PLANNING, ZONING AND APPEALS BOARD

FACT SHEET

File ID: (ID # 11926)

Title: A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS

BOARD (“PZAB”), RECOMMENDING APPROVAL OF AN ORDINANCE
OF THE MIAMI CITY COMMISSION, AMENDING APPENDIX E,
BRICKELL CITY CENTRE SPECIAL AREA PLAN (“BCC SAP”) OF
ORDINANCE NO. 13114, THE ZONING ORDINANCE OF THE CITY OF
MIAMI, FLORIDA, AS AMENDED (“MIAMI 21 CODE”), TO APPROVE
THE FOURTH AMENDMENT TO THE PREVIOUSLY APPROVED “BCC
SAP” TO MAKE PROVISION FOR THE ONE BCC SIGNATURE OFFICE
DEVELOPMENT, AN ALTERNATE CONCEPT FOR THE ONE BCC
PARCEL, WHICH MAY UTILIZE CERTAIN DESIGN FLEXIBILITIES
THAT INCLUDES LARGER TOWER FLOORPLATES FOR THE
PROPERTY GENERALLY LOCATED AT 799 BRICKELL PLAZA, 700
BRICKELL AVENUE, AND 710 BRICKELL AVENUE; CONTAINING A
SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.

APPLICANT(S): Arthur Noriega V, City Manager on behalf of City of Miami

PURPOSE: Amendments to Legislation pertaining to Miami 21 Appendix E, the Brickell
City Centre Special Area Plan to make provision for an Alternate Signature Office
development proposal.
FINDING(S):
PLANNING DEPARTMENT: Recommended approval.
 City of Miami City Hall
3500 Pan American Drive
PZAB Resolution Miami, FL 33133
www.miamigov.com

Enactment Number:

File ID: 11926 Final Action Date:

A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD

(“PZAB”), RECOMMENDING APPROVAL OF AN ORDINANCE OF THE MIAMI CITY
COMMISSION, AMENDING APPENDIX E, BRICKELL CITY CENTRE SPECIAL
AREA PLAN (“BCC SAP”) OF ORDINANCE NO. 13114, THE ZONING ORDINANCE
OF THE CITY OF MIAMI, FLORIDA, AS AMENDED (“MIAMI 21 CODE”), TO
APPROVE THE FOURTH AMENDMENT TO THE PREVIOUSLY APPROVED “BCC
SAP” TO MAKE PROVISION FOR THE ONE BCC SIGNATURE OFFICE
DEVELOPMENT, AN ALTERNATE CONCEPT FOR THE ONE BCC PARCEL,
WHICH MAY UTILIZE CERTAIN DESIGN FLEXIBILITIES THAT INCLUDES LARGER
TOWER FLOORPLATES FOR THE PROPERTY GENERALLY LOCATED AT 799
BRICKELL PLAZA, 700 BRICKELL AVENUE, AND 710 BRICKELL AVENUE;
CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE
DATE.

WHEREAS, pursuant to Ordinance No. 13279 adopted on July 28, 2011, the
Miami City Commission approved the original “Brickell CitiCentre Special Area Plan”
(“BCC SAP”), a 9.038 acre Special Area Plan established pursuant to Articles3 and 7 of
Ordinance No. 13114, the Zoning Ordinance of the City of Miami, Florida, as amended
(“Miami 21 Code),that is generally bound by Brickell Avenue to the east, Southwest 1
Avenue to the west, Southeast 6 Street to the north, and Southwest 8 Street to the
south in Miami, Florida; and

WHEREAS, pursuant to Ordinance No. 13369 adopted on March 28, 2013, the
Miami City Commission approved an amendment (#1) to the BCC SAP to include an
additional 0.98 of acres of land known as the “N2” block generally located north of the
existing BCC SAP and bounded by Southeast 5 Street to the north, Southeast 1 Avenue
to the east, Southeast 6 Street to the south, and South Miami Avenue to the west,
resulting in a total of 10.01 acres; and amending the BCC SAP to rename the project
from “Brickell CitiCentre” SAP to “Brickell CityCentre” SAP; and

WHEREAS, pursuant to Ordinance No. 13440 adopted on March 27, 2014, the
Miami City Commission approved an amendment (#2) to the BCC SAP to include an
additional 1.55 acres of land known as “One BCC” generally located east of the existing
BCC SAP and bounded by Southeast 7 Street to the north, Brickell Avenue to the east,
Southeast 8 Street to the south, and the 8 Street Metro Mover right-of way to the west,
resulting in a total of 11.57 acres; and

WHEREAS pursuant to Ordinance No. 13824 adopted on January 24, 2019, the
Miami City Commission approved an amendment (#3) to the BCC SAP to incorporate

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two (2) additional development sites totaling 2.39 acres known as “BCC 650 SMA” and
“BCC AP,” located at 500, 602, 614, 622, 626, 630, and 640 South Miami Avenue, 11,
21, 31, 37, 45, and 55 Southwest 7 Street, and 19 and 42 Southwest 6 Street, Miami,
Florida, resulting in a total of 13.96 acres; and

WHEREAS, a fourth amendment (#4) to the BCC SAP, Regulating Plan and
Design Guidelines, makes provision for the One BCC Signature Office development, an
alternate concept for the One BCC parcel, which may utilize an alternate building
configuration including larger tower floorplates; and

WHEREAS, the amendment of Miami 21 Appendix E, the Brickell City Centre

Special Area Plan is necessary to allow for increased tower flexibilities up to a
maximum of 2,850,000 SF for the One BCC Signature Office; and

WHEREAS, an amendment is necessary to make provision for the One BCC

Signature Office development that responds to changing market conditions by allowing
for an alternate building configuration to attract global financial service and technology
companies that require workspaces featuring increased visibility, flexibility, efficiency,
volumetric space, and strategic co-location; and

WHEREAS, the Planning, Zoning and Appeals Board (“PZAB”) has considered
whether the proposed amendments will further the goals, objectives and policies of the
Miami Comprehensive Neighborhood Plan (“MCNP”), the Miami 21 Code, and other
City regulations; and

WHEREAS, PZAB has considered the Planning Director’s recommendations and

conducted a public hearing on the proposed amendment;

NOW, THEREFORE, BE IT RESOLVED BY THE MIAMI PLANNING, ZONING

AND APPEALS BOARD

Section 1. The recitals and findings contained in the Preamble to this Resolution are
hereby adopted by reference thereto and incorporated herein as if fully set forth in this
Section.

Section 2. The PZAB recommends to the Miami City Commission that the Miami 21
Code be amended by amending Appendix E: Brickell City Centre in the following
particulars {1}:

Appendix E - Brickell City Centre

* * * *

1Words and/or figures stricken through shall be deleted. Underscored words and/or figures shall be
added. The remaining provisions are now in effect and remain unchanged. Asterisks indicate omitted and
unchanged material.

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SAP 1.4 Regulating Plan for Brickell City Centre

BRICKELL CITY CENTRE

Brickell City Centre is a mixed-use project in the heart of the Brickell situated on seven (7)
parcels totaling approximately 13.9 acres. The site is located along S. Miami Avenue and
bounded by S.W. 8th Street to south, S.E. 5 Street to the north, approximately S.W. 1st Avenue
to the west, and approximately Brickell Avenue to the east.

The project as presently built consists of two-levels of underground parking to support the
551,482 s.f. of retail that has been constructed on the West, East, and North blocks. The future
One BCC, N2, 650 SMA and AP phases will expand the floor area of the retail to approximately
808,575 s.f. The underground parking has been designed to internalize circulation and limit the
impact of vehicular traffic on the adjacent roadway system. The internal circulation is achieved
through the connection of the three (3) underground garages at the Basement 02 level via
driveways beneath S. Miami Avenue and S.E. 7th Street. The underground parking garage will
be expanded to connect to the future N2 phase, and may connect to the One BCC and N2
phases phase.

In addition to the retail component, Brickell City Centre’s (“BCC”) program includes the
development of approximately 2,358 residential units in six (6) towers, three of which are
approximately 40 +/- stories in height on the BCC North, West and N2 parcels. A fourth tower,
80 stories tall, will may be located on the One BCC parcel ("One BCC Mixed Use Tower"). The
650 SMA tower will be 54 stories and the AP tower will be 62 stories. In the first phase, 780
residential units have been constructed on the West and East blocks. A hotel, consisting of 352
hotel rooms, has been constructed on the BCC East parcel and a 120-room hotel is planned for
the mixed-use tower on the One BCC block Mixed Use Tower. In total, 2,683 parking spaces
have been constructed in the first phase and an additional 3,612 parking spaces will be
provided in the One BCC Mixed Use Tower, N2, 650 SMA and AP phases, for a total of 6,295
spaces, to support the retail, residential, hotel and office uses.

Two office buildings on the West and East blocks, totaling 285,567 s.f., have been constructed
in the first phase of BCC. Approximately 675,000 s.f. of office is proposed in the mixed-use
tower on the One BCC parcel Mixed Use Tower, which will may replace the office buildings
currently and formerly located at 700 Brickell Avenue, 710 Brickell Avenue and 799 Brickell
Plaza, located immediately east of the Brickell City Center/8th Street MetroMover station.

Based on the global changes to market conditions following the COVID-19 pandemic,
redevelopment of the One BCC block may also proceed in a different configuration to attract
premier office tenants ("One BCC Signature Office"). These market changes are precipitated by
an inflow of new residents and businesses to Miami, primarily from urban areas in the Northeast
U.S. and California. The resulting increase in investment activity has generated office space
interest particularly from significant, global financial service and technology companies that do
not traditionally have a presence in south Florida. The SAP allows for larger tower floorplates in
a One BCC Signature Office design that will create opportunities for the types of workspaces,
these office tenants demand. Such attributes include increased visibility, flexibility, efficiency,
volumetric space, and strategic co-location.

In addition to the above-listed programmatic elements, the project includes a number of

significant features designed to enhance the public realm. Foremost among such elements is

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the climate ribbon that serves as unifying theme for the project, connecting the various parcels
of Brickell City Centre and the project to the Miami River. The climate ribbon provides protection
from the elements to patrons traveling along the open air corridors of the retail center and
across the pedestrian connections that unify the site above the street. The climate ribbon also
collects rainfall that is used for various water features on-site. The development of the One
BCC parcel will bring the climate ribbon over the top of the 8th Street MetroMover station to the
front door of Brickell Avenue.

* * * *

BRICKELL CITY CENTRE GOALS

* * * *

1.2 DEFINITIONS OF TERMS

Climate Ribbon: A framed Structure, which is open on its sides, fixed and self-supporting and
which may be located over private property or within the Public Right-of-Way.

Design Guidelines: Plans, drawings, and diagrams submitted as part of the SAP.

Display Window: A window of a Commercial establishment facing a Frontage used to display

merchandise for sale on site and shall have sufficient dimensions to display products. Display
Window(s) may not be used for the display of posters or other adverting materials unless
accompanied by the product being offered.

One BCC Mixed Use Tower: An allowable design for the One BCC block under the Second
Amendment to the BCC SAP including residential, lodging, office, and commercial uses; as set
forth in those plans prepared by Arquitectonica and stamped approved by the City's Hearing
Boards Department on December 17, 2013, consisting of 75 pages.

One BCC Signature Office: An allowable configuration for the One BCC block, which may
utilize certain design flexibilities that provide for larger tower floorplates to create opportunities
for the types of workspaces that premiere office tenants demand, including attributes such as
increased visibility, flexibility, efficiency, volumetric space, and strategic co-location.

Open Air Retail: A retail sales establishment operated substantially in the open air including,
but not limited to: farmers market, vending carts/kiosks, and the like. Open Air Retail use is
nonpermanent and mobile. Open Air Retail shall be located on private property and it shall not
be located in an area that is classified as floor area.

Open Space: Any parcel or area of land or water essentially unimproved by permanent
Buildings, open to the sky and/or covered by a Climate Ribbon; such space shall be reserved
for public or private Use. Open Spaces may include Parks, Greens, Squares, Courtyards,
Gardens, Playgrounds, paseos (when designed predominantly for pedestrians), pedestrian
paths or associated landscaped areas, and those areas covered by a Climate Ribbon.

Parking, Off-Street: Any land area designed and used for parking motor vehicles including
parking garages, driveways and garages serving residential uses, but excluding areas of
Thoroughfares and surface parking lots.

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Pedestal: Also known as podium. For the Brickell City Centre Special Area Plan parcels BCCN,
BCCW and BCCE, that portion of a Building up to a maximum of 129 feet, for the One BCC and
N2 parcels, that portion of a Building up to a maximum of 160 feet (10 stories), for the 650 SMA
parcel that portion of a Building up to a maximum of 129 feet (10 stories) and for the AP parcel
that portion of a Building up to a maximum of 127 feet (12 stories) as depicted in the approved
SAP plans and Design Guidelines.

Regulating Plan: Modifications of the underlying Miami 21 Transect Zone regulations for the
Lots included in this SAP.

Retail Ribbon Sign: A sign emitting an illuminated message, image, design or combination
thereof that is created electronically by any light source, LED (light emitting diodes) bare electric
bulbs, luminous tubes, fiber optics, or any other combination of light sources creating a
message. A Retail Ribbon Sign is classified as a Wall Sign. A Retail Ribbon Sign is not
considered an Animated Sign or Flashing Sign.

Special Area Plan (SAP): Also known as the Brickell City Centre project.

Special Area Plan Permit (SAP Permit): A permit issued by the City which authorizes
Development within an approved SAP.

Terminated Vista: A location at the axial conclusion of a Thoroughfare or Pedestrian Passage.

A Building located at a Terminated Vista designated on a Special Area Plan is required to be
designed in response to the axis.

* * * *

3.14 PUBLIC BENEFITS PROGRAM

* * * *

3.14.4 For the purposes of the public benefits program, the following criteria shall apply:

a. Brickell City Centre Public Benefits. The One BCC, 650 SMA and AP
buildings are eligible for the bonus height and Floor Lot Ratio benefits due
to the public benefits that the BCC project encompasses.

The Brickell City Centre SAP Public Benefits are:

• 6th Street/Miami Avenue Roundabout (land costs)
• 6th Street/Miami Avenue Roundabout (engineering and construction
costs)
• Eastward expansion of Metromover Station and direct connection to
Brickell Avenue and into Brickell City Centre
• Active uses on SE 7th and SE 8th Streets and improved efficiency of
ground floor
• Below Above-grade pedestrian connection under over Metromover
Station

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 • Enhancement to Plazas on Brickell Avenue and Climate Ribbon
• Above-ground pedestrian connections across the public rights-of-way
and between the Brickell City Centre parcels
• Temporary and permanent fire station on N2 block
• Improvements to the pedestrian realm along 5th Street underneath and
adjacent to the South Miami Avenue bridge, facilitating access to the
Miami River Greenway.
• Monetary contribution of $600,000 for improvements to the Underline
near the Brickell Metrorail station.
• Heightened archeological monitoring requirements.

The total costs of the public benefits for the Project are above and beyond the
monetary payment which would be required under the Public Benefits Trust Fund
regulations of Miami 21.

Article 4, Table 5 BUILDING FUNCTION: PARKING AND LOADING

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City of Miami Page 8 of 15 File ID: 11926 (Revision: ) Printed On: 5/24/2022
 * * * *

5.6 URBAN CORE TRANSECT ZONES (T6)

* * * *

5.6.2 Building Configuration (T6)

b. Above the eighth floor (tenth floor for the One BCC and 650 SMA blocks and twelfth floor
for the AP block), the Building Floorplate dimensions shall be limited as follows:

• 30,000 square feet maximum for Residential and Hotel Uses (One BCC block only)
• 24,000 square feet maximum for Residential Uses (650 SMA block only)
• 30,000 square feet maximum for Commercial Uses and for parking
• 250 feet maximum length for Residential Uses
• 250 feet maximum length for Commercial Uses
• In a One BCC Signature Office design, the following additional tower flexibilities may be
permitted by process of SAP Permit, so long as the Building does not exceed 2,850,000
square feet of total Floor Area:
• 40,000 square feet maximum Floorplate size for Office and Commercial Uses
with a maximum length of 250 feet, on all tower Stories except:
• 60,000 square feet maximum Floorplate size for Office Uses for the first
100 feet of the tower above the maximum Height of the Pedestal, with a
maximum Floorplate length of 350 feet.

c. Encroachments shall be as follows: At the First Layer, cantilevered Awnings and entry
canopies may encroach up to one hundred percent (100%) of the depth of the Setback and into
the Right-of-Way, except as may be further allowed by Chapter 54 of the City Code. Above the
first Story, cantilevered balconies, bay windows, decorative features, and roofs may encroach
up to three (3) feet (four (4) feet for the N2 block) of the depth of the Setback. The Climate
Ribbon and any above-grade connection(s) spanning the Metromover between BCC East and
One BCC blocks have no Setback, and may encroach into the Right-of-Way. Other
cantilevered portions of the Building shall maintain the required Setback. Above the Pedestal
no Encroachments are permitted, except that Facade components promoting energy efficiency
such as shading and Screening devices that are non-accessible may encroach a maximum of
three (3) feet.

d. For the N2 block, Galleries and Arcades (which includes cantilevered overhangs) can be
ten (10) feet deep, can encroach 100% of the depth of the Setback and can overlap the whole
width of the sidewalk to within four (4) feet of the curb on a Primary Frontage and sixteen (16)
feet on a Secondary Frontage.

f. Loading and service entries shall be pursuant to the Design Guidelines of the
Special Area Plan. Loading may be accessed from all Frontages if architectural
treatments applied to exposed spaces create a finished appearance. In a One BCC
Signature Office design, all loading may be provided above-ground and enclosed within
the Pedestal. At ground level, parking and loading in a One BCC Signature Office

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design shall be screened by a Liner along the Frontage, unless demonstrated through
SAP Permit that it is not practical. However, at ground level along the Metromover
(west side of One BCC block), parking and loading in a One BCC Signature Office
design may also be screened by an art, glass, or architectural treatment.

h. Mechanical equipment on a roof shall be screened by a parapet wall of a maximum

height of twenty-five (25) feet or enclosure and shall conceal all equipment, except antennas,
from lateral view. Where possible, equipment other than solar panels shall be enclosed or
screened from overhead views.

5.6.4 Parking Standards (T6)

a. Parking shall be required and provided and accessed in accordance with Article 4, Table
5 of Miami 21, the Design Guidelines of this Special Area Plan and as modified in this section of
the Regulating Plan.

Parking and loading requirements may be reduced via an SAP Permit, and may include all
parking reductions available under the Miami 21 Code, amended as of March 3, 2022. Any
other reduction greater than 30% shall require the submittal of a traffic study and/or parking
study to support the greater reduction. As set forth in 7.1.2.a of this Regulating Plan any
parking reductions allowed in Miami 21 shall be processed through an SAP Permit.

The vehicular entrance of a parking Lot or garage on a Frontage shall have a continuous flush
sidewalk crossing and pedestrian safety zones for curb cuts widths over thirty (30) feet.

All parking, including drop-off drives and porte-cocheres, open parking areas, covered parking,
garages, Loading Spaces and service areas shall be located in accordance with the Design
Guidelines of this Special Area Plan, or otherwise located within the Pedestal for a One BCC
Signature Office Design. All Screening utilized to visually shield or obscure the aforementioned
areas shall be subject to the review and approval of the Planning Director.

Above ground parking may extend into the Second Layer by SAP Permit, if an art, glass
treatment or Architectural Treatment, of a design to be approved by the Planning Director, with
the recommendation of the Urban Development Review Board (UDRB), is provided for one
hundred (100%) percent of that portion of the Pedestal Façade. In a One BCC Signature Office
design, this process shall also apply to all ground-level parking and loading areas.

* * * *

City of Miami Page 10 of 15 File ID: 11926 (Revision: ) Printed On: 5/24/2022
 T6-48B/BCC SAP

30,000
block
24,000
In a On
flexibilit
Building

as per BCC SAP Plans and Design Guidelines

City of Miami Page 11 of 15 File ID: 11926 (Revision: ) Printed On: 5/24/2022

37 Stori
6 Storie
 * * * *

7.1.2 Permits

Brickell City Centre Development Review Process

The Brickell City Centre development review process is set forth below.

a. SAP Permit.

All Development within the Project shall be approved by SAP Permit. In addition,
all other permits necessary to develop Property within the Project, such as
Warrants, Waivers, Variances, and Exceptions, shall be approved by SAP Permit
and subject to the equivalent fee to those established in the Miami 21 Code and
Chapter 62 of the City Code. The process and criteria for review and approval of
an SAP Permit application is set forth below.

1. Review and approval process.

i. The Zoning Administrator shall review each submitted application

for a SAP Permit for completeness within seven (7) days of
receipt. Upon verification by the Zoning Administrator, the
application shall be referred to the Planning Director. The
Planning Director shall review each application for an SAP Permit
for consistency with the Brickell City Centre Regulating Plan,
Design Guidelines, Development Agreement, Miami 21 and the
Miami Comprehensive Neighborhood Plan.

The One BCC block may be developed substantially in

accordance with the approved One BCC Mixed Use Tower plans,
or any other design that complies with the Brickell City Centre
SAP. In a One BCC Signature Office design, development shall
proceed by process of SAP Permit and be consistent with pages
C2.96 to C2.98 of the One BCC Design Guidelines. To facilitate
the purposes of the One BCC Signature Office concept,
reasonable modifications to other pages of the Design Guidelines
may be allowed by process of SAP Permit, if they otherwise
remain in compliance with the SAP Regulating Plan, the
Development Agreement, and the overall intent and themes of the
Brickell City Centre project.

* * * *

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One BCC Alternate Concept Design Guidelines

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 * * * *”

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 Section 3. If any section, part of a section, paragraph, clause, phrase, or word of
this Resolution is declared invalid, the remaining provisions of this Resolution shall not
be affected.

Section 4. This Resolution shall become effective immediately upon its

adoption.

___________
Cesar M. Garcia-Pons, AICP, LEE DAP Execution Date
Director
Department of Planning
STATE OF FLORIDA )
COUNTY OF MIAMI-DADE )

Personally appeared before me, the undersigned authority, _____________, Clerk of the Planning, Zoning and Appeals Board of
the City of Miami, Florida, and acknowledges that s/he executed the foregoing Resolution.

SWORN AND SUBSCRIBED BEFORE ME THIS ____ DAY OF _____________, 202_.

_
Print Notary Name Notary Public State of Florida

Personally know or Produced I.D. My Commission Expires:

Type and number of I.D. produced
Did take an oath or Did not take an oath

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