Analysis for Major Use Special Permit for the 50 Biscayne Project (fka Columbus Office Tower) located at approximately 50 North Biscayne Boulevard CASE NO. 2004-079 Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami, Florida, the subject proposal for the 50 Biscayne project has been reviewed to approve with conditions, a Substantial Modification to a Major Use Special Permit, Resolution No. No. 04-0111, per Articles 17 and 22 of Zoning Ordinance No. 11000, as amended, for the 50 Biscayne project (formerly known as Columbus Office Tower), located at ap- proximately 50 North Biscayne Boulevard, Miami, Florida, to allow for a change to the original application from a 578-foot, 38-story building comprised of approximately 661,593 sq. ft. of office space, 29,508 sq. ft. of retail space, and 1,260 total parking spaces to a 554-foot, 55-story building comprised of 523 residential units, approximately 15,517 sq. ft. of retail/restaurant, and 722 total parking spaces. This Permit also includes the following requests: SUBSTANTIAL MODIFICATION TO A MAJOR USE SPECIAL PERMIT, per Article 17, Section 1701, and Article 22 of City of Miami Zoning Ordinance 11000, as amended, to allow a change in the original application (substantial modification to previously approved Resolution No. 04-0111) from 661,593 square feet of office floor area to approximately 523 residential units. SUBSTANTIAL MODIFICATION TO A MAJOR USE SPECIAL PERMIT, per Article 17, Section 1701, and Article 22 of City of Miami Zoning Ordinance 11000, as amended, to allow a change in the original application (substantial modification to previously approved Resolution No. 04-0111) from 29,508 square feet of retail floor area to approximately 15,517 square feet of retail/restaurant. SUBSTANTIAL MODIFICATION TO A MAJOR USE SPECIAL PERMIT, per Article 17, Section 1701, and Article 22 of City of Miami Zoning Ordinance 11000, as amended, to allow a change in the original application (substantial modification to previously approved Resolution No. 04-0111) from parking structures consisting of 1,260 spaces to approximately 722 spaces. This Permit also includes the following requests: CLASS II, as per Article 4, Section 401 for approval of signage in the CBD; CLASS II, as per Article 9, Section 927, to allow temporary off-site parking during construction; CLASS II, as per Article 9, Section 908.2 for access from a public street roadway width greater than twenty-five feet; CLASS II, as per Article 4, Section 401, to allow a construction fence and covered walkway; CLASS I, as per Article 9, Section 925.3.8, to allow development/construction/rental signage; CLASS I, as per Article 9, Section 918.2, for parking and staging during construction; Page 1 of 5 CLASS I, as per Article 9, Section 918.2, for parking and staging of offsite parking and construction crews; CLASS I, as per Article 9, Section 920.1, to allow a construction trailer and watchman’s quarters; CLASS I, as pre Article 9, Section 920.1, to allow a trailer(s) for construction and other temporary offices such as leasing and sales; CLASS I, as per Article 9, Section 906.9, to allow for a special event namely a ground breaking ceremony; REQUEST WAIVER FROM CHAPTER 36 OF THE CITY CODE, request for waiver by the City Commission of noise ordinance to allow continuous concrete pours; REQUEST that the following MUSP conditions be required at the time of Temporary Certificate of Occupancy or Final Certificate of Occupancy instead of at the issuance of foundation permit: a. the requirement to record in the Public Records a Declaration of Covenants and Restrictions providing that the ownership, operation and maintenance of all common areas and facilities will be by the property owner or a mandatory property owner association; and b. the requirement to record in the Public Records a unity of title or covenant in lieu of unity of title. Pursuant to Articles 17 and 22 of Zoning Ordinance 11000, approval of the requested Substantial Modification to a Major Use Special Permit shall be considered sufficient for the subordinate permits requested and referenced above as well as any other special approvals required by the City which may be required to carry out the requested plans. In determining the appropriateness of the proposed project, the Planning and Zoning Department has referred this project to the Large Scale Development Committee (LSDC) and the Planning & Zoning’s Internal Design Review Committee for additional input and recommendations; the following findings have been made: • It is found that the City Commission approved Resolution No. 04-0111 on February 26, 2004 for the Master Development Program for the property located at 50 North Biscayne Boulevard. • It is found that the proposed development project will benefit the area by creating new residential opportunities in the Downtown NET District, located on the corners of North Biscayne Boulevard, East Flagler Street, and N.E. 3rd Avenue, across from Bayfront Park and Amphitheater. • It is found that the subject property is located in the “A.L. Knowlton” Plat within the CBD neighborhood of the City. • It is found that the existing zoning designation for the property pursuant to the Zoning Ordinance of the City of Miami, Florida is CBD “Central Business District”. Page 2 of 5 • It is found that the project has convenient access to the Metromover system at the Bayfront Park Station, located approximate1y 1½ blocks south from the subject property, with connections to the Metrorail Stations, for efficient use of existing mass transit systems. • It is found that the proposed density of the project is 405 units per acre, which is below the maximum 1,000 units per acre permitted for the 1.29± net acre site. • It is found that the proposed project is not located in an Archeological Conservation area and is not required to undergo Historic and Environmental Preservation Board (HEPB) review. • It is found that the proposed project was reviewed by the Design Review Committee on June 22, 2004, and the following pertinent comments were made: (1) The Burle Marx paving pattern is not appropriate as an aesthetic device to be applied to the building’s elevations, columns and pool deck. It is an appropriate idea to incorporate the Burle Marx paving pattern from the public sidewalk into the private realm of the building by continuing or abstracting the paving pattern within the building’s lobby, if so desired. However, the committee does not find it appropriate to continue the pav- ing pattern within the loading and vehicular entry areas; (2) Consider collaborating with the Burle Marx firm, based in Rio De Janeiro, in order to receive their input on the possible application of their design ideas into this project. (3) It is inappropriate to provide loading access which requires reversing off of NE 1st St. Incorporate the required loading spaces so that they are accessed from within the garage and load- ing vehicles do not have to reverse to or from the public right of way; (4) Because of the importance of this at the intersection of Flagler Street and Biscayne Boulevard, please modify the garage podium to include liner program with a minimum of 15’ of habitable living or working space for at least the first three floors on all street sides. This will create a more active and attractive façade, and provide eyes on the street; (5) It is critical that parked cars and mechanical systems within the garage be hidden from view. Where parking garage facades will be adjacent to streets, provide details of the materials proposed to cover the garage openings, and indicate how all vehi- cles and vehicular ramps will be concealed from public view. With the exception of the elevation design, the Planning and Zoning Department’s review resulted in de- sign modifications that were then recommended for approval to the Planning and Zoning Director. • It is found that the proposed project was reviewed for design appropriateness by the Urban Development Review Board on July 21, 2004, which recommended approval (UDRB Reso. 7-21-04-8). • It is found that on August 13, 2004, the City’s Traffic Consultant, URS Corp., provided a Review of the Traffic Impact Analysis submitted by the applicant and has found the traffic analysis sufficient. • It is found that a review of the proposed project was provided by Miami-Dade Public Schools on August 17, 2004. The student population generated by this development is estimated at 114 students (based on Census 2000). The schools serving this area of application are Frederick Douglas Elementary - 61% FISH Capacity with the proposed project; Riverside Elementary – 144% FISH; Jose De Diego Middle – 130% FISH; and Booker T. Washington Senior High - 58% FISH. Pursuant to the interlocal agreement, Riverside and Jose De Diego meet the review threshold of 115% and shall need to dialogue with the School Board. Page 3 of 5 • It is found that the project was reviewed by the Large Scale Development Committee on August 17, 2004 to address the expressed technical concerns raised at said Large Scale Development Committee meeting. • It is found that with respect to all additional criteria as specified in Section 1305 of Zoning Ordinance 11000, the proposal has been reviewed and found to be adequate. Based on these findings, the Planning and Zoning Department is recommending approval of the requested Development Project with the following conditions: 1. Meet all applicable building codes, land development regulations, ordinances and other laws and pay all applicable fees due prior to the issuance of a building permit. 2. Allow the Miami Police Department to conduct a security survey, at the option of the Department, and to make recommendations concerning security measures and systems; further submit a report to the Department of Planning and Zoning, prior to commencement of construction, demonstrating how the Police Department recommendations, if any, have been incorporated into the PROJECT security and construction plans, or demonstrate to the Director of the Department of Planning and Zoning why such recommendations are impractical.