Interoffice MemorandumCITY OF MIAMI BEACH
Planning Department
Interoffice Memorandum
To:
From:
Subject:
Christina Cuervo
Assistant City Manager
Jorge G. Gomez, AICP~It~
Planning Director
Date: August 29, 2003
Analysis of the City Owned Property at 17th Street from Washington Avenue
to Pennsylvania Avenue for conveyance to the New World Symphony for the
creation of the facility commonly referred to as "SoundSpace".
Pursuant to your request, this memorandum will serve as an analysis of the Development
Agreement between the City of Miami Beach and the New World Symphony, for the
purpose to develop, construct and operate a structure, with a footprint of approximately
50,00Osq. ff., housing a 700 seat performance, educational and broadcast facility known
as "SoundSpace".
Section 82-38 of the Code of the City of Miami Beach requires that any proposed sale or
lease of city-owned land be analyzed from a planning perspective so that the City
Commission and the public are fully apprised of all conditions relating to the proposed sale
or lease. The following is an analysis of the eight criteria delineated in Section 82-38 of the
Code:
Whether or not the proposed use is in keeping with City goals and objectives
and conforms to the City Comprehensive Plan.
The subject property is zoned as CCC, Civic and Convention Center District. The main
permitted uses in this district are parking lots, garages, performing arts and cultural
facilities; hotel; merchandise mart; commercial or office development; landscape open
space; parks. The Future Land Use Map of the City's Comprehensive Plan designates the
site as PF, Public Facility.
The Lease Agreement between the City and the NWS for the construction of the project
described above would be consistent with the land use designation contained in the Land
Development regulations and the Comprehensive Plan.
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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
Page 2
Date: August 29, 2003
Analysis of Soundspace
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.
The proposed project has the potential to greatly improve the site and the
surrounding area. Displaced parking will be provided within the general vicinity of
the original surface lot. If the park is created as contemplated in the approved
master plan, open space will be created in lieu of surface parking lots. The
proposed project would then function with this great outdoor public space to create
a unique public / cultural experience. A traffic impact analysis is strongly
recommended to assess if any further improvements to the area are needed as part
of the redevelopment of the site.
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, reducing City costs, creating jobs, creating a significant revenue stream
and improving the community's overall quality of life.
The creation and operation of the proposed facility will provide significant benefits to
the City of Miami Beach and its citizens. NWS will invest approximately $40 million
in the building and development of Soundspace, and significantly increase its
annual operating budget. The proposed facility is expected to generate revenues,
jobs, publicity, education, culture, and business opportunities. Soundspace will also
provide the New World Symphony with unique opportunities to expand its
educational and cultural activities to benefit and improve the community's quality of
life.
Determination as to whether or not the development is in keeping with the
surrounding neighborhood, will block views, or create other environmental
intrusions, and evaluation of the design and aesthetic considerations of the
project.
The City's Design Review Board shall approve the design of the facility which will
deal with contextual issues. Furthermore, the development agreement requires that
the Planning Board review and comment on the proposed master plan for the site
which will be ultimately approved by the City Commission. These reviews and
approvals will ensure the development on the site is in keeping with the surrounding
area.
The impact on adjacent properties, whether or not there is adequate parking,
street, and infrastructure needs.
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Date: August 29, 2003
Analysis of Soundspace
There should be no negative impact on adjacent properties. While parking is a
problem throughout the City, the proposed master plan, already adopted by the City
Commission, contemplates the creation of all the replacement parking plus
additional spaces to account for the required spaces for the new facility. These
spaces will be provided within the general area of the site.
A determination as to whether or not alternatives are available for the
proposed disposition, including assembly of adjacent properties, and whether
the project could be accomplished under a private-ownership assembly.
Thero are very few alternative locations with the appropriate zoning/land use
classification to accommodate the proposed expansion of the existing Cultural
Institution in the neighboring area. Assembly of adjacent properties is not feasible.
Within the constraints of public objectives, the department should examine
financial issues such as job generation, providing housing opportunities, and
the return to the City for its disposition of property.
The proposed agreement provides for several services and requirements from the
NW$ that provide a return to the City for its disposition of the property including the
following:
Concerts for the City, at least one performance annually for the direct benefit of the
City will be provided. Video programming for the Park will be provided throughout
the year. Soundspace Smart Card, which will provide discounted access to selected
events at the facility as well as other Miami Beach cultural facilities. NWS school
program seeks to develop customized educational programs for the benefit of the
local schools. Bridge Tender House relocation will serve to create a central place for
the public to obtain information or tickets to cultural events in the City. Sharing of the
facility's technological infrastructure will benefit the City and its employees. Besides
the construction jobs generated by the building of the facility, once completed, NWS
anticipates to create 75 new jobs for the expanded facility.
Such other items as the Planning Department may deem appropriate in
analysis of the proposed disposition.
The potential benefits that this singular cultural facility, designed by a world class
architect, can bring to the City seem to compensate for the value of the current use
of the land. The impact on the City's cultural vibrancy, its positive synergy with the
Convention Center and the surrounding commercial and hotel properties indicate
that the proposed facility should significantly improve the local economy.
JGG
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