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R7C-Grant Waiver Of Certain Dev Regulations Collins Park Garage ProjectCOMMISSION ITEM SUMMARY Condensed Title: A Resolution Granting A Waiver Of Certain Development Regulations, Pursuant to Section 142-425(d) OfThe City's Zoning Ordinance, For The Collins Park Garage Project, Located Within The Museum Historic District And Collins Park Neighborhood; Said Waiver RegardiQg_ Tile Maximum Building Height. Key Intended Outcome Supported: Ensure value and timely delivery of quality capital projects; improve parking availability. Supporting Data (Surveys, Environmental Scan, etc.): The Cultural Campus is currently serviced by 55 parking spaces on two surface parking lots, these will be re_Qiaced with a parking structure of over 400_parkinJ;}_spaces. Item Summary/Recommendation: PUBLIC HEARING On March 21, 2012, the City Commission adopted Resolution No. 2012-27869, approving a Professional Services Agreement between the City and a joint venture of Zaha Hadid Limited t!a Zaha Hadid Architects and Berenblum Busch Architecture, Inc. (the Consultant) for the Planning, Architectural, Engineering, Design, Bid and Award, and Construction Administration Services. for the Collins Park Garage Project (the Project). The Agreement was executed on May 3'd. 2012, and on May 24, 2012, the Notice to Proceed for the Planning Phase was issued. The proposed parking garage wilt be constructed on the two properties currently occupied by surface parking lots located on 23rd Street, immediately behind the Miami Beach Regional Library and the Miami City Ballet building, bridging over Liberty Avenue. The ground level of the proposed structure. between Park and Uberty Avenues. will provide approximately 17,500 sq. ft. of retail space, whHe the upper five (5) levels of the parking garage will accommodate approximately 470 parking spaces. The main vertical circulation core for the parking structure will be located on the property behind the Miami Beach Library, in a landscaped urban plaza. The plaza will not only serve as the "grand lobby" for the parking structure, but it will also serve as a successful pedestrian node and meeting place for the Collins Park neighborhood. The height of the first parking level that bridges over Uberty Avenue to create the urban plaza space (level4 ), has been carefully studied in context with the Miami Beach Regional Library north fa.;:ade. It has a series of windows and two verandas facing the plaza, which dictates the minimum clear height of 30ft required for this public space. The upper parking deck levels (5 and 6} have been designed with the typical10 feet slab-to-slab height. allowing sufficient clearance for vans and mechanical services. The top of the roof deck (level 6) is set at approximately 56 feet, exceeding the maximum height of 50 feet permitted within a local historic district. In order to maintain the optimal clear height for the public plaza space, and the current number of parking levels, which provides approximately 470 spaces, it is necessary to waive certain development regulations, pertaining to the maximum allowable building height in this District, which has been determined to be 50 feet. Pursuant to Section 142-425( d)( e) of the City's Zoning Ordinance. the Mayor and City Commission may waive development regulations following a noticed public hearing advertised in the newspaper at least fifteen (15) days prior to the hearing. The Administration recommends approval of the Resolution. Adviso Board Recommendation: [ffistoric Preservation Board Financial Information: -Source of Amount Account Funds: 1 I _I 2 OBPI Total Financial Impact Summary: , __ Si n-Offs: CityMa T:\AGENDA\2013\Ja'fluary 16\Collins Park Garage-Waiver of Develo ment Regulations\Collins Park Garage-Waiver of Development Regulations -Summary.doc MIAMI BEACH 417 AGENDA ITEM --'-'-R_7_(_;:;.;..__ DATE 1-[6 ·13 ~ MIAMI BEACH City of Miami Beach, 1700 Convention Center Drive, Miami Beach, F!orido 33139, WW'W.miamibeachfl.gov TO: FROM: DATE: SUBJECT: COMMISSION MEMORANDUM Mayor Matti Herrera Bower and Members of the City Commission Kathie G. Brooks, Interim City Man. aa~ge:;/J.. }>u~uc HEARING January 16,2013 /tv-r A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, GRANTING A WAIVER OF CERTAIN DEVELOPMENT REGULATIONS, PURSUANT TO SECTION 142·425(D) OF THE CITY'S ZONING ORDINANCE, FOR THE COLLINS PARK GARAGE PROJECT, LOCATED WITHIN THE MUSEUM HISTORIC DISTRICT AND COLLINS PARK NEIGHBORHOOD; SAID WAIVER REGARDING THE MAXIMUM BUILDING HEIGHT. ADMINISTRATION RECOMMENDATION Adopt the Resolution. KEY INTENDED OUTCOME Ensure value and the timely delivery of a quality capital project. ADMINISTRATION RECOMMENDATION Adopt the Resolution. BACKGROUND On May 11, 2011, the Mayor and City Commission approved the issuance of Request for Qualifications No. 31-10/11 (the RFQ) for the Architectural, Engineering, Design, Bid and Award, and Construction Administration Services for the Collins Park Garage Project (the Project). The RFQ was issued on June 17, 2011, and on September 14, 2011, the City Commission approved Resolution No. 2011-27735 authorizing the City Manager to negotiate with the top ranked firm of Zaha Hadid Limited tla Zaha Hadid Architects. On March 21, 2012, the City Commission adopted Resolution No. 2012-27869, approving a Professional Services Agreement between the City and a joint venture of Zaha Hadid Limited tla Zaha Hadid Architects and Berenblum Busch Architecture, Inc. (the Consultant) for the Planning, Architectural, Engineering, Design, Bid And Award, And Construction Administration Services. The Agreement was executed on May 3rd, 2012, and on May 24, 2012, the Notice to Proceed for the Planning Phase was issued. 418 Commission Memorandum-Collins Park Garage-Grant a Waiver of Development Regulations January 16, 2013 Page 2 of2 The proposed design has been presented to the community and was approved by the Historic Preservation Board (HPB) on November 21, 2012. The Basis of Design Report {BODR) is currently being finalized, and will be presented to the Commission for approval in January 2013. ANALYSIS The proposed parking garage will be constructed on the two properties currently occupied by surface parking lots located on 23rd Street, immediately behind the Miami Beach Regional library and the Miami City Ballet building, bridging over liberty Avenue. The ground level of the proposed structure, between Park and Uberty Avenues, will provide approximately 17,500 sq. ft. of retail space, while the upper five (5) levels of the parking garage will accommodate approximately 470 parking spaces. The main vertical circulation core for the parking structure will be located on the property behind the Miami Beach Regional Library, in a landscaped urban plaza. The plaza will not only serve as the "grand lobby" for the parking structure, but it will also serve as a successful pedestrian node and meeting place for the Collins Park neighborhood. The location of this entrance plaza and vertical circulation core has been carefully studied by the architects so that it will conveniently service 23rd Street, Liberty Avenue, the Regional library, the public beach, Collins Park, the Bass Museum, and the City Miami Ballet. The height of the first parking level that bridges over Liberty Avenue to create the urban plaza space (level 4 ), has been carefully studied in context with the Miami Beach Library north fa9ade. It has a series of windows and two verandas facing the plaza, which dictates the minimum clear height of 30 feet required for this public space. The upper parking deck levels (5 and 6) have been designed with the typical 10 feet slab-to-slab height, allowing sufficient clearance for vans and mechanical services. The top of the roof deck (level 6) is set at approximately 56 feet, exceeding the maximum height of 50 feet permitted within a local historic district "While the structure by necessity must exceed the allowable height, this height is dramatically mitigated and made appropriate and more transparent by the 'open' nature of the structure, which has no solid exterior walls above the ground floor leveL Indeed, the structure is made even more open and airy by an interior light well, which is open to the sky and 'trains' natural daylight down through the interior." {HPB File No 7329 Staff Report). In order to maintain the optimal clear height for the public plaza space, and the current number of parking levels, which provides approximately 470 spaces, it is necessary to waive certain development regulatlons, pertaining to the maximum allowable building height in this District, which has been determined to be 50 feet. Pursuant to Section 142-425{d)(e) of the City's Zoning Ordinance, the Mayor and City Commission may waive development regulations following a noticed public hearing advertised in the newspaper at least fifteen ( 15) days prior to the hearing. CONCLUSION The Administration recommends that the City Commission grant a waiver of certain Development Regulations pursuant to Section 142-425{0) of the City's Zoning Ordinance, for the Collins Park Garage Project, located within the Museum Historic District and Collins Park Neighborhood; said waiver regarding the maximum building height. Attachment A: Staff Report-HPB File No 7329 KB/JGG/FQ/~ T'\!~\GENi)J(\\:1013\J;::,nuaty ·16\Cobr·.s Pa;"k (;";arage-VVaPJer of De\leloprnent fi.r::gulations\Cf)~flns P,:3rk G~1raqf::--VVai\l(~f of De\;f•!,.JpnH~1t tr ~:..~~q~;ulat:ons " f\AenYJ .c~o(:'\ 419 Attachment A m MIAMIBEACH ~ PlANNING DEPARTMENT HISTORIC PRESERVATION BOARD STAFF REPORT FROM: Richard G. Lorber, AICP, LEED AP Acting Planning Director Wllc.r ,R'G:>L DATE: November 20, 2012 Meeting RE: Historic Preservation File No. 7329 340 23rd Street -Collins Park Garag_e The applicant, the City of Miami Beach, is requesting a Certificate of Appropriateness for the total demolition of an existing single story building and the construction of a new 5-story parking garage with accessory ground level commercial space. LEGAL DESCRIPTION: Lots 7, 10 & 11, less N 1 0 FT for RJW & N25FT of Lots 1 0 & 12, Block 2, and Lots 1 thru 4 less N10FT of Lots 1 & 3 & Kits 6-8 & 10, Block1, and Lots 5, 7 & 9 Block 1, Miami Beach Improvement Company, According to the Plat Thereof, as Recorded in Plat Book 5, Pages 7 & 8, of the Public Records of Miami-Dade County, Florida. SITE DATA: Zoning M Future Land Use Designation - Lot Size- Existing FAR- Proposed FAR - Existing Height - Proposed Height - Existing Use/Condition - Proposed Use - EXISTING SITE: GU (Government Use) GU (Government Use) "'51,720 S.F. (Includes lot area for proposed parking garage only) -116,720 S.F. (Including all City owned property on the two blocks) -108,998 S.F. I -0.93 Max = 2. 75 (for CD-3 zoning district) 312,493 S.F. (2.68) -Note: This calculation includes the parking area in the F.A.R., as well as the existing buildings on the City owned properties. Single Story -56 feet I 5-stories plus roof top parking (-70 feet to highest non-habitable projection) Parking Lot Parking garage w/accessory ground level Commercial (489 parking spaces & -17,500 S.F. Commercial) The subject parcels are located within the Museum Local Historic District and National Register Architectural District. 420 ----------------------------- THE PROJECT: Page 2 of 15 HPB File No. 7329 Meeting Date: November 13, 2012 The applicant has submitted plans entitled "Co!Hns Park Garage", as prepared by Zaha Hadid Architects, in association with 8erenblum Busch Architecture, dated September 28, 2012. The City is proposing to construct a new parking garage on the vacant portion of the City parcels located on the south side of 23rd Street, between Park Avenue and Collins Avenue, with a total of 489 parking spaces and approximately 17,500 S.F. of ground fJoor commercial area. Vehicular access to the garage is located at the southwest corner of the building on Park Avenue. Pedestrian access is provided with three (3) separate elevators along with three (3) associated feature stairs, spaced near the east and west ends as well as ln the center. A large public plaza is proposed at the ground level at the northwest corner, covered by the garage structure starting at level four (4), approximately forty (40'} feet above the plaza. Commercial uses are proposed along the ground level, with frontage along Park Avenue, 23ra Street, and Uberty Avenue. Vehicular access on Liberty Avenue between 23rd Street and 22nd Street Is proposed to be eliminated, in order to allow for a more expansive pedestrian plaza. COMPLIANCE WITH ZONING CODE: The application, as proposed, is inconsistent with the following requirements of the City Code; consequently, variances will be required if applicable. 1. No dimensions have been provided for any of the parking spaces or drive aisles, thus compliance with the required parking dimensions cannot be verified. 2. Sec. 142-425.-Development regulations: (a) The development regulations (setbacks, floor area ratio, signs, parking, etc.) in the GU government use district shaH be the average of the requirements contained in the surrounding zoning districts as determined by the planning and zoning director, which shall be approved by the city commission. (d) Following a pubfic hearing, the development regulations required by these land development regulations, except for the historic preservation and design review processes, may be waived by a five~sevenths vote of the city commission for developments pertaining to governmental owned or leased bulldings, uses and sites which are wholly used by, open and accessible to the general public, or used by not~for-proftt, educational, or cultural organizations, or for convention center hotels, or convention center hotel accessory garages, or city utilized parking lots, provided they are continually used for such purposes. Notwithstanding the above, no GU property may be used in a manner inconsistent with the comprehensive plan. In aU cases involving the use of GU property by the private sector, or joint government/private use, development shall conform to all development regulations ln addition to all applicable sections contained in these land 421 Page 3 of 15 HPB File No. 7329 -------------________ M_ee_t_inj;l Date: November 13,2012 development regulations and shall be reviewed by the planning board prior to approval by the city commission. AH such private or joint government/private uses are allowed to apply for any permittee variances. Private or joint government/private uses shall not be eligible to waive any regulations as described in this paragraph, except for not-for-profit, educational, or cultural organizations as set forth herein. (e) When a public hearing is required to waive development regulations before the city commission, the public notice shall be advertised in a newspaper of general paid circulation in the city at !east 15 days prior to the hearing. Fifteen days prior to the public hearing date, both a description of the request and the time and place of such hearing shall be posted on the property, and notice shall also be given by mail to the owners of land fying within 375 feet of the property. A five-sevenths vote of the city commission is required to approve a waiver or use that is considered under this regulation. 3. The City Commission will be required to waive the development regulations in order to approve the portions of the project which project into or over the public right-of~ way, as well as the regulations regarding the height; a maximum of 50 feet is permitted within a local historic district and approximately 56.75 feet is proposed to the top of the roof deck. The above noted comments shall not be considered final zoning review or approval. These and all zoning matters shan require final review and verification by the Zoning Administrator prior to the issuance of a Building Permit. ACCESSIBILITY COMPLIANCE: Additional informatlon will be required for a complete review for compliance with the Florida Building Code 2001 Edition, section 11 (Florida Accessibility Code for Building Construction). These and all accessibility matters shall require final review and verification by the Building Department prior to the issuance of a Buflding Permit. PRELIMINARY CONCURRENCY DETERMINATION: In accordance with Chapter 122 of the Code of the City of Miami Beach, the Transportation and Concurrency Management Division has conducted a preliminary concurrency evaluation and determined that the project does not meet the City's concurrency requirements and leve\-of-service standards. However, the City's concurrency requirements can be achieved and satisfied through payment of mitigation fees or by entering into an enforceable development agreement with the City. The Transportation and Concurrency Management Division will make the determination of the project's fair-share mitigation cost. A final concurrency determination shall be conducted prior to the issuance of a Building Permit. Mitigation fees and concurrency administrative costs shall be paid prior to the project receiving any Building Permit. Without exception, all concurrency fees shall be paid prior to the issuance of a Temporary Certificate of Occupancy or Certificate of Occupancy. 422 Page 4 of 15 HPB File No. 7329 Meeting Date: November 13, 2012 COMPLIANCE WITH CERTIFICATE OF APPROPRIATENESS CRITERIA: A decision on an application for a Certificate of Appropriateness shall be based upon the following: I. Evaluation of the compatibility of the physical alteration or improvement with surrounding properties and where applicable, compliance with the following criteria pursuant to Section 118-564(a)(1} of the Miami Beach Code (it is recommended that the listed criteria be found Satisfied, Not Satisfied or Not Applicable, as so noted): a. The Secretary of Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings as revised from time to time. Satisfied b. Other guidelines/policies/plans adopted or approved by Resolution or Ordinance by the City Commission. Satisfied II. In determining whether a particular application is compatible with surrounding properties, the Board shaH consider the following criteria pursuant to Section 118- 564(a)(2) of the Miam\ Beach Code {it is recommended that the listed criteria be found Satisfied, Not Satisfied or Not Applicable, as so noted): a. Exterior architectural features. Satisfied b. General design, scale, massing and arrangement. Satisfied c. Texture and material and color. Satisfied d. The relationship of a, b, c, above, to other structures and features of the district. Satisfied e. The purpose for which the district was created. Satisfied f. The relationship of the size, design and siting of any new or reconstructed structure to the landscape of the district. Satisfied g. An historic resources report, containing all available data and historic documentation regarding the building, site or feature. Satisfied h. The original architectural design or any subsequent modifications that have acquired significance. Satisfied 423 Page 5 of 15 HPB File No. 7329 Meeting Date: November 13, 2012 111. The examination of architectural drawings for consistency with the criteria pursuant to Section 118-564{a)(3) of the Miami Beach Code and stated below, with regard to the aesthetics, appearances, safety, and function of any new or existing structure, public interior space and physical attributes of the project in relation to the site, adjacent structures and properties, and surrounding community. The criteria referenced above are as follows (it is recommended that the listed criteria be found Satisfied, Not Satisfied or Not Applicable, as so noted): a. The location of all existing and proposed buildings, drives, parking spaces, walkways, means of ingress and egress, drainage facilities, utility services, landscaping structures, signs, and lighting and screening devices. Satisfied b. The dimensions of all buildings, structures, setbacks, parking spaces, floor area ratio, height, lot coverage and any other information that may be reasonably necessary to determine compliance with the requirements of the underlying zoning district, and any applicable overlays, for a particular application or project Not Satisfied; See Zoning Analysis c. The color, design, surface finishes and selection of landscape materials and architectural elements of the exterior of all buildings and structures and primary public interior areas for developments requiring a building permit in areas of the city identified in section i 18-503. Satisfied d. The proposed structure, and/or additions to an existing structure Is appropriate to and compatible with the environment and adjacent structures, and enhances the appearance of the surrounding properties, or the purposes for which the district was created. Satisfied e. The design and layout of the proposed site plan, as well as all new and existing buildings and public interior spaces shall be reviewed so as to provide an efficient arrangement of land uses. Particular attention shall be given to safety, crime prevention and fire protection, relationship to the surrounding neighborhood, impact on preserving historic character of the neighborhood and district, contiguous and adjacent buildings and lands, pedestrian sight lines and view corridors. Satisfied f. Pedestrian and vehicular traffic movement within and adjacent to the site shall be reviewed to ensure that clearly defined, segregated pedestrian access to the site and all buildings is provided for and that any driveways and parking spaces are usable, safely and conveniently arranged and have a minimal impact on pedestrian circulation throughout the site. Access to the site from adjacent roads shall be designed so as to interfere as little as possible with vehicular traffic flow on these roads and pedestrian movement 424 Page 6 of 15 HPB File No. 7329 Meeting Date: November 13, 2012 onto and within the site, as well as permit both pedestrians and vehicles a safe ingress and egress to the site. Satisfied g. Lighting shall be reviewed to ensure safe movement of persons and vehicles and reflection on public property for security purposes and to minimize glare and reflection on adjacent properties and consistent with a City master plan, where applicable. Satisfied h. Landscape and paving material§_ shall be reviewed to ensure an adequate relationship with and enhancement of the overall site plan design. Satisfied i. Buffering materials shall be reviewed to ensure that headlights of vehicles, noise, and light from Structures are adequately shielded from public view, adjacent properties and pedestrian areas. Satisfied j. Any proposed new structure shall have an orientation and massing which is sensitive to and compatible with the building site and surrounding area and which creates or maintains important view corridor(s}. Satisfied k. All buildings shall have, to the greatest extent possible, space in that part of the ground floor fronting a sidewalk, street or streets which is to be occupied for residential or commercial uses; likewise, the upper floors of the pedestal potiion of the proposed building fronting a sidewall< street, or streets shall have residential or commercial spaces, or shall have the appearance of being a residential or commercial space or shaU have an architectural treatment which shall buffer the appearance of a parking structure from the surrounding area and is integrated with the overall appearance of the project. Satisfied l. AU buildings shall have an appropriate and fully integrated rooftop architectural treatment which substantially screens all mechanical equipment, stairs and elevator towers. Satisfied m. Any addition on a building site shall be designed, sited and massed in a manner which is sensitive to and compatible with the existing improvement(s). Not Applicable n. All portions of a project fronting a street or sidewalk shall incorporate an amount of transparency at the first level necessary to achieve pedestrian compatibility. Satisfied 425 Page 7 of 15 HPB File No. 7329 Meeting Date: November 13, 2012 o. The location, design, screening and buffering of all required service bays, delivery bays, trash and refuse receptacles, as well as trash rooms shall be arranged so as to have a minimal impact on adjacent properties. Satisfied STAFF ANALYSIS: The Origins of the Garage Project At about the same time the Miami Beach Regional Library was constructed on 22nd Street, in the !ate 1990s, the City purchased two properties Immediately to the east and west of Liberty Avenue, on the south side of 23rd Street for the purpose of constructing a public parking garage. These lots included the property between the new public library and 23rd Street as wen as the property between the City Miami Ballet building and 23ra Street. The purpose of the public parking garage was to serve the rapidly redeveloping Museum Historic District, the Collins Park Neighborhood, the adjacent cultural facilities, Collins Park, and the beach to the east side of Collins Park. The properties were specifically acquired with the intention of constructing a parking garage that would bridge across Uberty Avenue on the upper levels, allowing for an efficient layout of elevated parking that would not adversely impact the integrity of the historic district and which would provide ground level quality commercial space along the south side of 23rd Street The currently proposed Collins Park Garage, designed by British Prime Architect, Zaha Hadid Architects, in consultation with Florida Executive Architect, Berenblum Busch Architecture, fulfills as well as exceeds the City's long term intention for the development of these properties. The upper five (5) levels of the garage wm accommodate 489 parking spaces within a spiraling floor plan entered from Park Avenue, while the ground level of the structure, between Park and Uberty Avenues, will provide approximately 17,500 sq. ft. of high quality retail space on 23'd Street. The City property to the east side of Uberty Avenue, immediately north of the library, will incorporate the principal dynamic vertical circulation core for the new garage, with a graceful spiral staircase encircling a circular pedestrian elevator core, all set within a landscaped public plaza defined by the 'raked' slender columns supporting the spiraling decl\ of the parking structure high above. The location of this entrance plaza and vertrcal circulation core has been carefully studied by the architects so that it wifl conveniently service 23rd Street, Liberty Avenue, the Regional Library, the public beach, Collins Park, the Bass Museum, and the City Miami Ballet. In effect, it will be a 'grand lobby' for the parking structure and should serve as a successful pedestrian node and meeting place in the Collins Park area which is highly visible from 23rd St., Collins Avenue, and from Dade Blvd/ Pinetree Drive. This entrance plaza is a rare and unique urban attribute of the garage's design. It is very unlike the pedestrian entrances to so many of America's public parking garages that often seem to be placed where they are well hidden from public view rather than prominently visible and welcoming. Along its west side the public entrance plaza will gracefully merge into the Liberty Avenue right of way, between 23rd and 22nd Streets, where it can be closed to vehicular traffic when desired for pedestrian oriented events. Two additional vertical circulation cores for the parking garage will be located to the west side of Uberty Avenue, along the retail corridors. AU in all, this unique garage structure is designed to be user-friendly and welcoming to both vehicles and pedestrians as well as to retail shoppers and visitors. 426 Page 8 of 15 HPB File No. 7329 Meeting Date: November 13, 2012 --------------------------------------------~~---- Like so many of Miami Beach's celebrated new parking structures, the Collins Park Garage will greatly exceed the sum of its parts, becoming yet another urban design destination for visitors. The construction of this dramatic and sweeping design by Zaha Hadid Architects, however. will not require the partial or total demolition of a single contributing structure within the Museum Historic District. Only the vacant non-contributing gas station structure to the west side of Liberty Avenue will require demolition. To the east side of Liberty Avenue, the existing surface level parking lot of the Regional Library will be replaced by the public entrance plaza of the Collins Park Garage structure. Why is this Dramatic Garage Design appropriate in the context of the Museum Historic District? Along with the designation and successful redevelopment of the National Register ('Art Deco') District came a corresponding dramatic increase in demand for public parking. Within the dense urban fabric of the historic district this demand could only be met through the construction of strategically located public parking garages. And because Miami Beach had to build these exceedingly large structures within the fabric of its historic district, their design had to be good -really good-and it had to be appropriate as welL In fact, the whole notion of a parking structure as simply a place to temporarily store cars in a bleak and unwelcoming warehouse environment had to be thoroughly abandoned. Miami Beach's parking structures had to be designed to become an engaging and integral part of our historic district's urban fabric. They indeed had to be designed to become our future historic structures. But they also had to seriously contribute to the unique character of the historic district -right from the start -and for the most part these new parking structures have met that challenge. From the design of the 'Ballet-Valet' parking garage by Arqultectonica in the mid 1990s, to the design of the Drexel Avenue "Park 420" garage by Enrique Norten as well as the Pennsylvania Avenue garage by Frank Gehry Partners and the 1111 Lincoln Road garage by Herzog and Demeuron, we have seen how well-conceived and well-considered parking structures cannot only become exceptional design edifices serving a very basic urban need, but also how they can be so different in design and so distinctive from one another-each of these recent structures has been truly custom tailored to the unique needs of its immediate urban context as well as its own time. The underlying reason for this success has been the fact that the architecture of Miami Beach, from the very inception of our urban environment in the early 1900s, has directly responded to the needs, technology and practicality of our changing times. This !s so clearly evident in our historic districts where our 'contributing' structures are a virtual calendar of this city's extraordinary design continuum over the decades, with each era of architecture learning and springing forward from the last. As applied to the design of our parking garages, this phenomenon has now made Miami Beach 'America's' laboratory for progressive, sensitive, and thrilling public parking design which now attracts visitors 'from around the world. The Collins Park Garage is a remarkable addition to this modern design legacy and clearly falls within the parameters of appropriate new design within the hlstorlc district. How does the proposed Collins Park Garage meet both the Appropriateness and Design Excellence test? In a variety of significant ways - 427 Page 9 of 15 HPB File No, 7329 Meeting Date: November 13, 2012 • While the structure by necessity must exceed the height of certain nearby historic structures this height is dramatically mitigated and made appropriate and more transparent by the 'open' nature of the structure, which has no solid exterior walls above the ground floor level. Indeed, the structure is made even more open and airy by the interior light well which is open to the sky and 'trains' natura! daylight down through the interior. • The unique and graceful open spiral design of the structure bridges well above Liberty Avenue creating a viewing portal to the historic structures on 23'd Street to the north as well as to Collins Park to the south. Rather than blocking or obscuring views to historic features in the district, this intentional design frames historic views, • The proposed natural concrete finish of the garage's spiral parking deck utilizes structural building materials of its time in a highly artistic manner in the same way that the City's early Vernacular architecture used natural wood materials to express the design of its time and the Art Deco buildings expressed themselves in the "Depression Era" through the use of inexpensive stucco over very basic masonry unit construction with strategic highlights of local keystone and inexpensive terrazzo, • Zaha Hadfd Architects' public parking structure completes as well as complements the Collins Park cultural campus' assemble of appropriately designed contemporary infill public architecture by an extraordinary array of internationally acclaimed architects, including Arata lsozaki (addition to Bass Museum), Arquitectonica (Miami City Ballet), and AM. Robert Stern (Regional Public Library). • The proposed commercial/retail spaces of the structure, along 23rd Street, are not only excellent in design but are also consistent in scale and character with Miami Beach's historic tradition of 'open' and engaging retail storefront design. • The proposed pedestrian entrance plaza on 23rd Street appropriately follows the Beach's strong tradition of well considered and well designed public spaces throughout the historic district. Staff has no hesitation in strongly recommending approval of this remarkable new parking structure for the Museum Historic District and Collins Park Neighborhood. RECOMMENDATION: In view of the foregoing analysis, staff recommends the application be approved, subject to the following conditions, which address the inconsistencies with the aforementioned Certificate of Appropriateness criteria: 1. Revised elevation, site plan and floor plan drawings shall be submitted to and approved by staff; at a minimum, such drawings shall incorporate the following: a. Final details of all proposed storefront systems and associated details shall be provided for all of the structures on the project site, in a manner to be reviewed and approved by staff. b. The final design and details of all railings shall be provided, ln a manner to be reviewed and approved by staff. 428 Page 10 of 15 HPB File No. 7329 Meeting Date: November 13, 2012 c. The existing decorative street lighting structures associated with the Regional Library parking lot and the City Miami Ballet streetscape improvements shall be retained and relocated, in a manner to be reviewed and approved by staff. d. All electrical conduits and exterior lighting elements shall be contained within the concrete structure of the building and shall not be surface mounted wherever visible from the public right of way or wherever they may otherwise have an adverse aesthetic impact upon the design integrity the structure, in a manner to be reviewed and approved by staff. e. AU sprinkler lines and sprinkler heads shall be incorporated into the building structure and not sutface mounted wherever visible from the public right of way or wherever they may otherwise have an adverse aesthetic impact upon the design integrity of the structure, in a manner to be reviewed and approved by staff. f. Samples of aU exposed exterior materials to be used on the project, inclusive of but not limited to concrete finish(es), column finishes and/or wrappings, glass, and floor/deck finishes, shall be submitted to staff for review and approvaL g, All exposed exterior concrete work shall be of smooth finish to the highest aesthetic standard, subject to staff review and approvaL Exterior stucco shaH not be permitted where visible from the public right of way or wherever it may otherwise have an adverse aesthetic impact upon the design integrity of the structure, subject to staff review and approval. h. Prior to the issuance of a Certificate of Occupancy, the project Architect shall verify, in writing, that the subject project has been constructed in accordance with the plans approved by the Planning Department for Building Permit. 2. A revised landscape plan, prepared by a Professional Landscape Architect, registered in the State of Florida, and corresponding site plan, shall be submitted to and approved by staff. The species type, quantity, dimensions, spacing, location and overall height of all plant material shall be clearly delineated and subject to the review and approval of staff. At a minimum, such plan shall incorporate the following: a. Street trees shall be required, and shall include the City standard bound aggregate system with fertilization trench, irrigation, and up-lighting along all street fronts, in a manner to be approved by Staff. b. The proposed landscaping in the entrance p!aza area shall be further studied and enhanced to the greatest extent possible utilizing native Florida plant species, in a manner to be reviewed and approved by staff. c. All exterior walkways and driveways shall consist of decorative pavers, set in sand or other equally semi-pervious material, subject to the review and approval of staff. Sample materials shall be provided for all proposed 429 Page 11 of 15 HPB Fl!e No. 7329 Meeting Date: November 13, 2012 walkway, roadway, and driveways, in a manner to be reviewed and approved by staff. d. All exterior lighting associated with the plaza area as well as the adjacent sidewalks, exterior walkways, and areas of the public right of way immediately surrounding and below the structure shall be subject to staff review and approvaL e. All landscape areas abutting driveways and parking areas shall be defined by 316 stainless steel ballard, in a manner to be reviewed and approved by staff. f. A fully automatic irrigation system with 100% coverage and an automatic rain sensor in order to render the system inoperative in the event of rain. Right- ofwway areas shall also be incorporated as part of the irrigation system. g. The ut!Hzation of root barriers and/or structural soil, as applicable, shall be clearly delineated on the revised landscape plan. h. The applicant shaU verify, prior to the Issuance of a Building Permit, the exact location of all backflow prevention devices. Backflow prevention devices shall not be permitted within any required yard or any area fronting a street or sidewalk, unless otherwise permitted by the Land Development Regulations. The location of all backf!ow prevention devices, and how they are screened from the right-of-way, shall be clearly indicated on the site and landscape plans and shall be subject to the review and approval of staff. The fire department shall require a post-indicator valve (PIV) visible and accessible from the street. i. The applicant shall verify, prior to the issuance of a Building Permit, the exact location of all post-indicator valves (PIV), fire department connections (FDC) and all other related devices and fixtures, which shall be clearly indicated on the site and landscape plans, and shall be subject to the review and approval of staff. j. The applicant shall verify, prior to the issuance of a Building Permit, the exact location of all applicable FPL transformers or vault rooms; such transformers and vault rooms, and all other related devices and fixtures, shall not be permitted within any required yard or any area fronting a street or sidewalk. The location of any exterior transformers, and how they are screened with landscape material from the rightwof~way, shall be clearly indicated on the site and landscape plans and shaH be subject to the review and approval of staff. k. Prior to the issuance of a Certificate of Occupancy, the Landscape Architect for the project architect shaH verify, in writing, that the project is consistent with the site and landscape plans approved by the Planning Department for Building Permit. 3. All building signage shan be consistent in type, composed of flush mounted, non- plastic, individual letters and shall require a separate permit. Illuminated signs shari 430 Page 12 of 15 HPB File No. 7329 Meeting Date: November 13, 2012 only be permitted facing Collins Avenue, and only non-illuminated signs shall be permitted facing all other streets. 4. The final exterior surface color scheme, including color samples, shall be subject to the review and approval of staff and sllall require a separate permit. 5. A traffic mitigation plan, which addresses an roadway Level of Service (LOS) deficiencies relative to the concurrency requirements of the City Code, if required, shall be submitted prior to the issuance of a Building Permit and the final building plans shall meet ail other requirements of the Land Development Regulations of the City Code. 6. Manufacturers drawings and Dade County product approval numbers for all new windows, doors and gfass shall be required, prior to the issuance of a building permit. 7. All roof-top fixtures, air-conditioning units and mechanical devices shall be clearly noted on a revised roof plan and elevation drawings and shall be screened from view, in a manner to be approved by staff. 8. AU new and altered elements, spaces and areas shall meet the requirements of the Florida Accessibility Code (FAC). 9. The project shall comply with any landscaping or other sidewalkfstreet improvement standards as may be prescribed by a relevant Urban Design Master Pian approved prior to the completion of the project and the issuance of a Certificate of Occupancy. 10. The applicant may be required to submit a separate analysis for water and sewer requirements, at the discretion of the Public Works Director, or designee. Based on a preliminary review of the proposed project, the following may be required by the Public Works Department a. A traffic and neighborhood impact study shall be conducted as a means to measure a proposed development's impact on transportation and neighborhoods. The study shall address a!l roadway level of Service (LOS) deficiencies relative to the concurrency requirements of the City Code, and if required, shall be submitted prior to the issuance of a Building Permit. The final building plans shall meet aH other requirements of the Land Development Regulations of the City Code. The developer shall refer to the most recent City of Miami Beach's Traffic and Neighborhood Impact Methodology as issued by the Public Works Department. b. Remove/replace sidewalks, curbs and gutters on all street frontages, lf applicable. Unless otherwise specified, the standard color for city sidewalks is red, and the standard curb and gutter color is gray. c. Mill/resurface asphalt in rear aifey along property, if applicable. d. Provide underground utility service connections and on-site transformer location, if necessary. 431 Page 13 of 15 HPB File No. 7329 Meeting Date: November 13, 2012 e. Provide back-flow prevention devices on all water services. f. Provide on-site, self-contained storm water drainage for the proposed development. g. Meet water/sewer concurrency requirements including a hydraulic water model analysis and gravity sewer system capacity analysis as determined by the Department and the required upgrades to water and sewer mains servicing this project. h. Payment of City utility impact fees for water meters/services. L Provide flood barrier ramps to underground parking or minimum slab elevation to be at highest adjacent crown road elevation plus 8". j. Right-of~way permit must be obtained from Public Works. k. All right-of-way encroachments must be removed. L All planting/landscaping in the public right-of~way must be approved by the Public Works and Parks Departments. 11. The Applicant agrees to the following operational conditions for any and all permitted hotel and accessory uses and shall bind itself, lessees, permittees, concessionaires, renters, guests, users, and successors and assigns and aU successors in interest in whole or in part to comply with the following operational and noise attenuation requirements and/or limitations. a. RESTAURANT CONDITIONS i. Any future accessory outdoor restaurant use shall not operate between midnight and 6:00A.M. b. ROOFTOP CONDITIONS i. Rooftop lighting fixtures shall be designed to deflect Hght from spilling over to adjacent and nearby properties. c. NOISE CONDITIONS i. The Historic Preservation Board (HPB) or the Planning Director shall retain the right to call the owners and/or operators back before the HPB, at the expense of the owners and/ or operators, to impose and/or modify the hours of operation, and the placement or use on the property of exterior loudspeakers, fixed or portable, or amend or impose other conditions, should there be a valid violation (as determined by Code Compliance) about loud, excessive, unnecessary, or unusual noise or other conditions of this approval. An adverse adjudication of a violation against the owner or operator is 432 Page 14 of 15 HPB File No. 7329 Meeting Date: November 13, 2012 not necessary for the board to have jurisdiction over the matter under this condition. This condition vests jurisdiction independent of any other condition hereof. ii. A violation of Chapter 46, Article IV, "Noise," of the Code of the City of Miami Beach, Florida (a/k/a "noise ordinance"), as amended, shall be deemed a violation of this approval and subject the approval to modification in accordance with the procedures for modification of prior approvals as provided for in the Code, and subject the applicant to the review provided for in the first sentence of this subparagraph. iii. No outdoor bar counters shall be permitted on the premises. iv. Except as may be required for fire or building code/Life Safety Code purposes, no loudspeakers shall be affixed to or otherwise located on the exterior of the premises. d. OPERATIONAL CONDITIONS i. All trash containers shall utilize rubber wheels, or the path for the trash containers shall consist of a sutiace finish that reduces noise, in a manner to be reviewed and approved by staff. iL Adequate trash room space, air conditioned and noise baffled, shall be provided, in a manner to be approved by the Planning and Public Works Departments. Doors shall remain closed and secured when not in active use. iii. Garbage dumpster covers shall be closed at all times except when in active use and garbage pickups and service deliveries shall not take place between 7PM and BAM. iv. Outdoor cooking anywhere on the premises is prohibited. Kitchen and other cooking odors will be contained within the premises. All kitchens and other venting shall be chased to the roof and venting systems shall be employed as necessary to minimize or dissipate smoke, fumes and odors. v. Equipment and supplies shall not be stored in areas visible from streets, alleys or nearby buildings. 12. At the time of completion of the project, only a Final Certificate of Occupancy (CO) or Final Certificate of Completion (CC) may be applied for; the staging and scheduling of the construction on site shall take this into account AU work on site must be completed in accordance with the plans approved herein, as well as any modifications approved or required by the Building, Fire, Planning, CIP and Public Works Departments, inclusive of all conditions imposed herein, and by other Development Review Boards, and any modifications required pursuant to field inspections, prior to the issuance of a CO or CC. This shall not prohibit the issuance of a Partial or Temporary CO, or a Partial or Temporary CC. 433 Page 15 of 15 HPB File No. 7329 Meeting Date: November 13, 2012 13. The Final Order shall be recorded in the Public Records of Miami-Dade County, prior to the issuance of a Building Permit. 14. The Final Order is not severable, and if any provision or condition hereof is held void or unconstitutional in a final decision by a court of competent jurisdiction, the order shall be retumed to the Board for reconsideration as to whether the order meets the criteria for approval absent the stricken provision or condition, and/or lt is appropriate to modify the remaining conditions or impose new conditions. 15. The conditions of approval herein are binding on the applicant, the property's owners, operators, and all successors in interest and assigns. 16. Nothing in this order authorizes a violation of the City Code or other applicable law, nor allows a relaxation of any requirement or standard set forth in the City Code. RGL;WHC:DHT F:\PU\N\$HPS\ 12HPB\Nov12\7329.Nov12.docx 434 ~--~--------------~ ( f r--__j ___ -!_':."_!_I_.!_~Y_.fi__SI2.~~~!'1BER 27, 2012 NE 'l l.;;:;;;;M=I:;;::A=M=IB=E;;;;:;;;;A;;;;;;;;C=H:;;;:::;. =~===~~~,~ CITY OF MIAMI BEACH NOTICE W HffiEaY g~ fiW a pu~~:~~~ oo 0! ~~~~~~ ~y~!!!~~~~ CffY of M~! Beaw, FroMa, In ~-~ 1 1 Commissron CMJflbero, 3rd FiOOf, City Han, 1700 Convention Center txm, Mlaml Beach, Florida. 011 Wednesday, Jllmwy 16; 2trla, to .• CQI\s!t:k!r tilt! !oilowlng: · · · · 10;5Sa.m. ., P'Jtlilc Hearing To ·eonslder Gran~ng A Waiver Of Certain Oevelaprnoot Regulations, l'ursl.l<1r.t To Seaioo 142-425(d) Of The City's Zoning Ordinance, For Too Collifls Park Garage Project, Located Within Tlle Museum Hisiorlc. Olsltlct And Collins Park tleighOOrilood; Sala Waiver Regarding Too Maxiiilum IMalng ~lgflt. · · fnqulries ~be dir~ to~ capital improv-emtl!its Olfick (305) 673-7071. ltmiu:STEO PARl'JEs 2re i!Wl!OO to appear at ll1lS mooting, Of be represented by M af)ent. or to~ ~ir lllews ln writing ~se<llO !he City CommiSSiOn, tlo !be Clty CJm, 1700 GOOven!ioo Center Drive, lsi floor, Cffy Halt Miami Boach, Rorida 3~ 13\l. (),)pies of ll1eoo itlmts are avaUabk'! for public ~nsoection during !10fmal business hc<.~rs 1ri ttm City Clerk's Oflics, 1700 ~tioo Conter Drive. lsi Fkior, Clly Hall, Mlami Bearn.-Aorlda 33tS9. This mllilVil!l·may be CO!l!inued, ana uooer suclt tio;ornstarn:es attl!it!ooai ~egai ooUce will oot btt pNJvlded. '(bue to Too Miami Hefalll's oead!ine, oidin1lliCCS a11Q/or 11Wl!ulions tha! are iabl~d. deni!JS or witlu:!ra;'ffi •~if! appe<~r in lltls a&ertisement) • . Rafael E. Grana~o. City Cl~lk Cl!;y of Miami Bilacb Pursuant to Sectloo 286.01 OS, Aa. Stat. l!w City hereby a\Ms!JS the pubilc that: if a person decides to appeal any fleelsion made by the GitY C!ll!lmi:>Sofl wl~ -~~to any matter oonsiderell at i~s musting or ils heari11{1, stlctl pecu011 must ensure that a ¥et"OOtim recoro of ttm proceed11\(Js is made, wllich record 111clooeslll!llestll11{lny and evidence upon which tile appeal isla btl OO!!ed.Jhis llOlica does oot oonstllulc consent by the Cily_ror the introiluctiOfl or aomJstiOn ol othc!Wise madmf:Ssible or irrelevant eVidence, nor does i!. auth<)rize challeoget or appealS not otherwise allowll'd !JY law. To request ttiis ~ii!~nar in aGce$sit:ie format, £ign !Jn;Juag!: mWrprerer~. mformatiun· en access for persons with disabilities, aml!or any ilCCOffilllOOUfiOil tO review llny dOC!JtnOnt Of panlc'tpate il'l any C;ty·!lpOil&OTed J)fOCEedlng, p\e<IOO contact U$ fJYe days io advai1Ce_ at (305) 673, 7411!volr.c! or m users may also c.ail the Florida Relay Service al :711. ' Ad i75S 435 RESOLUTION TO BE SUBMITTED 436