -lines differ from the Transect Zone setback requirements on multiple frontages. The subject property currently includes three existing Non -Conforming Structures that will be incorporated into the Special Area Plan design program. The Non - Conforming Structures differ from the build -to -lines for the designated T6-12-0 Transect Zone. File ID No. PZ -18-126 Miami Produce SAP Page 12 of 23 Article 7, Section 7.2.3 of the Regulating Plan regulates the alteration of the existing warehouse structures to accommodate the SAP and ensure adequate space is provided for pedestrian circulation; the altered structures will be setback 10 feet from the Base Building Line along NW 12 Avenue and NW 13 Avenue, consistent with minimum Miami 21 development standards. Along NW 22 Street, the build -to -line will be consistent with the existing warehouse structure, resulting in a wider streetscape area at ground level to improve walkability and mobility throughout the site. Sheet B22 of the Concept Book clearly depicts the proposed build -to -lines which differ from the setbacks required in the T6-12-0 Transect Zone. This modified Frontage condition, which requires a minimum setback of 15 feet on the ground level and 10 feet for upper levels, ensures a high-quality streetscape from the Base Building Line to ground level Building Facades. Findings: Conditionally consistent. Refer to Conditions #28, #29, #35, #36, and #37. 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 current configuration of the subject property results in two terminated vistas; the termination of NW 21 Terrace at its intersection with NW 13 Avenue, and the termination of NW 21 Terrace and its intersection with NW 12 Avenue. To improve connectivity, he proposed site plan eliminates the existing thoroughfare terminations. The Miami Produce SAP proposes extending NW 21 Terrace through the site. The proposed private road will function as an extension of the public right-of-way improving connectivity throughout the area. The proposed buildings are designed to connect across the private road providing a defined vista above an extended thoroughfare. Findings: Conditionally consistent. Refer to Condition #45. 3.9.h.6: A Pedestrian Passage, requiring a minimum ten (10) foot wide pedestrian access be reserved between Buildings. Analysis: The proposed site plan for Miami Produce SAP provides exceptional pedestrian connectivity and access by providing ground floor open spaces and Pedestrian Passageways. The proposed ground floor programing includes three substantial Civic Spaces providing pedestrian connections through the site from NW 12 Avenue and NW 13 Avenue. In addition to the civic spaces, the site provides east -west pedestrian connections along NW 21 Street and NW 22 Street with a quality streetscape design, as depicted throughout the Concept Book. The site's proposed north -south pedestrian connectivity is clearly illustrated on Sheet B14 Public Access Pian of the Concept Book. The SAP site pian proposes pedestrian passageways as follows: three to be integrated into the northern existing structure, two on File ID No. PZ -18-126 Miami Produce SAP Page 13 of 23 the center structure, one at the southern structure, and a substantial gateway on the new construction along NW 21 Street; connecting the site to the Santa Clara Metrorail Station. PUBLIC W NW 72nd St FA . ` WAREHOUSEC,. IIS LIN q.r ti. f � •rn � S • t�j.r F Ao�y,N Figure 10 - Concept Book Sheet B14 - Public Access Findings: Conditionally consistent. Refer to Conditions #32, #33, #35, #37, #39, #41, #45, and #46. 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: N/A. Findings: N/A. 3.9.h.8: Area Design Guidelines. Analysis: The proposed SAP submitted a Regulating Plan and Concept Book guiding the design for all developments within the proposed Miami Produce SAP. The Concept Book includes File ID No. PZ -18-126 Miami Produce SAP Page 14 of 23 several sheets specifically for design guidance including a landscape palette guiding the landscaping design concept, typical sections of streetscape designs tailored to each frontage, architectural renderings illustrating the expected style, among others. Along with the Concept Book, the SAP's design is guided by the Regulating Plan. The Miami Produce SAP's Regulating Plan is tailored specifically to the site's conditions and the SAP's proposal. Findings: Conditionally consistent. Refer to Conditions #24, #25, #26, #27, #28, #29, #30, #31, #32 #33, and #34. 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 capacity, Height, and Density for the Miami Produce SAP encompasses the entire site. Although the allocation is flexible sitewide, the maximum developable height of 244 feet and intensity of 2,877,288, is still within the desirable scale and character for the area. Findings: Conditionally consistent. Refer to Conditions #30, #31, and #47. Miami 21: Section 7.1.2.8 - Amendments to Miami 21 Code 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." Analysis: (a) The SAP application proposes amending the site's Future Land Use Map (FLUM) designation; from an Industrial to a General Commercial designation. The proposed File ID No. PZ -18-126 Miami Produce SAP Page 15 of 23 SAP is consistent with the goals, objectives, and policies, of the Miami Neighborhood Comprehensive Plan as detailed and analyzed in the companion item PZ -18-263. Miami Produce SAP advances numerous Miami 21 goals and objectives: 1. Conserving energy and reducing carbon dioxide emissions through improved Thoroughfare connectedness to encourage walkability, bicycling and transit use. 2. Ensuring that private Development contributes to increased infrastructure capacity, and through building embellishes a pedestrian -friendly public realm of highest ambient quality. The extension of NW 21 Terrace, the addition of various pedestrian connections, extensive bike parking, and its proximity to the Santa Clara Metrorail Station encourage alternative modes of transportation. 3. Neighborhoods and Urban centers should be compact, pedestrian -oriented and Mixed -Use. Density and Intensity of Use should relate to degree of transit service. 4. Appropriate building Densities and land uses should occur within walking distance of transit stops The proposed SAP incorporates a mix of uses throughout the SAP site. As depicted throughout the Concept Book, the development includes lodging, retail, office, educational, recreational, and residential uses within a compact and walkable site. The high residential density and mix of uses is ideal for a transit -oriented development. Miami Produce SAP is directly across from a mass transit station and other transportation alternatives, appropriately in relation to the density and intensity of use. 5. A range of Open Space, including Parks, Squares and Playgrounds, should be distributed within Neighborhoods and urban centers. 6. Increasing tree canopy. The Miami Produce SAP introduces substantial, and highly necessary, open spaces. As illustrated within the Concept Book, the SAP will dedicate of 57,129 square feet of Civic Space throughout the site. In addition, the Miami Produce will vastly increase the site's tree canopy as depicted in Concept Book Sheet L3: Overall Development Plan with Canopy. (b) Miami Produce SAP proposal is in response to various changing conditions within the area, citywide, and beyond. The SAP establishes a transit -oriented development with innovative housing options led by changing perspectives on Co -Living housing arrangements, transportation preferences, and economic conditions. Findings: Conditionally consistent. Refer to Conditions #19, #36, #38, #39, #40, #41, #45, and #46. File ID No. PZ -18-126 Miami Produce SAP Page 16 of 23 Criteria iu: 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". Analysis: The Miami Produce SAP proposes changing the site's D2 Transect designation to a T6 Transect designation through the SAP process. The proposed T6-12-0 Transect Zone further advances the intent of Miami 21 (Section 2.1.2), its Transect Principles (Section 2.1.3), and the established Community Guiding Principles (Section 2.1.3.2) as identified in Criteria 9, above. The proposed development provides proper transition in intensity and scale. The proposed increased residential density is properly located adjacent to mass transit. The proposed scale transition is appropriately compatible with the adjacent properties. The Miami Produce proposed building massing is consistent with other commercial properties in the area. Through the requested change in zoning, the Miami Produce SAP is entitled to a maximum height of 20 stories and a Floor Lot Ratio (FLR) of eight (8.0). The bonus FLR and Height permitted in the SAP have been achieved through the public benefits proffered in the Development Agreement. Findings: Conditionally consistent. Refer to Condition #47. Criteria 11: 7.1.2.8f.3: "Special Area Plans shall be adopted by rezoning pursuant to the provisions of Section 3.9". Analysis: In reviewing the proposed Miami Produce Special Area Plan, the Planning Department has determined that the proposal is consistent with the requirements established by Miami 21 Section 3.9: Special Area Plans. The proposal advances the goals and objectives of Miami 21 and the Miami Neighborhood Comprehensive Plan, as detailed in Criteria 1-8 above. Findings: Consistent. E. CONCLUSION The Applicant's submitted materials and analysis provided as part of the Miami Produce SAP application is consistent with the intent of Miami 21, the Miami Comprehensive Neighborhood Plan, and other relevant city regulations. F. RECOMMENDATION Pursuant to Article 3 and Article 7 of Miami 21 (Ordinance 131141, as amended and the aforementioned findings, the Planning Department recommends Approval with conditions of the Miami Produce SAP. File ID No. PZ -18-126 Miami Produce SAP Page 17 of 23 G. CONDiTIONS Based on analysis and findings, the Planning Department recommends Approval of the Miami Produce SAP Amendment with the following conditions: 1) The development shall be substantially in accordance with the Concept Book entitled "Miami Produce — SAP Zoning Submission" as prepared by Bjarke Ingles Group and Kimley Horn. The Concept Book consists of 80 pages. 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. 3) 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. 4) 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. 5) 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. 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, owner, or successor shall follow the provisions of the City's Minority Women Business Affairs and Procurement Program as a guide, as applicable. 9) 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 File ID No. PZ -18-126 Miami Produce SAP Page 18 of 23 b. Record in the Public Records a Unity of Title or a covenant in lieu of a Unity of Title, applicable, subject to the review and approval of the City Attorney's Office. 10) 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 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. 11) As applicable, Miami Produce, 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. 12) 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. b. Sufficiency Letter from the City of Miami, Office of Transportation for the amended SAP site. c. Final determination of Public School Concurrency and Capacity Reservation. d. Conservation Assessment Report e. 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) 13) 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 that the future phases are not developed, said plan shall include a proposed timetable and shall be Subject to Yeview and approval by the Dlanning Director . File ID No. PZ -18-126 Miami Produce SAP Page 19 of 23 14) The Applicant, owner, or successor shall comply with the recommendations of the Urban Development Review Board (UDRB). 15) The Applicant, owner, or successor shall comply with the recommendations of the Coordinated Review Committee (CRC). 16) The Applicant, owner, or successor shall obtain a Certificate to Dig prior to any ground disturbing work. 17) The Applicant, owner, or successor shall meet conditions identified in this Ordinance, with the SAP and all applicable local, state, and federal regulations. 18) 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. 19) Article 1: Section 1.1 Definitions — The Co -Living Residence definition shall incorporate a maximum of 600 Co -Living Units throughout the SAP. 20) Article 1: Section 1.1 Definitions — The "Layer, First" definition shall reference the Concept Book Layer Diagram and Layer Section. 21) Article 5: Section 5.6.2.f Shall be revised to read "Service Entries shall be within the Third Layer. Service areas shall be internal to the building. " 22) Article 5: Section 5.6.2.g Shall be revised, removing the last sentence as shown below: Building Heights shall be measured in Stories and shall conform to Article 4, Table 2 and be al- located as required in Illustration 5.6. First -floor elevation shall be at average Sidewalk grade. A first level Residential Function or Lodging Function should be raised a minimum of two (2) feet and a maximum of three and a half (3.5) feet above average Sidewalk grade. *isttng one tGFY be eplaFged-. 23) Article 5: Section 5.6.4 Parking Standards (T-6) — shall include language limiting the maximum height of exposed parking allowed. Section 5.6.4.d shall read as follows: Primary Frontage. All parking, including drop-off drives and porte-cocheres, open parking areas, covered parking, garages, and off-street Loading Spaces and service areas shall be located within the Third Layer and shall be masked from the Frontage by a Liner Building or Streetscreen as illustrated in Article 4, Table 8, with the exception of parking located within the exposed parking zone depicted on Sheet B21 of the Concept Book which may be exposed above the ground floor. Exposed parking shall not exceed 35 feet in height for any portion of the Fagade. Parking may extend into the Second Layer above the first (1) top rtor- glass tFeatment, ^f with a design to be approved by the Planning Director, with the recommendation of the Urban Development Review Board, is provided for- ene hundred (400%) neFee t of that .onion of the Pedest i Fn Headlights shall be concealed from File ID No. PZ -18-126 Miami Produce SAP Page 20 of 23 lateral view Section 5.6.4.e shall read as follows Secondary Frontage. All parking, open parking areas, covered parking, garages, off-street Loading Spaces and service areas shall be located in the Third Layer and shall be masked from the Frontage by a Liner Building or Streetscreen for a minimum of fifty percent (5094o) of the length of the frontage or height of the pedestal, with the exception of parkinq located within the exposed parkinq zone depicted on Sheet B21 of the Concept Book, which may be exposed above the -ground floor. Exposed parking shall not exceed 35 feet in height, for any portion of the Facade. Above ground Parking may extend into the Second Layer beyond fifty percent (50%) of the length of the frontage or height of the Pedestal, , if an a14 e glass treatment o with a design to be approved by the Planning Director is-re-vided for that portion of the pedestal facade. Headlights shall be concealed from lateral view 24) Concept Book Sheet B8 shall be revised to reflect the proposed layer condition. The sheet shall be consistent with layer designation shown on Sheet B22. 25) Concept Book Sheet B16 shall be revised to show the correct right of way (ROW) condition and proposed streetscape. 26) Concept Book Sheet 1317 shall be revised to show the correct visibility triangles (scaled and dimensioned) in accordance with Article 4: Illustration G of Miami 21. 27) Concept Book Sheet B21 shall be revised, reducing the "Allowed Exposed Parking Zone" to match parking condition shown throughout the plan set. The area shall not include areas above open spaces. 28) Concept Book Sheet B22 shall be revised to show the correct ROW condition and proposed streetscape. 29) Concept Book Sheet C1 shall be revised to show all utility connections internalized. 30) Concept Book Sheet D1 shall be revised to show accurate floor count. Each exposed parking level counts as a story. 31) Concept Book Sheet D5 shall be revised to show accurate floor count. Each exposed parking level counts as a story. 32) Concept Book Sheet L5 shall be revised to show the correct ROW condition and proposed streetscape. 33) Concept Book Sheet L6 shall be revised to show the correct ROW condition and proposed streetscape. 34) Concept Book Sheets E1 through E6 shall be Clearly marked as "referenre purpoCes only" All signage will be reviewed under a separate Special Sign Package Warrant. File ID No. PZ -18-126 Miami Produce SAP Page 21 of 23 35) Pedestrian Passageways and additional setbacks along NW 12 Avenue and NW 13 Avenue must be in substantial compliance with Concept Book Sheet C5. 36) Street trees shall be placed in accordance with Articles 8 and 9 of Miami 21 and must be in substantial compliance with Concept Book Sheets C5 and L1. Required street trees shall be shade trees. 37) Pedestrian Passageways and additional setbacks along NW 12 Avenue and NW 13 Avenue must be incorporated into existing, or reconstructed, structures at the time of any introduction of any structural or vertical circulation elements. 38) For Residential, Office, and Educational uses, a minimum of 30%, and a maximum of 50% of the required bike parking spaces shall be internalized. 39) The development must design and build a plaza -like pedestrian passageway across the NW 21 Street ROW, connecting the development with the Santa Clara Metrorail Station. Improvements shall include but not be limited to enhanced paving materials, pedestrian signalization, public art, landscaping, and lighting. Improvements shall be reviewed and approved by the relevant permitting agencies prior to building permit. Crosswalk shall be built upon construction of new buildings along the NW 21 Street Frontage. 40) The development must design and build an enhanced transit shelter along the NW 12 Avenue Frontage, accommodating proper space for the numerous transit routes along NW 12 Avenue. Shelter design shall incorporate a public art component to be reviewed and approved by the Public Art Division prior to issuance of building permits. Shelter shall be built upon construction of new buildings along the NW 12 Avenue Frontage. 41) The applicant shall incorporate all the Transportation Control Measures listed within the Miami Produce Special Area Plan — Traffic Impact Analysis, as listed below: a. Secure bicycle parking spaces b. Transit information throughout the site c. Designated scooter/motorcycle parking d. Carpool parking spaces e. Subsidized transit passes f. Bicycle share station g. Improved sidewalks h. Electric vehicle charging stations. 42) Development Agreement Section 10 shall be revised to reflect new zoning designation as "76-12- 0". 43) Revise Development Agreement Section 18.b to include Affordable Housing commitments. 44) Revise Development Agreement Section 18.b to note that "individual rooms that are part of Co - Living Residences as defined in the Regulating Plan of the SAP shall count as 0.25 of a unit for purposes of compliance with the Workforce Housing." The calculation shall be the same as for density calculation purposes. File ID No. PZ -18-126 Miami Produce SAP Page 22 of 23 45) Revise Development Agreement Section 18.d to include language clarifying that the new private thoroughfare will function as a public thoroughfare, open to the public daily at 24 hours a day. 46) Revise Development Agreement Section 18.c to incorporate all the Transportation Control Measures listed within the Miami Produce Special Area Plan — Traffic Impact Analysis and a specialty cross walk connection to the Santa Clara Metrorail Station. 47) Article 4, Table 2: Miami 21 Summary and Article 5, Illustration 5.6: Urban Core Transect Zone (T6-12) shall be revised, removing additional public benefit bonuses listed under Floor Lot Ratio. The Miami Produce SAP has already increased its Development Capacity by incorporating Public Benefits specific to the site. 48) The development shall incorporate public art along Principal Frontages, at the ends of reconstructed warehouses, and at terminating vistas within the SAP site. All public art shall be reviewed and approved by the Public Art Division prior to issuance of a building permit. File ID No. PZ -18-126 Miami Produce SAP Page 23 of 23 AERIAL FILE ID: PZ -18-126 REZONE .--- -- 1 i,6 NW 22ND TER ol ' NW22ND ST lam � allE ALF. R e 11 1% ' w NW 21ST TER NW"21 W ST-TER'M N21 ST TER N �.� L.. ip r I i*'ft . S �?, � �I � +ao< a .,� ,gyp � , �t #�n•1C. 8 : tit F s, NW 21ST ST r IMM ■ ` . NN• ffllgq M11 ,NI rIN NN � N 0 125 250 500 Feet I SAN. e d _ ADDRESS: 2140 NW 12 AVE MIAMI 21 (EXISTING) ePLAN ID: PZ -18-126 SPECIAL AREA PLAN - ZONE CHANGE D2 T6 -8-O NW 22ND ST NW 21ST ST T6 -8-O NW 20TH ST IN D1 N ADDRESSES: 2140 NW 12 AVE 0 125 250 500 Feet MIAMI 21 (PROPOSED) ePLAN ID: PZ -18-126 SPECIAL AREA PLAN - REZONE D1 D2 NWr22ND ST T6-12-0 LLI NW 21ST TER � N Z �I z D2 D2 NW -21ST -ST 76-8-0 T6-8-0 D1 El NW 20TH ST N ADDRESSES: 2140 NW 12 AVE 0 125 250 500 Feet