2012-27948 Reso RESOLUTION NO . 2012 -27948
J .
A RESOLUTION OF THE MAYOR AND THE CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA,. SETTING A PUBLIC HEARING FOR THE
SEPTEMBER 12, 2012 COMMISSION MEETING TO CONSIDER GRANTING AN
EASEMENT TO COLLINS 3300, LLC AND 3420 COLLINS AVENUE, LLC,
OWNERS OF THE PROPERTIES LOCATED AT 3301 INDIAN CREEK DRIVE,
3400 COLLINS AVENUE AND 3420 COLLINS AVENUE, FOR A PROPOSED
SUBSURFACE PARKING GARAGE, THAT SPANS THE ENTIRE WIDTH OF THE
50 -F00T PUBLIC RIGHT -OF -WAY OF 34 STREET FOR A LENGTH OF
APPROXIMATELY 93 FEET, PURSUANT TO THE PROCEDURES AND
STANDARDS RECOMMENDED BY THE LAND USE—AND DEVELOPMENT
COMMITTEE, AND FINANCE AND CITYWIDE PROJECTS COMMITTEE.
WHEREAS, Collins 3300, LLC .and 3420 Collins Avenue, LLC, (Applicants) are owners of the
properties located at 3301 Indian Creek Drive, 3400 Collins Avenue and 3420 Collins Avenue
(collectively, the Properties); and
WHEREAS, the Applicants wish to connect the Properties and provide for required parking with
a subsurface parking garage beneath 34 Street; and
WHEREAS, the parking garage is proposed to be 12 feet 10 inches below ground - level. with a
width of 50 feet and a length of approximately 93 feet; and
WHEREAS, the Applicants have received approval from the City's Historic Preservation Board
(pursuant to HPB Order No. 7299) to redevelop the Properties; and
WHEREAS, the Land Use and Development Committee, and the Finance and Citywide Projects'
Committee, have recommended procedures and standards by which this proposed easement should
be evaluated, which are set forth in the memorandum accompanying this resolution, and which include
the setting of a public hearing.
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, that the Mayor and City Commission, hereby set a public hearing
for the September 12, 2012 Commission meeting to consider granting an easement to Collins 3300,
LLC and 3420 Collins Avenue, LLC, owners of the properties located at 3301 Indian Creek Drive, 3400
Collins Avenue and 3420 Collins Avenue, for a proposed subsurface parking garage, that spans the
entire width of the 50 -foot public right -of -way of 34 Street for a length of approximately 93 feet,
pursuant to the procedures and standards recommended by the Land Use and Development
Committee, and Finance and Citywide Projects Committee.
PASSED and ADOPTED this 18 day of July, 2012.
ATTEST:
Rafael Granado, City Clerk atti Herr ra Bower, Mayor
APPROVED AS TO
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COMMISSION ITEM SUMMARY
' Condensed Title:
A Resolution Of The Mayor And The City Commission Of The City Of Miami Beach, Florida, Setting A
Public Hearing For, The September 12, 2012 Commission Meeting . To Consider Granting An
Easement To Collins 3300, Llc And 3420 Collins Avenue, Llc, Owners Of The Properties Located At
3301 Indian Creek Drive, 3400 Collins Avenue And 3420 Collins Avenue, For A Proposed Subsurface
Parking Garage, That Spans The Entire.Width Of The 50 -Foot Public Right -Of -Way Of 34 Street For
A Length Of Approximately 93 Feet, .Pursuant To The Procedures And Standards Recommended By.
The Land Use And Development Committee, And Finance And Citywide Projects Committee.
Key Intended Outcome Supported:
Maintain Miami Beach public areas and Right -of -Ways Citywide
Supporting Data (Surveys, Environmental Scan, etc.): N/A
Issuer
Shall the Mayor and the City Commission approve the Resolution?
Item Summa /Recommendation:
Collins 3300, LLC And 3420 Collins Avenue, LLC, (Applicants) wish to construct a hotel with
accessory assembly space, a parking garage, and retail and restaurant uses. They propose to
connect the Properties and provide for required parking with a subsurface parking garage beneath
34 Street. The parking garage is proposed to be 12 feet 10 inches below ground -level with a width of
50 feet and a length of approximately 93 feet. At the Historic Preservation Board meeting, the
Applicants received approval (pursuant to HPB Order No. 7299) to redevelop the Properties.
This proposed subterranean parking garage was then referred .to the Land Use Committee and the
- Finance and Citywide Projects Committee for policy direction. At the Land Use Committee meeting, it
was determined that an easement was the more appropriate instrument for allowing a subterranean
parking facility across City right -of -way, that the value of the easement should be determined via an
appraisal conducted for the City and paid for by the Applicants, and that the Commission should set a
public hearing to consider granting the easement. At the Finance and Citywide Projects Committee, it
was recommended to use the fee simple methodology for valuation of this easement with flexibility to
adjust the - valuation when appropriate, based on recommendations from the City appraiser.
At this time, the Applicants have submitted a draft easement agreement. A. significant amount of
discussion will be required to include the terms, protection, and guarantees that City staff will need in
order to recommend approval of the easement agreement. However, it is very likely that this will be
completed before the September, 12, 2012 Commission meeting.
THE ADMINSTRATION RECOMMENDS APPROVING THE RESOLUTION.
Advisory Board Recommendation:
The Historic Preservation Board has approved the proposed design.
Financial Information:
Source of Amount Account Approved.
Funds:
2
3
OBPI Total
Financial Impact Summary:
City Clerk's Office Legislative Tracking:
FHB /RWS, Public Works 6565
Sign -Offs:
k___ Department b" c r Assistant City ager City Mana e
FHB JGG
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AGENDA ITEM G' 7N
MIAMI-BEACH DATE
MIAMIBEACH
City of Miami Beach, 1700 Convention Center Drive, Miami Beach, Florida 33139, www.miamibeachfl.gov
COMMISSION MEMORANDUM
TO: Mayor Matti Herrera Bower and Members of the City Commission
FROM: Kathie G. Brooks, Interim City Manager
DATE: July 18, 2012
SUBJECT: A RESOLUTION OF THE MAYOR AND THE CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, SETTING A PUBLIC HEARING FOR THE SEPTEMBER 12,
2012 COMMISSION MEETING TO CONSIDER GRANTING AN EASEMENT TO
COLLINS 3300, LLC AND 3420 COLLINS AVENUE, LLC, OWNERS OF THE
PROPERTIES LOCATED AT 3301 INDIAN CREEK DRIVE, 3400 COLLINS AVENUE
— AND 3420 COLLINS AVENUE, FOR A PROPOSED SUBSURFACE PARKING
GARAGE, THAT SPANS THE ENTIRE WIDTH OF THE 50 -FOOT PUBLIC RIGHT-OF-
WAY OF 34 TH STREET FOR A LENGTH OF APPROXIMATELY 93 FEET, PURSUANT
TO THE PROCEDURES AND STANDARDS RECOMMENDED BY THE LAND USE AND
DEVELOPMENT COMMITTEE, AND FINANCE AND CITYWIDE PROJECTS
COMMITTEE.
ADMINISTRATION RECOMMENDATION
The Administration recommends that the City Commission adopt the resolution setting a public
hearing to consider granting the easement.
BACKGROUND
Collins 3300, LLC And 3420 Collins Avenue, LLC, (Applicants) are owners of the properties located
at 3301 Indian Creek Drive, 3400 Collins Avenue and 3420 Collins Avenue (collectively, the
Properties). The properties are located in the Collins Waterfront Historic District and presently a
vacant parcel, an existing 3 -story hotel, and a vacant parcel, respectively.
The Applicants wish to construct a 5 -story hotel with an accessory assembly space on the vacant
parcel at 3301 Indian Creek Drive, renovate the 3 -story hotel at 3400 Collins Avenue, and construct
a 6 -story parking garage with accessory retail and restaurant uses on the vacant parcel at 3420'
Collins Avenue. They propose to connect the Properties and provide for required parking with a
subsurface parking facility beneath 34 Street. The subsurface parking facility is proposed to be 12
feet 10 inches below ground -level with a width of 50 feet and a length of approximately 93 feet. At
the Historic Preservation Board meeting on February 14, 2012, the Applicants received approval
(pursuant to HPB Order No. 7299) to redevelop the Properties.
This proposed subsurface parking garage was then referred to the Land Use Committee and the
Finance and Citywide Projects Committee for policy direction. At the June 13, 2012 Land Use
Committee meeting, it was determined that:
1. An easement was the more appropriate instrument for allowing a subsurface parking facility,
across City right -of -way.
City Commission Memorandum — 3400 Collins Avenue Subterranean Easement
July 18, 2012
Page -2 of 3
2. The-value -of the easement should be determined via an appraisal conducted for the City and
paid for by the Applicants.
3. The Commission should set a public hearing to consider granting the easement.
At the June 28, 2012 Finance and Citywide Projects Committee, it was recommended to use the fee .
simple methodology for valuation of this easement with flexibility to adjust the valuation when
appropriate, based on recommendations from the City appraiser.
ANALYSIS
There is no section of the City Code that provides guidance on the appropriateness of granting an
easement. Therefore, staff has reviewed the appropriateness of the facility. pursuant to the criteria
established under Section 82 -38 of the City Code for the proposed sale or lease of City property as it
has done for the proposed aerial easement across Ocean Court for the Tides Hotel
Those criteria are:
1. Whether or not the proposed use is in keeping with city goals and objectives and conforms
to the city comprehensive plan.
Consistent - The property is located within the RM -2 Multifamily Residential Medium Intensity
future land use category, and surrounded by this and the RM -3 Multifamily Residential High
Intensity future land use category. The proposed use is underground parking garage use for
the adjacent hotel facilities. The proposed use of the adjacent properties as hotel facilities is
consistent with the future land use'category description contained in the Comprehensive
Plan.
2. The impact on adjacent property, including the potential positive or negative impacts such as
diminution of open space, increased traffic, noise level or enhanced property values,
improved development patterns and provision of necessary services. Based on the
proposed use of the property, the city shall determine the potential impact of the project on
city utilities and .other infrastructure needs and the magnitude of costs associated with
needed infrastructure improvements. Should it become apparent that further evaluation of
traffic impact is needed, the proponent shall be responsible for obtaining a traffic impact
analysis from a reputable traffic engineer.
Consistent The property in question is surrounded on both the north .and south by the
proposed hotel development, and the property to the east, across Collins Avenue, is under
the same ownership and approved for hotel and condominium use. There would be no
diminution of open space is being proposed. No additional utility or infrastructure is expected
to be necessary. A traffic study was prepared as part of the development review approval
process, which indicated that the proposal would not degrade the level. of service of the
surrounding network below acceptable levels.
3. A determination as to whether or not the proposed use is in keeping with a public purpose
and community needs, such as expanding the city's revenue base, creating jobs, creating a
significant revenue stream, and improving the community's overall quality of life.
Consistent - The proposal is associated with an important new hotel development of
particular architectural distinction. This portion of the Collins Avenue corridor has not
developed as rapidly as areas of the City further south, and the proposed new hotel
developments in this corridor are generally seen as positive for the city's economic and
City Commission Memorandum - 3400 Collins Avenue Subterranean Easement
July 18, 2012
Page 3 of 3
tourism development. The proposed hotel development is expected to provide a significant
number of jobs, and to provide additional property tax and resort tax revenues to the City.
4. Determination as to whether or not the development is in keeping with the surrounding
neighborhood, will block views or create environmental intrusions, and evaluation of the
design and aesthetic considerations of the project.
Consistent - The proposed easement is entirely underground, and should not create any
visual or environmental impacts on the surrounding neighborhood.
5. The" impact on adjacent properties, whether or not there is adequate parking, street and
infrastructure needs.
Consistent - There should not be any adverse impacts to adjacent properties other than
those owned by the Applicants.
6. Such other issues as the city manager or his authorized designee, who shall be the city's
planning director, may deem appropriate in analysis of the proposed disposition.
Not applicable - The Planning Department has no other issues it deems appropriate to
analyze for this proposal.
The firm of Waronker and Rosen has prepared an appraisal of the subsurface easement and
estimates its fee simple value at $1,250,000. Per the direction of the Finance and Citywide Projects
Committee, staff will negotiate an easement agreement based on the fee simple value of the
appraisal.
At this time, the Applicants have submitted a draft easement agreement. A significant amount of
discussion will be required to include the terms, protection, and guarantees that City staff will need
in order to recommend approval. However, it is very likely that this will be completed before the
September 12, 2012 Commission meeting.
CONCLUSION
The Administration recommends that the City Commission adopt the attached resolution to schedule
a public hearing to consider approving the requested easement.
KGB/J /FHB /JJF /RWS
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