MIAMI PARKING AUTHORITY

Little Havana Property Study

January xx, 2018

Mr. Art Noriega, Executive Director

Miami Parking Authority
40 Northwest 3rd Street
Miami, Florida, 33128

Re: Miami Parking Authority Property Study

Dear Mr. Noriega,

Bermello Ajamil & Partners is pleased to submit this report, which provides a comparative analysis of different
“development options” for the Miami Parking Authority (“MPA”) property located off of S.W. 8th Street between S.W.
15th Avenue and S.W. 14th Avenue, just south of the Maximo Gomez Park (Domino Park). This analysis also takes
into consideration the joint development opportunities associated with both the MPA property along with other nearby
public and private parcels.

The report includes a narrative description of the MPA property, describing its location, size, street frontages, existing
uses and adjacencies. The project narrative also outlines how the property is regulated by the current municipal land-
use regulatory framework in relation to both the City of Miami’s Comprehensive Plan and the Miami21 Zoning Code.

In the report, you will find three (3) development scenarios, ranging from: (a) maximum development “as is” of the
property for both public off-street parking and work force housing under the current zoning districts, (b) maximum
development of the property for both public off-street parking and work force housing under an up-zoning which would
provide one single and unified zoning category for the property; and, (c) a scenario that includes the up-zoning of the
MPA property described in (b) as well as a land assembly strategy consolidating the MPA property together with the
adjacent “L” shaped private parcel that wraps around Domino Park. This last development scenario assumes that
MPA would acquire said private parcel either by purchase or by eminent domain.

We look forward to reviewing our analysis and findings with you at your earliest convenience.

Sincerely,

Willy Bermello
Chairman of the Board

CC: Raul Carreras

Daisy S. Fernandez

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 1. INTRODUCTION
Miami is a vibrant and cosmopolitan city that has fully embraced the Latin/Caribbean culture, a product
of constant waves of migration. No neighborhood in Miami translates the Latin culture into its streets and
open spaces as does the Little Havana neighborhood which is located just west of Downtown Miami. The
neighborhood is characterized by many examples of street art reminiscent of the landscape and folklore of
Cuba. Maximo Gomez Park, commonly known as Domino Park, is not only a haven for Cuban American domino
players but has also become Little Havana’s ground zero for tourist activities and city tours. The Little Havana
neighborhood is today a vibrant cultural experiment where different Latin American nationalities co-exist in
an urban setting where the Hispanic culture predominates in terms of not only the language spoken, but also
gastronomy, music, and entertainment.

The MPA property, subject of this report, is located on Southwest Eighth Street (SW 8th Street) between
Southwest Fifteenth Avenue (SW 15th Ave.) and Southwest Fourteenth Avenue (SW 14th Ave.). It is situated in
the very heart of Little Havana. The irregular shape of the property presents both benefits and challenges. The
property has limited frontage on one of Miami’s most famous arterial roads, State Road 41, more commonly
known as Calle Ocho (SW 8th Street). The property also fronts the newly opened pedestrian plaza commonly
referred to as “Paseo” (SW 15th Street).

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Although the property is strategically located in Little
Havana, it is never the less challenged by its irregular
geometry which causes it to fall under two separate transect
zones (i.e.: zoning districts) under Miami21. The northern
portion of the property fronting on SW 8th Street is located
in a T6-8 transect zone, which allows for the construction
of an eight-story mid-rise building as of right. However,
the geometric configuration of this northern portion of the
MPA property precludes any possibility of its development.
The southern portion of the property is located in a T4-R
transect zone, which is far more restrictive in uses, intensity
and density than the T6-8 transect zone. Transect T4-R
calls for a less dense development than the T6-8 transect
zone. T4-R has a maximum height of 40 feet and/or three-
Miami21 Zoning Map of Little Havana.
stories (3) that cannot be increased with bonuses.

Due to the challenges of the split zoning characteristic of the MPA property, and considering the cultural
significance of the area, as well as recent development trends in the Little Havana neighborhood, B&A was
engaged by MPA to conduct an analysis of the different development options available, as to how best to
maximize the MPA property’s development potential.

This report and its findings provide a recommended path as to how to best capitalize on the value of the
adjoining properties, while maximizing the MPA property’s development potential.

2. BACKGROUND
On April 3, 2013 Bermello, Ajamil, & Partners (B&A) was approved as a Consultant by the Miami Parking
Authority based on a response to a Request for Qualification (RFQ) proposal for Design Services. The
consultant’s approval subsequently led to an official agreement and work order between MPA and B&A. The
MPA work order authorized B&A to provide a comparative analysis of different program options exploring the
joint development of MPA’s surface parking lot near Maximo Gomez Park (Domino Park). This analysis also
considers the possible joint development opportunities in conjunction with both adjacent private and public
properties. This consulting agreement for professional planning and architectural services has been approved
by MPA’s Chief Executive Officer (CEO) and authorized by the MPA Board of Directors.

Miami Parking Authority Little Havana Property Study | 4

 3. MPA PROPERTY & URBAN CONTEXT
The neighborhood of Little Havana is in its majority, a Hispanic
enclave, where the residents share a common first language, but
who come from a wide number of countries in Central and South
America, and the Caribbean. It is this rich cultural variety that makes
Little Havana an attractive cultural destination. The MPA property,
subject of this report, is located in the heart of the Little Havana
neighborhood. On the western edge of the property is a new Paseo
or pedestrian-only promenade on S.W. 15th Avenue.

Furthermore, across the new pedestrian Paseo, is the historic Tower

Theater which was restored some 20 years ago by the City of Miami;
and is currently operated by Miami-Dade College. The theater is an
important cultural landmark and a starting point for historic walking
tours of the neighborhood. Just north of the property is the famous
Maximo Gomez Park, otherwise known as Domino Park. To the east
of the property, is an operating McDonald’s restaurant with a drive
A view of the "Paseo" on SW 15th Avenue.
through facility. The MPA property and McDonald’s currently share
a driveway entrance along S.W. 8th Street. The predominant land
uses to the north of the property are mostly retail. However, to the
south of the property, the adjoining properties are residential. The
MPA property has an approximate land area of 24,517 square feet
or 0.56 acres; and is currently being used as a surface parking lot.

Little Havana is also one of the largest residential neighborhoods in

the Greater Miami area, currently being gentrified as development
pressure pushes west from the Brickell area. There is a high demand
for work force housing in this growing neighborhood. Based on
City of Miami’s Comprehensive Land Use Plan, the developments
along the SW 8th Street corridor are encouraged to be mixed- A view of the Tower Theater from Calle Ocho.
use residential mid-rise, with ground floor retail along the street
frontage. The introduction of a residential program for work-force
housing along with ground floor retail, as part of an MPA project on
the subject property would be consistent with the vision of Miami21
for this district.

Miami Parking Authority Little Havana Property Study | 5

 4. MPA PROPERTY CONSTRAINTS & OPPORTUNITIES
The property has an irregular geometry. From a zoning perspective it is characterized by two different zoning
transects or district categories. The narrow northern portion of the property which extends south from S.W.
8th Street is within the T6-8 transect boundary. This transect allows for high-density, mid-rise development
with a mixed-use program. The southern portion of the property is located within a T4-R transect or district
category, which is far more restrictive in terms of uses allowed within this zone. The T4-R transect allows only
medium density residential development. No retail uses are allowed in the T4-R transect zone.

Considering the context of the immediate area, a

mixed-use project with ground floor retail along
the S.W. 15th Avenue promenade would be more
appropriate than a single-use residential project.
The subject property is surrounded by retail stores,
cultural centers, and restaurants which are frequented
by locals and tourists alike. On a daily basis, the
Domino Park is a frequent stop for tour buses.
Although a standalone residential building will meet
the demands for work-force housing in the area, it
would also miss out on the opportunity of furthering
the area’s potential as a hub for the specialty retail
and cultural facilities sought after by both tourists
and residents.

The subject property’s location also presents a series

of development benefits as set forth by Miami21 and
the City of Miami Comprehensive Plan. Given that,
S.W. 8th Street is a transit corridor, any development
of the MPA property would benefit from access to
a general parking reduction of thirty percent (30%)
available to properties within a quarter mile of the
corridor.

The above referenced challenges and opportunities in

connection with the property have been considered
in formulating and analyzing the three (3) different
development scenarios discussed in the following
section.

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 5. ALTERNATIVE DEVELOPMENT OPTIONS
The three (3) development scenarios that have been analyzed for the MPA property as part of this study are as follows:

SCENARIO 1
Develop the Property “as-of-right” with both its T4-R and T6-8 Zoning Designations

An as-of-right development will have fewer hurdles to overcome in terms of municipal approvals from the
city. However, an as-of-right development would need to adhere to the strict usage regulations of the T4-R
transect zone which overlays the southern portion of the property. The maximum number of units allowed
under this transect zone is 36 dwelling units per acre. As far as building height, only a maximum height of
three (3) stories (40 feet max.) is allowed. This will result in both parking being restricted to the ground floor
level and impacting the total unit count. Commercial uses are not allowed under T4-R zoning, eliminating any
potential revenue or public event that would be generated by having a ground floor retail space, fronting along
the PASEO.

Given the level of commercial activity in the surrounding properties, a scenario that excludes ground floor retail
is consistent with the T4-R district designation, but it would not be the most appropriate use of the property.
This scenario would also by-pass the opportunity of engaging more effectively with the pedestrian “Paseo”
to the west. The northern portion of the site which faces SW 8th Street is a T6-8 transect zone. This portion
of MPA’s property is very narrow. It has an existing curb cut being shared by both the MPA property and the
McDonald’s Restaurant to the east, thus providing direct access to S.W. 8th Street for both properties. The
width of the portion fronting on SW 8th Street is approximately thirty-one (31) feet, making any development
on this portion of the property difficult if not impossible to achieve.

The T4-R transect zone also poses other restrictions on the property such as, the fact that T4-R transect does
not provide opportunities for height and density bonuses. The T4-R transect is also not eligible for work-force
housing benefits such as: setback exemptions and height flexibility. A summary of the T4-R transect zone
regulations, as these refer to the subject property is as follows:

Land Area for SCENARIO 1: 24,517 Square-Feet / 0.56 acres

T4-R Zoning Regulations Setbacks Parking

Lot Coverage: 60% max
Floor Lot Ratio (FLR): N/A
Density: 36 dwelling units / acre
• Maximum Density Allowed:
20 dwelling units
Building Height: Maximum
3-stories (40 feet max.)
Principle Frontage: 10 feet min.
Secondary Frontage: 10 feet min.
Side: 0 feet min.; 5 min. feet if
abutting a setback
Rear: 20 feet min.
Residential: 1.5 spaces / dwelling
unit min. ( no visitor parking
required )
• Parking Required: 30 spaces
Commercial (Retail): N/A

Based on SCENARIO 1 in which the property is developed “as-of-right,” the maximum gross building area
would be approximately 43,842 square-feet distributed over three (3) stories due to the setbacks. The “as-of-
right” development scenario allows a maximum of 20 units based on 0.56 acres (36 dwelling units / acre). The
dwelling units would require a total of 30 parking spaces, based on 1.5 spaces per dwelling unit.

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SCENARIO 2
Up-Zone T4-R Portion of the Site to a T6-8

The second scenario is based on an ‘up-zoning’ of the T4-R portion of the subject property from T4-R to
T6-8, since only a portion of the property is currently located within a T6-8 transect. For consistency and
maximizing the property’s development potential, the entire property would be up-zoned to a T6-8 transect
under this scenario.

The partial up-zoning would also allow for a mixed-use development of ground floor retail together with a
residential program, not currently allowed under T4-R. The up-zoning also allows access to both height and
density bonuses not allowed in the T4-R.

Miami Parking Authority Little Havana Property Study | 8

Most importantly, under the T6-8 transect when work-force housing is provided, the property is then eligible
for additional benefits for offering workforce housing such as setback waivers, height adjustments, and further
parking reductions. The T6-8 transect features a public benefit program that allows for an increase in height
from 8-stories to 12-stories, along with an increase in FLR. This up-zoning change would require a review from
city staff and City of Miami Planning and Zoning Board; and ultimately an approval from the City of Miami
Commission. If work-force housing is provided, T6-8 is eligible for benefits such as: setback exemptions, height
flexibility, and additional parking reductions via a warrant/waiver as stated in Miami21, as further described
below. A summary of the T6-8 transect zone regulations, as these refer to the subject property is as follows:

Land Area for SCENARIO 2:

24,517 Square-Feet / 0.56 acres

T6-8 Zoning Regulations

Lot Coverage: 80% max

Floor Lot Ratio (FLR):

5 / 25% additional Public Benefit
• Maximum Buildable Area:
153,231 SF with Public Benefits
Density: 150 dwelling units / acre
• Maximum Density Allowed:
84 units with Public Benefits
Building Height: 8-stories / +4 stories additional
Public Benefit
• Maximum Height Allowed:
12-stories with Public Benefits

Setbacks

Principle Frontage: 10 feet min.; 20 feet min. above

the 8th story
Secondary Frontage: 10 feet min.; 20 feet min.
above the 8th story
Side: 0 feet min.; 30 feet min. above the 8th story
• *Abutting T4: 6 feet min. 1st through 5th story;
26 feet min. above the 5th story

Rear: 0 feet min.; 30 feet min. above the 8th story
• *Abutting T4: 6 feet min. 1st through 5th story;
26 feet min. above the 5th story
Parking
Residential: 1.5 spaces / dwelling unit, plus 1
additional space for every ten (10) dwelling units
• Parking Required: 134 spaces (not including
retail)
Commercial (Retail): 3 spaces for 1,000 Square
Feet without the 30% reduction
Based on SCENARIO 2 in which the property is
developed under a recommended “up-zoning” from
T4-R to T6-8, the maximum gross building area
allowed by FLR under this scenario is 153,231 square-
feet distributed over twelve (12) stories with Public
Benefits. SCENARIO 2 allows a maximum of 84 units
based on 0.56 acres (150 dwelling units / acre). The
dwelling units generate a total of 134 parking spaces,
based on 1.5 spaces per dwelling unit plus one (1)
space for every ten (10) units. Once a retail component
is added it will increase the number of required parking
spaces based on the area of the retail.

Miami Parking Authority Little Havana Property Study | 9

SCENARIO 3
Up-Zone the T4-R Portion of the Site to a T6-8 and Incorporate the Adjacent Northern Property

Similar to the previously described in SCENARIO 2, the SCENARIO 3 would call for an up-zoning from T4-R to
T6-8. The difference in this scenario is that it would also increase the land assembly by including the abutting
parcel immediately to the north, which ‘wraps around’ Domino Park. This privately-owned parcel, which is
“land locked” between Domino Park and the MPA property, is already zoned T6-8. Acquisition of this parcel
by MPA would increase both the development efficiency and capacity of the MPA property; as well as its
exposure along Calle Ocho and PASEO. Furthermore, by acquiring additional land area, the overall residential
unit count can be increased, thus making this land assembly of contiguous public-owned property attractive
for a potential Public-Private-Partnership (PPP) opportunity.

Since the additional parcel abuts the Domino Park on two (2) sides, the recommended land assembly would
also serve as a beneficial amenity to the residential program while providing an excellent opportunity to
redevelop and beautify Domino Park. A summary of the T6-8 transect zone regulations, as these refer to the
subject property is as follows:

Land Area for SCENARIO 3:

33,084 Square-Feet / 0.76 acres

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T6-8 Zoning Regulations

Lot Coverage: 80% max

Floor Lot Ratio (FLR):

5 / 25% additional Public Benefit
• Maximum Buildable Area:
206,775 SF with Public Benefits

Density: 150 dwelling units / acre

• Maximum Density Allowed:
113 units with Public Benefits

Building Height:
8-stories / +4 stories additional Public Benefit
• Maximum Height Allowed:
12-stories with Public Benefits

Setbacks

Principle Frontage: 10 feet min.; 20 feet min. above

the 8th story

Secondary Frontage: 10 feet min.; 20 feet min.

above the 8th story

Side: 0 feet min.; 30 feet min. above the 8th story

• *Abutting T4: 6 feet min. 1st through 5th story;

26 feet min. above the 5th story

Rear: 0 feet min.; 30 feet min. above the 8th story

• *Abutting T4: 6 feet min. 1st through 5th story;

26 feet min. above the 5th story

Parking

Residential: 1.5 spaces / dwelling unit, plus 1 space

for every ten (10) dwelling units
• Parking Required: 181 spaces (not including
retail)

Commercial (Retail):
3 spaces for 1,000 Square Feet

Based on SCENARIO 3 in which the property is developed under a recommended “up-zoning” from T4-R to
T6-8 and the inclusion of the abutting privately owned parcel to the north, the maximum gross building area
under this scenario is 206,775 square-feet distributed over twelve (12) stories. SCENARIO 3 allows a maximum
of 113 units based on 0.76 acres (150 dwelling units / acre). The dwelling units require a total of 181 parking
spaces (without reductions), based on 1.5 spaces per dwelling unit, plus one (1) space for every ten (10) units.
Once a retail component is added it will increase the number of required spaces based on the area of the retail.

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 6. RECOMMENDED DEVELOPMENT OPTIONS & PROGRAM
Based on a comparative analysis of the three (3) development potential scenarios, focusing on both
development and site efficiencies, B&A is of the opinion that SCENARIO 3 presents the best development
scenario for the site.

MAXIMUM DEVELOPMENT SCENARIO 1 SCENARIO 2 SCENARIO 3

Land Area 24,517 SF 24,517 SF 33,084 SF

Maximum Gross Buildable Area N/A 153,231 SF 206,775 SF

Maximum Density 20 Units 84 Units 113 Units

Required Parking Spaces 30 Spaces* 134 Spaces* 181 Spaces

Maximum Building Height 3-stories 12-stories 12-stories

* The above is based on Public Benefits Bonuses and parking is based on Residential Unit Zoning
Requirements without available reductions.

The addition of the “L” shaped property abutting the north side of the MPA property would expand the
development capacity of the property to provide more work-force housing and services while both increasing
valuable street frontage on S.W. 8th Street and taking full advantage of the location next to Domino Park.

Due to the irregular geometry of the MPA property, neither SCENARIO 1 nor SCENARIO 2 utilize the site
efficiently; and, due to their limited frontage on Calle Ocho neither scenario takes full advantage of their
frontage on one of the busiest commercial streets in Miami.

The following breakdown is a hypothetical development program for consideration, taking into account the
properties limited street frontages and challenging geometry, while complying with the guidelines of T6-8
transect zone for SCENARIO 3.

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The recommended development scenario program is
as follows:

a.) Ground Floor Retail/ Cultural Space: 11,374 SF

b.) Ground Floor BOH: 5,214 SF

c.) Total Number of parking Spaces: 86 spaces

d.) Number of Residential units: 88 dwelling units

e.) Building Height: 12-stories

f.) Mix of Residential Units:

»» 1-Bedroom: 27 units
»» 2-Bedroom: 8 units
»» 3-Bedrooms: 9 units
»» Studios: 44 units
»» Total Units: 88 units

g.) Description of Amenities:

To be located above the parking garage, the
amenity floor would feature an outdoor pool with
landscaped surroundings and seating areas. The
recreation deck floor would also house a multi-
purpose meeting space for events.

h.) Total Gross Floor Area Without Parking:

93,486 SF

i.) Total Gross Floor Area Including Parking:

132,450 SF

Miami Parking Authority Little Havana Property Study | 13

 7. RECOMMENDED COURSE OF ACTION: NEXT STEPS
The following is a suggested course of action under the assumption that following a review of this report
by MPA staff and Board, the MPA adopts the recommended development SCENARIO 3 as the preferred
development option:

ACTION 1 ACTION 2

Initiate a process with the City of Miami to up-zone Initiate imminent domain proceedings to acquire
that portion of the MPA property currently zoned the ‘L-shape’ parcel immediately north and west of
T4-R, so that the entire parcel falls within the T6-8 the MPA property.
transit Zone.

ACTION 3A ACTION 3B

Initiate a process to develop and prepare a Following the completion and approval of the
PRELIMINARY CONCEPT PLAN, BUDGET and PRELIMINARY CONCEPT PLAN by the MPA,
PROJECT TIMELINE that would fix, define and said documents would form the basis for a
describe the scope, character and scale of the competitive RFP proposal inviting private
proposed project encompassing the consolidated DEVELOPMENT TEAMS to develop the proposed
redevelopment of the MPA property together project under a long term land lease agreement
with a new Domino Park and the to be acquired of the subject property.
‘L-Shape’ parcel. As part of this planning and
design process, further consideration should
be given to the integration of the Paseo along
with Tower Theater and the small City of Miami
property south of Tower Theatre as part of the
project.

In our opinion, Action items 1, 2 and 3A could be implemented concurrently within a period of 6 to 12 month,
with Action item 3B requiring an additional 6 months. We envision that the entire redevelopment effort
including both the public sector side by MPA and City of Miami; and the private development phase would
encompass a total period of 3 years, barring unforeseen delays and force majeure.

Miami Parking Authority Little Havana Property Study | 14

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