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Resolution 94-21023 (2) RESOLUTION NO. 94-21023 A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, WAIVING THE DEVELOPMENT REGULATIONS REQUIRED BY SUBSECTION 6-16 OF ZONING ORDINANCE NO. 89- 2665 IN ORDER TO ALLOW FOR THE CONSTRUCTION OF A FIVE LEVEL PARKING STRUCTURE AND RETAIL STORE COMPLEX ON A SITE LOCATED AT 634-660 COLLINS AVENUE, AS SET FORTH IN ATTACHED EXHIBIT "1"; SAID WAIVER TO BE CONDITIONED UPON THE CITY'S ACQUIRING TITLE TO THE REAR PORTION OF THE SITE AND TO CERTAIN AIR RIGHTS' ABOVE THE FIRST FLOOR LEVEL OF THE SUBJECT PROPERTY. WHEREAS, Ballet Valet,Parking Co. , Inc. wishes to construct a five-level parking structure and new retail store fronts and to reconstruct some existing retail storefronts at a site located at 634-660 Collins Avenue, Miami Beach, Florida, as set forth in Exhibit "1" which is attached hereto; and WHEREAS, on October 12, 1993 the City's Joint Design Review/Historic Preservation Board granted a Certificate of Appropriateness and Design Review Approval to- the project; and WHEREAS, on November 23, 1993 the City's Planning Board granted Conditional Use Approval for construction of the parking structure; and WHEREAS, the approvals must now be amended; and WHEREAS, the Board of Adjustment will be considering Ballet Valet Co. , Inc. 's request for variances for that portion of the site which will not be acquired by the City; and WHEREAS, the City of Miami Beach is seeking to acquire title to the rear portion of the site and to the air rights above the first floor level of the remainder of the subject property in order to allow for construction of the proposed parking structure; and WHEREAS, the City may decide not to acquire the air rights indicated as "C" and may wish to proceed solely with acquisition of the air rights indicated as "B", and with acquisition of title to parcel "A", as depicted on the Site Plan attached as Exhibit "1"; and WHEREAS, pursuant to Subsection 6-12 of Zoning Ordinance No. 89-2665, if the City acquires title to the rear portion of the site and to said air rights above the first floor level of the subject property all areas acquired by the City will be in the Government Use (GU) Zoning District; and WHEREAS, properties located in the GU District are required to comply with the development regulations of the surrounding district, which is Mixed-Use Entertainment (MXE) District for the subject property; and WHEREAS, pursuant to Subsection 6-12 of Zoning Ordinance No. 89-2665 the City Commission, following a public hearing may waive by a five-sevenths (5/7) vote the development regulations otherwise required by the Zoning Ordinance for municipal buildings, uses and sites which are wholly used by and are open and accessible to the general public in the GU District; and WHEREAS, the proposed parking structure which will be constructed in the aforesaid land and air rights to be acquired by the City will, be open and accessible to the general public; and WHEREAS, in order to construct the parking structure it is necessary to waive certain Development Regulations required by Subsection 6-16 of Zoning Ordinance No. 89-2665, including but not limited to those pertaining to height, set backs, floor area ratio and visibility of roof-top additions for the area to be acquired by the City; and WHEREAS, the Administration has recommended that the City Commission waive the MXE Development Regulations in Subsection 6-16 of the Zoning Ordinance, conditioned upon the City's acquiring the aforesaid land and the air rights on the subject property for all areas affected by the waiver and obtaining all approvals from City boards as required by the Zoning Ordinance; and WHEREAS, the proposed project will help alleviate the tremendous shortage of parking in the area and will thereby benefit the public; and WHEREAS, on January 19, 1994 the Mayor and City Commission held an advertised public hearing regarding Ballet Valet Parking Co. 's, request for the above stated waiver of development 2 • regulations and have determined that the development regulations in Subsection 6-16 of The Zoning Ordinance should be waived for all land and air rights acquired by the City and indicated on the Site Plan attached as Exhibit "1" in order to allow for construction of a parking structure and retail store complex at the above-described site located at 634-660 Collins Avenue, as set forth in Exhibit "1" which is attached hereto; said waiver to be conditioned upon the City's acquiring title to the rear portion of the site and to those air rights above the first floor level of the subject property for all areas affected by the waiver and also subject to the project's obtaining all necessary approvals from City boards as required by the Zoning Ordinance. NOW, THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA that the Development Regulations required by Subsection 6-16 of Zoning Ordinance No. 89- 2665, including but not limited to height, set backs, floor area ratio and visibility of roof-top additions are hereby waived for all portions of the site, as set forth in Exhibit "1" hereto, where the City shall acquire title to land or air rights in order to allow for the construction of a five-level parking structure and retail store complex at 634-660 Collins Avenue; said waiver to be conditioned upon the following: 1) The City's acquiring title to the rear portion of the site and to those air rights affected by said waiver above the first floor level of the subject property; 2) The subject project's obtaining all necessary approvals from City boards as required by the Zoning Ordinance; 3) If the City acquires title to the parcel shown as "A" and to the air rights indicated as "B" as shown on the attached Exhibit 3 • "1" but does not acquire the air rights shown as "C" on said Exhibit, then the waiver shall apply to areas "A" and "B" but not to area "C". PASSED and ADOPTED this 19th day January , 1994. ATTEST: YO (Zikt.d\i- CITY CLERK SWS:scf:disk6\wav-6-16.res FORM AP OVED 1. 91_)DEPT BY Date f/ • 4 . • • 1 SITE PLAN 1 STOREY COMM. 3 STOREY RESIDENTIAL 3 STOREY RESIDENTIAL — • 1 STOREY CO M. 5 STOREY RESIDENTIAL L . 2 STOREY COMMERCI 3 STOREY RESIDENTIAL PARKING LOT • • PARKING LOT 4 STOREY RESIDENTIAL . ------.1 3 STOREY RESIDEN11 1 STOREY COMMERCIAL' 4 STOREY RESIDENTIAL II,— ` J 7th STREET (216) , lriF)i . �� O VACANT 1 STOREY COMMERCI = -•...'' . m dl STOREY COMMERCIAL :: 0 iiii liii NI PARKING LOT E.M:gg: 1:111iiiiiiii 11 .... w 1 STOREY COMMERCIAL ni LY ::::. �:::: , sb 2 STOREY COMMERCIAL 'i i i j c 1 STOREY COMMERa k 11€i:' 1 j 14 t:' i 1 ji 1 STOREY COMMERCIAL .; ' : 11 ! ; 1 RECONSTRUCTION 1 STOREY COMMERp ' 'i.i ' ' ; I 3 STOREY RESIDENTIAL ; iA' :a: t 1 STOREY COMMERCIAL 1 STOREY REDSIDEN11AL 1 1 STOREY COMMERCIAL 2 STOREY RESIDENTIAL PARKING LOT _l___3__ l--- 1 STOREY COMMERCIAL 2 STOREY,COMMERCIAL. 1 STOREY COMMERCIAL • 1 STOREY COMMERCIAL I STOREY COMMERCIAL- . 2 STOREY COMMERCIAL I.-- 1 STOREY COMMERCIAL fl CITY OWNERSHIP (proposed) 11:111111' CITY AIR RIGHTS OVER BALLET VALET PROPERTY (proposed) Ei; \ CITY AIR RIGHTS OVER LEO JAMES, INC. 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I l'il_ r r. , 'Ill ) 1 1 L • •..,�s�=:=•isvC�i==�=•_�=•?•�e�-4.- .4.4..i i°iti=i".:..i.ei?i° , 1 • • SOUTH ELEVATION _ 5 SCALE : 1' - 25'-0' • CITY OF MIAMI BEACH NOTICE OF WAIVER OF DEVELOPMENT REGULATIONS ON JOINT-USE OP GOVERNMENT PROPERTY LOCATED AT 634-660 COLLINS AVENUE NOTICE IS HEREBY given that the City Commission of the City of Miami Beach, Florida, will hold a public hearing on Wednesday, January 19, 1994 at 4:00 p.m. in the Commission Chambers, Third Floor, City Hall, 1700 Convention Center Drive, Miami Beach, Florida, to consider waiving the Development Regulations required by Subsection 6-16 of Zoning Ordinance No. 89-2665 in order to allow for the construction of a five-level parking structure and retail store complex at 634-660 Collins Avenue; said waiver to be conditioned upon the City's acquiring title to the air rights above the first level of the proposed parking structure on the subject property. The hearing, requested by Ballet Valet Parking Co. , Inc. , will be held pursuant to Subsection 6-12B of the City's Zoning, Ordinance which allows the City Commission to waive development regulations for certain municipal buildings, uses and sites following a public hearing. INQUIRIES concerning this hearing should be directed to the Planning, Design and Historic Preservation Services Division at 673-7550. ALL INTERESTED PARTIES are invited to attend and will be heard. "Pursuant to Fla. Stat. 286.0105, the City hereby advises the public that: If a person decides to appeal any decision made by this board, agency or commission with respect to any matter considered at its meeting or hearing, he will need a record of the proceedings, and that for such purpose, affected persons may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. This notice does not constitute consent by the City for the introduction or admission of otherwise inadmissible or irrelevant evidence, nor does it authorize challenges or appeals not otherwise allowed by law. " _ Richard E. Brown City Clerk City of Miami Beach • 37 AGENDA ITEM R-3-G- DATE 1 -101-9 • • CITY OF MIAMI BEACH CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH FLORIDA 33139 OFFICE OF THE CITY MANAGER TELEPHONE: (305) 673-7010 FAX: (305) 673-7782 COMMISSION MEMORANDUM NO. -4-32-9-4/ • TO: Mayor Seymour Gelber and DATEJanuary 19, 1994 Members of the City Commission FROM: Roger M. C City Manager SUBJECT: REQUEST FOR THE CITY COMMISSION TO WAIVE DEVELOPMENT REGULATIONS REQUIRED BY SUBSECTION 6-16 . OF THE ZONING ORDINANCE IN ORDER TO ALLOW FOR CONSTRUCTION OF A PARKING STRUCTURE AND RETAIL STORE COMPLEX AT 634 - 660 COLLINS AVENUE. RECOMMENDATION The Administration recommends that the City Commission waive the development regulations otherwise required by Subsection 6-16 of the Zoning Ordinance as set forth in the attached resolution, in order to allow for the construction of a parking structure and • retail store complex at 634 - 660 Collins Avenue presently owned by Ballet Valet Parking Co. , Inc. The waiver would be conditional upon the City's acquiring title to the rear portion of the project site and to the air rights above the first floor level of the property; and also conditional upon the project receiving all necessary approvals from City boards as required by the City's Zoning Ordinance. As an additional option, the project may also include the air rights over the property at 670 Collins Avenue, currently owned by Leo James, Inc. As now contemplated, Ballet Valet' Parking Co. , Inc. will acquire these air rights from Leo James, Inc. and convey them to the City of Miami Beach. (It should be noted that former Commissioner Abe Resnick is a 50% owner together with his son, . James Resnick, who is the other 50% owner of this corporation. ) The waiver for this optional extension of the project would also be conditional upon the City's acquiring the air rights from Ballet Valet. Parking Co. , Inc. above the first floor of said property and also conditional upon this project extension receiving all necessary approvals from City boards as required by the City's Zoning Ordinance. BACKGROUND On December 9, 1992 the City of Miami Beach issued RFP/RFL1 No. 18- 92/93 calling for proposals to develop parking which is needed in the South Beach area. The proposal submitted by Ballet Valet Parking Co. , Inc. was approved by the City Commission. - The proposed project calls for construction of a parking garage and retail store complex at 634-660 as shown on the site plan which is Exhibit "1" to the attached resolution. If the air rights for 670 Collins Avenue are acquired, the parking garage would be extended over said air rights as shown in Exhibit "1". 24 AGENDA R- 3- ITEM DATE I— 1 1 4 Essentially, the project has several components - the partial demolition and reconstruction of several existing commercial buildings, the construction of new commercial space and the construction of a five (5) story, 532-space parking structure directly over said commercial spaces. Specifically, the project will entail the following: 1. The rear structure at the southeast corner of Collins Avenue and 7th Street will be demolished to construct ramps for a new garage to be constructed above. 2. A reconstruction of existing retail storefronts: Three (3) separate historic buildings fronting on Collins Avenue will be partially demolished in the rear, with new construction in the rear and complete historic restoration of the facades. 3. Addition of new retail storefronts: New storefronts will be constructed along the front of Collins Avenue, in between the existing structures, with varying heights in order to be in context with the existing buildings. 4. Addition of Parking Garage: A five (5) level, 532-space parking garage will be constructed within the air rights over the existing buildings and within an existing parking lot (see site plan attached to Resolution) . The proposed garage will be composed of a grid patterned metal trellis, consisting of distinct levels which incorporate horizontal wave designs, reflective of the ocean. Within the proposed grill-work, and spanning the entire length of each elevation on all levels, will be planters for the placement of landscape material. It is expected that the grill work will be entirely covered with different types of planting material at each waved level, after two (2) to three (3) years of plant growth. In the event the air rights are acquired over the Leo James, Inc. property, and the parking structure extended into this area, the number of parking spaces would be increased to a total of 607. The existing buildings are within the Ocean Drive/Collins Avenue Local Historic District and are classified as historic in the City's Historic Properties Database. The project has already received the following approvals from the respective Boards. a. Certificate of Appropriateness for Design Review Approval from the Joint Design Review/Historic Preservation Board on October 12, 1993. b. Conditional Use Approval for the construction of a parking garage from the Planning Board on November 23, 1993. c. A recommendation to approve a Certificate of Appropriateness for Demolition from the Historic Preservation Board on December 2, 1993. The applicant's request for the Certificate of Appropriateness for Demolition will be considered separately by the City Commission following a public hearing also to be on January 19, 1994 . Due to the pending revisions to the plans to incorporate the air rights over the Leo James, Inc. property, additional hearings will be necessary before the joint Design Review/Historic Preservation Board and the Planning Board. Approval will also be required of the Board of Adjustment at its February meeting for variances dealing with the retail space on the ground floor. Since this portion of the building will be privately owned, it will remain under the MXE Zoning classification. 2 The City is seeking to acquire the air rights to the subject property (i.e. all levels above the first floor) , as well as title to the rear portion of the site extending north to 7th Street. When the City acquires the air rights and rear property, the garage part of the project, which is currently in the MXE, Mixed Use Entertainment District, will convert to GU, Government Use District. Pursuant to the City's Zoning Ordinance, properties in the GU District must comply with the development regulations for the surrounding district. The project as designed and approved by the Planning Board and Design Review/Historic Preservation Board does not comply with some of the development regulations required by Subsection 6-16 of the Zoning Ordinance for the MXE, Mixed Use Entertainment District, which is the surrounding district for this project. Subsection 6-12 of the Zoning Ordinance permits the City Commission to waive development regulations for certain projects within the GU District. The Administration is requesting that the City Commission waive development regulations as described below, pursuant to Subsection 6-12B.h of the Zoning Ordinance which reads, in part: Following a public hearing, the Development Regulations and any Design Review process otherwise required by this Ordinance may be waived by a five-sevenths (5/7) vote of the City Commission for Development pertaining . to Municipal Buildings, Uses and sites which are wholly used by, open and accessible to the general public. . . The waiver should be conditioned upon the City's acquiring title to the rear portion of the project site and to the air rights above the first floor level of the property. No waiver shall occur if the City does not acquire title to both the air rights over 634-660 Collins Avenue and the rear portion of said_ subject property. If . the air rights over 670 Collins Avenue are not acquired, then the waiver shall apply only to the air rights over 634-660 Collins Avenue and the rear portion of said property if those air rights and property are acquired. The following development regulations are being requested to be waived in order to construct the garage portion of this project: Development Regulation 'Required Requested Maximum height 50 ft. 54 ft. Side setback facing a street 10 ft. 0 ft. Side interior setback 15 ft. 0 ft. Rear setback 5 ft. 0 ft. Limitation on height at roof top 1 story 4 stories additions Visibility of roof top additions Not visible Visible from opposite side of street .Maximum Floor Area Ratio (FAR) 3.0 3.73 The proposed parking structure which will be constructed in the air rights and property to be acquired by the City will be open and accessible to the general public. ;2.6 3 ANALYSIS Even though this project has been slightly amended to extend the garage within the air rights of the front building at the corner of Collins Avenue and 7th Street, the project has already received most approvals from the required Boards and the overall design and scope of the project have been thoroughly scrutinized and endorsed. We. believe that the proposed garage would help to alleviate a tremendous shortage of parking in the immediate area and relieve traffic congestion. The project represents a sensitive and unique design responding to a complex site. In order for the development of the project to proceed, it is necessary to waive the 'development regulations for those portions of the structure which will be zoned GU. In this regard, the primary purpose of the project is for the benefit of the public. CONCLUSION The Administration has concluded that the City Commission should waive all pertinent development regulations as described herein, pursuant to Section 6-12 B.h of the Zoning Ordinance in order to allow for the construction of the parking garage and retail complex in question, with the waiver to be conditioned upon the City's • acquiring the rear portion of the project site and the air rights above the first floor level of the property and also conditional upon the project receiving all necessary approvals from said City boards, as required by the City's Zoning Ordinance. No waiver shall occur if the City does not acquire title to both the air rights over 634-660 Collins Avenue and the rear portion of said subject property. If the air rights over 670 Collins Avenue are not acquired, then the waiver shall apply only to the air rights over 634-660 Collins Avenue .and .the rear portion of said property if those air rights and property are acquired. RMC:DJG:TRM • 27 c:ml\wp50\general\valballet.cm 4