PZAB.

6
PLANNING, ZONING AND APPEALS BOARD
FACT SHEET

File ID: 11-01196ap Quasi-Judicial

Title: A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD
RECOMMENDING APPROVAL OR DENIAL OF AN ORDINANCE OF THE MIAMI
CITY COMMISSION, WITH ATTACHMENT(S), APPROVING WITH CONDITIONS,
PURSUANT TO ARTICLES 3 AND 7 OF THE MIAMI 21 CODE, THE ZONING
ORDINANCE OF THE CITY OF MIAMI, FLORIDA, REZONING CERTAIN PARCELS
FOR THE DEVELOPMENT OF APPROXIMATELY 19.08 ACRES FOR THE MIAMI
DESIGN DISTRICT RETAIL STREET SPECIAL AREA PLAN (SAP), COMPRISED
OF SELECTED PARCELS, BOUND APPROXIMATELY BY NORTHEAST 43 STREET
AND NORTHEAST 42 STREET TO THE NORTH, NORTH FEDERAL HIGHWAY AND
BISCAYNE BOULEVARD TO THE EAST, NORTHEAST 38 STREET TO THE SOUTH,
AND BY NORTHEAST MIAMI COURT AND NORTH MIAMI AVENUE TO THE WEST,
AS DESCRIBED IN EXHIBIT A, CONSISTING OF APPROXIMATELY 1,109,488
SQUARE FEET OF FLOOR AREA SPLIT AMONG FIFTY ONE (51) PARCELS, A)
APPROXIMATELY 951,718 SQUARE FEET OF EXISTING AND PROPOSED
COMMERCIAL SPACE, B) APPROXIMATELY 96 RESIDENTIAL UNITS, AND C)
APPROXIMATELY 53 HOTEL UNITS, 2,571 ABOVE GROUND AND BELOW GRADE
PARKING SPACES, APPROXIMATELY 41,735 SQUARE FEET OF CIVIC SPACE,
AND APPROXIMATELY 35,191 SQUARE FEET OF OPEN SPACE; MAKING
FINDINGS OF FACT AND STATING CONCLUSIONS OF LAW; PROVIDING FOR
BINDING EFFECT; CONTAINING A SEVERABILITY CLAUSE AND PROVIDING FOR
AN EFFECTIVE DATE.

Location: Selected parcels, bound approximately by Northeast 43 Street and Northeast 42
Street to the north, North Federal Highway and Biscayne Boulevard to the East,
Northeast 38 Street to the south, and by Northeast Miami Court and North Miami
Avenue to the west [Commissioners Marc David Sarnoff District 2, and Michelle
Spence-Jones - District 5

Applicant(s): Neisen O. Kasdin, on behalf of Miami Design District Retail Street Special Area
Plan (SAP) applicant entities as described in Exhibit B and the City of Miami.
One Southeast Third Avenue, Suite 2500
Miami, FL 33131
(305)374-5600

Zoning: See Exhibit A

Purpose: This will allow the rezoning of certain parcels for the development of Approximately
19.08 acres for the Miami Design District Retail Street Special Area Plan (SAP).

Planning and Zoning
Department
Recommendation: Approval with conditions.

Analysis: See supporting documentation.

Planning, Zoning and
Appeals Board: June 06, 2012
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DACRA
11-01196ap
..Title
A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD
RECOMMENDING APPROVAL OR DENIAL OF AN ORDINANCE OF THE MIAMI
CITY COMMISSION, WITH ATTACHMENT(S), APPROVING WITH CONDITIONS,
PURSUANT TO ARTICLES 3 AND 7 OF THE MIAMI 21 CODE, THE ZONING
ORDINANCE OF THE CITY OF MIAMI, FLORIDA, REZONING CERTAIN PARCELS
FOR THE DEVELOPMENT OF APPROXIMATELY 19.08 ACRES FOR THE MIAMI
DESIGN DISTRICT RETAIL STREET SPECIAL AREA PLAN (SAP), COMPRISED OF
SELECTED PARCELS, BOUND APPROXIMATELY BY NORTHEAST 43 STREET
AND NORTHEAST 42 STREET TO THE NORTH, NORTH FEDERAL HIGHWAY AND
BISCAYNE BOULEVARD TO THE EAST, NORTHEAST 38 STREET TO THE SOUTH,
AND BY NORTHEAST MIAMI COURT AND NORTH MIAMI AVENUE TO THE WEST,
AS DESCRIBED IN EXHIBIT A, CONSISTING OF APPROXIMATELY 1,109,488
SQUARE FEET OF FLOOR AREA SPLIT AMONG FIFTY ONE (51) PARCELS, A)
APPROXIMATELY 951,718 SQUARE FEET OF EXISTING AND PROPOSED
COMMERCIAL SPACE, B) APPROXIMATELY 96 RESIDENTIAL UNITS, AND C)
APPROXIMATELY 53 HOTEL UNITS, 2,571 ABOVE GROUND AND BELOW GRADE
PARKING SPACES, APPROXIMATELY 41,735 SQUARE FEET OF CIVIC SPACE,
AND APPROXIMATELY 35,191 SQUARE FEET OF OPEN SPACE; MAKING
FINDINGS OF FACT AND STATING CONCLUSIONS OF LAW; PROVIDING FOR
BINDING EFFECT; CONTAINING A SEVERABILITY CLAUSE AND PROVIDING FOR
AN EFFECTIVE DATE.

..Fiscal Impact
LOCATION: Selected parcels, bound approximately by Northeast 43
rd
Street and
Northeast 42
nd
Street to the north, North Federal Highway and Biscayne Boulevard to
the East, Northeast 38
th
Street to the south, and by Northeast Miami Court and North
Miami Avenue to the west [Commissioners Marc David Sarnoff District 2, and Michelle
Spence-Jones - District 5]

APPLICANT(S): Miami Design District Retail Street Special Area Plan (SAP)
applicant entities as described in Exhibit B and the City of Miami.

FINDING(S):
PLANNING DEPARTMENT: Recommended approval with conditions.

PURPOSE: This will allow the rezoning of certain parcels for the development of
Approximately 19.08 acres for the Miami Design District Retail Street Special Area Plan
(SAP).

..Body
WHEREAS, the Miami Design District Retail Street Special Area Plan (SAP)
consists of approximately 19.08 acres of selected parcels; as described in Exhibit A,
qualifying as a Special Area Plan ("SAP") pursuant to Article 3, Section 3.9 of the Miami
21 Code, ("Zoning Ordinance"),

DACRA
11-01196ap
WHEREAS, the aforementioned location for the proposed SAP currently contains
disperse underutilized buildings and vacant lots. The entire development will consist of
approximately 1,109,488 sq. ft. of floor area split among 51 parcels; A) approximately
951,718 sq. ft. of existing and proposed commercial space, B) approximately 96
residential units, C) 53 hotel units and 2,571 above ground and below grade parking
spaces, approximately 35,191 sq. ft. of open space, approximately 41,735 sq. ft. of civic
space within and in alternate locations in close proximity to SAP area; and

WHEREAS, the proposed SAP will facilitate the redevelopment and benefit the
area by creating residential units, hotel rooms, commercial uses, as well as civic and
open space for the enjoyment of the general public, and

WHEREAS, the SAP will integrate public improvements and infrastructure while
providing greater flexibility resulting in higher or specialized quality building and
streetscape design; and

WHEREAS, projects such as this are critically important to the economic
revitalization and enhancement of the City, in general, and specifically, the Miami
Design District area; and

WHEREAS, the SAP will create certain recurring and nonrecurring financial
benefits as well as temporary and permanent jobs; and

WHEREAS, the Miami Planning, Zoning and Appeals Board ("PZAB"), at its
meeting on June 6, 2012, following an advertised public hearing, adopted Resolution
No** by a vote of **,item No.PZAB-6, recommending ** of the SAP as set forth; and

WHEREAS, the City Commission, after careful consideration of this matter
deems it advisable and in the best interest of the general welfare of the City of Miami
and its citizens to amend its Zoning Ordinance as hereinafter set forth;

NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:

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 SAP attached hereto, is approved subject to the conditions
specified herein.

Section 3. The SAP includes lower ranking SAP Permits as set forth in the
Regulating Plan Exhibit C of the SAP.

Section 4. The findings of fact set forth below are made with respect to the
subject SAP:
DACRA
11-01196ap

a. The SAP is consistent with the adopted Miami Comprehensive Neighborhood
Plan, as amended.
b. Development proposed in the SAP is expected to cost approximately $312
million, exclusive of land costs and developer fees, and to employ approximately 2,314
person years of construction employment during a construction period of approximately
four years. The project will also result in the creation of approximately 1,230 (FTE)
permanent new jobs and will generate approximately $ 3,265,300 annually in tax
revenues to the City (2012 dollars).
c. The City Commission further finds that:
(1) The SAP will have a favorable impact on the economy of the City;
(2) The SAP will efficiently use public transportation facilities;
(3) Any potentially adverse effects of the development will be mitigated through
compliance with the conditions of this SAP;
(4) The SAP will efficiently use existing public or civic spaces;
(5) The SAP will not negatively impact the environment and natural resources of
the City;
(6) The SAP will not adversely affect living conditions in the neighborhood;
(7) The SAP will not adversely affect public safety;
(8) Based on the record presented and evidence presented, the public welfare
will be served by the SAP; and
(9) Any potentially adverse effects arising from this development not limited to
safety and security, fire protection, solid waste, heritage conservation and trees will be
mitigated through compliance with the conditions of this SAP.

Section 5. The SAP, inclusive of the Regulating Plan Exhibit C and Concept
Document Exhibit D, as approved, shall be binding upon the Applicant and any
successors in interest.

Section 6. The application for this SAP, which was submitted on December 14,
2011 and on file with the Hearing Boards Section of the Planning Department, shall be
relied upon generally for administrative interpretations and is incorporated by reference.

Section 7. The City Manager is directed to instruct the Planning Director to
transmit a copy of this Ordinance and attachments to the Applicant upon final approval.

Section 8. The Findings of Fact and Conclusions of Law are made with respect to
the SAP as described herein and in documents incorporated hereto.

Section 9. The SAP for the Miami Design District Retail Street is granted and
approved.

Section 10. In the event that any portion or section of this Ordinance or the SAP
is determined to be invalid, illegal, or unconstitutional by a court or agency of competent
jurisdiction, such decision shall in no manner affect the remaining portions of this
Ordinance or SAP which shall remain in full force and effect.
DACRA
11-01196ap

Section 11. The provisions for this SAP, as approved, shall commence and
become operative thirty (30) days after the final adoption of the Ordinance.

Section 12. This Ordinance shall become effective immediately upon its final
adoption and signature of the Mayor, following any applicable appeal period. {1}


CONDITIONS

Based on analysis and findings, the Planning Department recommends approval of the
Miami Design District Retail Street SAP with the following conditions:

1) Meet all applicable building codes, land development regulations, ordinances and
other laws and pay all applicable fees due prior to the issuance of any building permit.

2) Allow the Miami Police Department to conduct a security survey, at the Department's
discretion, and to make recommendations concerning security measures and systems;
further submit a report to the Planning Department, prior to commencement of
construction, demonstrating how the Police Department recommendations, if any, have
been incorporated into the SAP security and construction plans, or demonstrate to the
Planning Director why such recommendations are impractical.

3) Obtain approval from, or provide a letter from the Department of Fire-Rescue
indicating applicant's coordination with members of the Fire Plan Review Section at the
Department of Fire-Rescue in the review of the scope of the SAP, owner responsibility,
building development process and review procedures, as well as specific requirements
for fire protection and life safety systems, exiting, vehicular access and water supply.

4) Obtain approval from, or provide a letter of assurance from the Department of Solid
Waste that the SAP has addressed all concerns of the said Department prior to the
obtaining a shell permit.

5) Comply with the Minority Participation and Employment Plan (including a
Contractor/Subcontractor Participation Plan) submitted to the City prior to the issuance
of any building permit, with the understanding that the Applicant must use its best efforts
to follow the provisions of the City's Minority/Women Business Affairs and Procurement
Program as a guide, as applicable.

6) Record the following in the Public Records of Miami-Dade County, Florida, prior to
the issuance of any building permit:

Declaration of Covenants and Restrictions providing that the ownership, operation and
maintenance of all common areas and facilities will be by the property owner or a
mandatory property owner association in perpetuity; and

DACRA
11-01196ap
Record in the Public Records a Unity of Title or a covenant in lieu of a Unity of Title if,
applicable, subject to the review and approval of the City Attorney's Office.

7) Prior to the issuance of a shell permit, provide the Planning Department with a
recorded copy of the documents mentioned in condition (6) above.

8) Provide the Planning Department with a temporary construction plan that includes the
following:

Temporary construction parking plan, with an enforcement policy;
Construction noise management plan with an enforcement policy; and
Maintenance plan for the temporary construction site; said plan shall be subject
to the review and approval by the Planning Department prior to the issuance of
any building permits and shall be enforced during construction activity. All
construction activity shall remain in full compliance with the provisions of the
submitted construction plan; failure to comply may lead to a suspension or
revocation of this SAP.

9) Prior to the issuance of any building permit, the applicant shall provide the Planning
and Zoning Department for review and approval:

Sufficiency Letter from the City of Miami, Office of Transportation.
Final determination of Public School Concurrency and Capacity Reservation.
Proof of compliance with conditions established by the following department or
agencies, specifically:
o City and County Public Works Departments
o Miami-Dade County Water and Sewer
o Miami-Dade County Traffic Engineering Division
o Florida Department of Transportation (FDOT)

10) The Miami Design District Retail Street includes a Development Review Process
which addresses the build out of the individual projects as identified in the Regulating
Plan. All development within this SAP shall be submitted for review and approval by the
Planning and Zoning Director prior to the issuance of any building permit.

11) If the project is to be developed in phases and/or individual specific projects, the
Applicant shall submit an interim plan, including a landscape plan, which addresses
design details for the land occupying future phases of this Project in the event that the
future phases are not developed, said plan shall include a proposed timetable and shall
be subject to review and approval by the Planning Director.

12) The applicant shall meet conditions identified in this Ordinance, with the SAP and all
applicable local, state and federal regulations.


DACRA
11-01196ap
13) Within 90 days of the effective date of this Ordinance, record a certified copy of the
Development Agreement specifying that the Development Agreement runs with the land
and is binding on the Applicant, its successors, and assigns, jointly or severally.

THE CITY OF MIAMI SHALL:

Establish the operative date of this Development Agreement as being thirty (30) days
from the date of its final adoption; the final adoption date shall constitute the
commencement of the thirty (30) day period to appeal the provisions of the
Development Agreement.

CONCLUSIONS OF LAW:

The Miami Design District Retail Street (SAP), as approved, complies with the Miami
Comprehensive Neighborhood Plan as amended, is consistent with the orderly
development and goals of the City of Miami, and complies with local land development
regulations pursuant to the Zoning Ordinance Code.

Exhibit A

Properties

MIAMI DESIGN DISTRICT RETAIL STREET
SPECIAL AREA PLAN (SAP)
LEGISTAR FILE ID: 11-01196ap
I2
I2
I2
I2
I2
I2
I2
I2
I2
I2
I2
I2
I2
I2
I2
I2
I2
I2
I2
I2
I2
N
E

2
N
D

A
V
E
NE 41 ST
NE 39TH ST

195
N
E

1
S
T

A
V
E
NE 43RD ST
NE 40TH ST
NE 42ND ST
N
E

M
I
A
M
I

C
T
9
4
46
7
44
8
2
50
27
6
1
20
10
45
5
48
15
25
42
21
23
3
13
11
40
41
22
38
43
18
37 34 35 36
39
26
19
14
17
16
49
24
31
12
30 33 32
47
51
29
0 325 650 162.5 Feet
EXHIBIT "A" (Pg 1 of 4)
Exhibit A (Page 2 of 4)

Map #
Address (Miami Dade
Property Listing)
Folio Number
Zoning Classification
From
To (With SAP
provision)

1
90 NE 39th Street 01-3124-029-0130 T6 12-0 T6 12-0

2
100 NE 39th Street 01-3124-030-0210 T6 12-0 T6 12-0

2
105 NE 38th Street 01-3124-033-0110 T6 12-0 T6 12-0

2
3821 NE 1st Avenue 01-3124-033-0090 T6 12-0 T6 12-0

2
3801 NE 1st Avenue 01-3124-033-0120 T6 12-0 T6 12-0

2
3801 NE 1st Avenue 01-3124-033-0100 T6 12-0 T6 12-0

3
108 NE 39th Street 01-3124-030-0200 T6 12-0 T6 12-0

4
140 NE 39th Street 01-3124-030-0170 T6 12-0 T6 12-0

5
3821 NE 1st Court 01-3124-033-0010 T6 12-0 T6 12-0

6
3821 NE 1st Court 01-3124-033-0130 T6 12-0 T6 12-0

7
180 NE 39th Street 01-3124-030-0100 T6 12-0 T6 12-0

8
3841 NE 2nd Avenue 01-3219-011-0100 T6 12-0 T6 12-0

9
3725 Biscayne Blvd 01-3219-045-0010 T6 12-0 T6 12-0

10
299 NE 38th Street 01-3219-011-0330 T6 12-L T6 12-0

11
92 NE 40th Street 01-3124-027-0270 T5-0 T6 12-0

12
99 NE 39th Street 01-3124-029-0010 T6 12-0 T6 12-0

13
101 NE 39th Street 01-3124-030-0090 T6 12-O T6 12-0

13
100 NE 40th Street 01-3124-028-0160 T5-O T6 12-0

13
108 NE 40th Street 01-3124-028-0150 T5-O T6 12-0

14
119 NE 39th Street 01-3124-030-0080 T6 12-0 T6 12-0

15
139 NE 39th Street 01-3124-030-0060 T6 12-0 T6 12-0

Exhibit A (Page 3 of 4)

Map #
Address (Miami Dade
Property Listing)
Folio Number
Zoning Classification
From
To (With SAP
provision)

16
163 NE 39th Street 01-3124-030-0050 T6 12-0 T6 12-0

17
150 NE 40th Street 01-3124-028-0080 T5- 0 T5-0

18
160 NE 40th Street 01-3124-028-0060 T5-0 T5-0

18
154 NE 40th Street 01-3124-028-0070 T5-O T5-O

19
170 NE 40th Street 01-3124-028-0040 T5-0 T5-0

20
3930 NE 2nd Avenue 01-3124-028-0010
T5-0/ T6-
12-0
T5-0/ 'T6-12-0

21
201 NE 39th Street 01-3219-012-0010 T6 12-0 T6 12-0

22
81 NE 40th Street 01-3124-027-0130 T5-0 T6-8-0

23
95 NE 40th Street 01-3124-027-0120 T5-0 T6-8-0

24
151 NE 40th Street 01-3124-027-0060 T5-0 T5-0

25
155 NE 40th Street 01-3124-027-0040 T5-0 T5-0

26
175 NE 40th Street 01-3124-025-0020 T5-0 T5-0

27
4040 NE 2nd Avenue 01-3124-027-0020 T5-0 T5-0

28
34 NE 41st Street 01-3124-024-1420 T5-0 T5-0

29
42 NE 41st Street 01-3124-024-1410 T5-0 T5-0

30
56 NE 41st Street 01-3124-024-1400 T5-0 T5-0

31
60 NE 41st Street 01-3124-024-1390 T5-0 T5-0

32
80 NE 41st Street 01-3124-024-1380 T5-0 T5-0

33
84 NE 41st Street 01-3124-024-1370 T5-0 T5-0

34
90 NE 41st Street 01-3124-024-1360 T5-0 T5-0

35
140 NE 41st Street 01-3124-024-1500 T5-0 T5-0

Exhibit A (Page 4 of 4)

Map #
Address (Miami Dade
Property Listing)
Folio Number
Zoning Classification
From
To (With SAP
provision)

36
144 NE 41st Street 01-3124-024-1490 T5-0 T5-0

37
150 NE 41st Street 01-3124-024-1480 T5-0 T5-0

38
158 NE 41st Street 01-3124-024-1470 T5-0 T5-0

39
53 NE 41st Street 01-3124-024-1320 T4-0 T4-0

40
61 NE 41st Street 01-3124-024-1330 T4-0 T4-0

41
77 NE 41st Street 01-3124-024-1340 T4-0 T4-0

42
115 NE 41st Street 01-3124-024-1150 T4-0 T5-0

43
135 NE 41st Street 01-3124-024-1160 T4-0 T5-0

44
150 NE 42nd Street 01-3124-024-1550 T3-L/ T4-0 T5-0

45
4100 NE 2nd Avenue 01-3124-024-1560 T5-0 T5-0

46
4141 NE 2nd Avenue 01-3219-009-0010 T5-0 T5-0

47
4200 NE 2nd Avenue 01-3124-024-0930 T4-L T4-0

48
4218 NE 2nd Avenue 01-3124-024-0940 T3-0 / T4-L T4-0

49
4240 NE 2nd Avenue 01-3124-024-0950 T4-L T4-0

50
3800 NE 1st Avenue 01-3124-033-0240 T6-12-0 T6-12-0

51
35 NE 38th Street 01-3124-033-0370 T6-12-0 T6-12-0

Exhibit B

Applicants

MIAMI DESIGN DISTRICT RETAIL STREET
SPECIAL AREA PLAN (SAP)
LEGISTAR FILE ID: 11-01196ap


{24159276;1}
Exhibit "B"

Miami Design District Retail Street Special Area Plan



Applicant Entities

:
Monte Carlo Associates (Del.) LLC
Electra Design (Del.) LLC
Rothman Design LLC
Dacra DesignMiami (Del.) LLC
Miami Avenue (Del.) LLC
McCrory Design Associates (Del.) LLC
39th Street (Del.) LLC
Half-Circle Property (Del.) LLC
Norwegian Wood Acquisitions, LLC
Lady Jane Acquisitions, LLC
Cumberland Acquisitions LLC
Hale Daniel Design LLC
Oak Plaza Associates (Del.) LLC
Dacra Design Associates (Del.) LLC
Ben Newton, LLC
Sweet Virginia Acquisitions, LLC
Lovely Rita Acquisitions, LLC
40 District LLC
Mosaic (Del.) LLC
Dacra Design Moore (Del.) LLC
Palmer Design (Del.) LLC
Scarlett Begonia Holdings LLC
FCAA, LLC
MID-I LEE, LLC
Dacra Design 4141 LLC
Flagler Holding Group
MDDA Garage, LLC
Rocky Raccoon Acquisitions (Del.) LLC
Exhibit D

Concept Document

MIAMI DESIGN DISTRICT RETAIL STREET
SPECIAL AREA PLAN (SAP)
LEGISTAR FILE ID: 11-01196ap




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Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
This page has been intentionally left blank.
Applicant Team Leader:
Miami Design District Associates
3841 NE 2nd Avenue
Miami, Fl. 33137
Program Manager:
Coastal Construction
5959 Blue Lagoon Drive, Suite 200
Miami, Florida 33126
Master Planner:
Duany Plater-Zyberk & Company, LLC
1023 SW 25th Avenue
Miami, FL 33135
Traffic Engineer:
Kimley Horn and Associates
5200 NW 33rd Avenue
Ft. Lauderdale, FL 33309
Parking Consultant:
Walker Parking Consultants
6602 E 75th Street, Suite 210
Indianopolis, IN 46250
Lighting Design:
Speirs and Major
11 - 15 Emerald Street
London WC1N 3QL
Project Team List & Index of Drawings
Landscape Consultant:
Island Planning Corporation
248 Washington Ave #D
Miami Beach, FL 33139
Signage:
RSM
160 Avenida Cabrillo
San Clemente, CA 92672
Architect:
Aranda\Lasch
212 Forsyth Street
New York, NY 10002
Architect:
Keenen Riley
3841 NE 2nd Avenue, Suite 400
Miami, FL 33137
Architect:
SBA
2333 Ponce de Leon Blvd, Ste 1000
Coral Gables, FL 33134
DRAWING INDEX
Project Team List & Index of Drawings
PROJECT TEAM
Section A.1: Overall Site Information
A1.1 Location in the Region
A1.2 Surrounding Neighborhoods
A1.3 Site Photos
A1.4 Special Area Plan Properties
A1.5 Special Area Plan Properties and Boundary
A1.6 Existing and Proposed Future Land Use Maps
A1.7 Existing and Proposed Zoning
A1.8 Existing Conditions
A1.9 Illustrative Master Plan
A1.10 New Building Lot Coverage/Open Space
A1.11 Proposed Buildings/Proposed Uses by Floor
A1.12 Proposed Uses by Floor
A1.13 Proposed Uses by Floor
Section A.2 - Thoroughfares and Circulation
A2.1 Proposed Frontages
A2.2 Parking Management Program
A2.3 Site Circulation from Major Thoroughfares & Highways
A2.4 Vehicular Circulation Diagram
A2.5 Transit & Bicycle Routes
A2.6 Thoroughfares
A2.7 Thoroughfares
A2.8 Sequence of Pedestrian Passage
A2.9 Sequence of Pedestrian Passage
A2.10 TOD and Proposed Streetcar Route
A2.13 Section A.3 - Examples and Illustrations
A3.1 Palm Court Conceptual Renderings
A3.2 Eastern Gateway and Pedestrian Passage Studies
A3.3 Pedestrian Passage Conceptual Studies
A3.4 NE 42nd Streetscape Study
A3.5 NE 38th and NE 42nd Street Elevation Studies
A3.6 Recladding Studies for Buena Vista Building
A3.7 Cross Block Connection Conceptual Studies
A3.8 Hypothetical Retail Streetscape at 30% Glazing
A3.9 High End Urban Retail Examples
A3.10 NE 2nd Avenue and NE 41st Street Studies
Section A 4 - Landscape and Views
A4.1 Landscape Master Plan
A4.2 Sample of Tree Locations
A4.3 Conceptual Streetscape Views
A4.4 Case Study: NE 40th Street - Facing North
A4.5 Case Study: NE 40th Street - Facing South
A4.6 Conceptual Studies for Central Streets
A4.7 View from I-195 - Green Archipelago in Miami Roofscape
A4.8 Green Wall and Roof Examples
A4.9 Ambient and Direct Lighting Examples
A4.11 Draft LEED ND Checklist
A.0
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This page has been intentionally left blank. Section A.1: Overall Site Information
This page has been intentionally left blank.
A1.1
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
This page has been intentionally left blank.
1. Miami Design District
2. Bal Harbor
3. Village of Merrick Park
4. Lincoln Road Mall
5. Miami International Airport
4
3
2
1
5
Location in the Region
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A1.2
Surrounding Neighborhoods
4
3
5
2
1
1. Miami Design District
2. Biscayne Bay
3. U.S. I-95
4. U.S. I-195
5. Midtown
6. To Wynwood Art District
6
A1.3
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
Site Photos
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A1.4
Special Area Plan Properties
Map
#
Building Name Address Lot Area
(Miami Dade property listing)
1 LaVerne 90 NE 39th Street 13,650
2 Elektra
100 NE 39th Street
105 NE 38th Street
3801 NE 1st Avenue
3821 NE 1st Ave
3801 NE 1st Ave
27,990
3 Rothman 108 NE 39th Street 4,700
4 Palm Lot 140 NE 39th Street 45,925
5 Booth 3821 NE 1st Court 9,672
6 Booth 3821 NE 1st Court 14,709
7 Buena Vista 180 NE 39th Street 46,442
8 Buick 3841 NE 2nd Avenue 29,381
9 Tuttle (South) 3725 Biscayne Blvd 77,049
10 Tuttle (North) 299 NE 38th Street 24,290
11 Norwegian Wood 92 NE 40th Street 7,500
12 Casa/ Lady Jane 99 NE 39th Street 9,400
13 JBL
101 NE 39th Street
100 NE 40th Street
108 NE 40th Street
17,078
14 Hale Daniel 119 NE 39th Street 4,982
15 Oak Plaza Collins 139 NE 39th Street 14,100
16 Oak Plaza-Loggia 163 NE 39th Street 4,700
17 Oak Plaza-KVA 150 NE 40th Street 4,500
18 Oak Plaza-Twery
160 NE 40th Street
154 NE 40th Street
5,500
19 Thomas Maier 170 NE 40th Street 5,000
20 Melin 3930 NE 2nd Avenue 30,256
21 Newton 201 NE 39th Street 9,876
22 Asi-Museum Village 81 NE 40th Street 7,500
23 Suttin/ Lovely Rita 95 NE 40th Street 10,000
24 Rosen 151 NE 40th Street 5,000
25 Mosaic/ Chatham 155 NE 40th Street 12,500
26
Moore-Garden
Lounge
175 NE 40th Street 4,735
27 Moore Building 4040 NE 2nd Avenue 30,186
28 Asi- Museum Village 34 NE 41st Street 5,250
29 Asi- Museum Village 42 NE 41st Street 5,250
30 Asi- Museum Village 56 NE 41st Street 5,250
Map
#
Building Name Address Lot Area
31 Asi- Museum Village 60 NE 41st Street 10,500
32 Asi- Museum Village 80 NE 41st Street 5,250
33 Asi- Museum Village 84 NE 41st Street 5,250
34 Asi- Museum Village 90 NE 41st Street 5,250
35 Moore 140 140 NE 41st Street 5,250
36 Mosaic (Lot) 144 NE 41st Street 5,250
37 Rosen (Lot) 150 NE 41st Street 5,000
38 Palmer Building 158 NE 41st Street 7,350
39 Asi 53 53 NE 41st Street 5,250
40 Asi 61 61 NE 41st Street 7,875
41 Moore 77 77 NE 41st Street 7,875
42 Moore 115 115 NE 41st Street 12,029
43 Scarlet Begonia 135 NE 41st Street 6,300
44 Church (FCAA) 150 NE 42nd Street 66,625
45 4100 / Lee 4100 NE 2nd Avenue 20,868
46 4141 4141 NE 2nd Avenue 96,268
47 4200 4200 NE 2nd Avenue 5,100
48 Flagler 4218 NE 2nd Avenue 15,200
49 4240 4240 NE 2nd Avenue 5,350
50 City Garage 3800 NE 1st Ave 31,521
51 Sebastian 35 NE 38th Street 9,500
Open Space, Civic Space and Aggregate Parking throughout the Miami Design District Retail Street SAP
Area are tracked by an interactive table.
Total Lot Area: 831,232 sf
A1.5
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
Special Area Plan Properties and Boundary
Lots Included in Special Area Plan
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A1.6
Existing and Proposed Future Land Use Maps
Proposed Future Land Use Map
Existing Future Land Use Map
General Commercial General Commercial
Restricted
Commer-
cial
MDR
Com
Duplex Residential
Duplex Residential
Restricted
Commer-
cial
MDMF
Res
MDMF
Res
Restricted
Commer-
cial
Restricted
Commercial
Duplex Residential
Medium Density Restricted Commercial
General Commercial
Major Institutional, Public Facilities
Medium Density Multi-Family Residential
Restricted Commercial
Single Family Residential
A1.7
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
Existing and Proposed Zoning
T3-0
T6-12
T6-8
T5
T4
T3
Civic-Institutional
Existing Zoning Proposed Zoning
T6-12-L
T6-8-O
T4-O
T6-12-O
T6-24-O
T6-12-O
T6-12-O
T6-12-O
T5-O
T6-12-O
T4-O
T6-12-L
T6-12-O
T6-12-L
T4-O
T5-O
T5-O
T4-O
T6-12-O
T6-12-O
T6-12-O
T5-O
Established Setbacks
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A1.8
Existing Conditions
NE 39th ST (City)
NE 40th ST (City)
NE 41st ST (City)
N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST (City)
NE 38th ST (City)
I - 195
N
E

1
s
t


A
V
E

(
C
i
t
y
)
B
I
S
C
A
Y
N
E

B
O
U
L
E
V
A
R
D
N
E

2
n
d

A
V
E


(
C
o
u
n
t
y
)
A1.9
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
Illustrative Master Plan
1. Proposed Department Stores
2. Proposed Retail
3. Existing Commercial
4. Proposed Hotel
5. Proposed Residential Above Retail
6. Proposed Garage with Retail
7. Proposed City Garage
8. Existing Live/Work

TOTAL Development SF
143,280 sf
318,342 sf
490,096 sf


951,718 sf
Existing and Proposed Development, by Principal Use*
*The above-listed program may exceed these development numbers by up to
10%, pursuant to 7.1.2.5.a.28 without returning for further review, provided this
deviation works within the capacity of the studies conducted for the SAP area.
Similarly, Uses indicated are Principal Uses and further mixing or reallocation of
use may occur within the area as allowed by the development capacity, zoning,
and land use for the sites.
1
1
2
2
3
2
2
4/5
2 2
3
2
3
3
3
2
3
7
2/3
3
2
2
2 2
6
2
3
3
3
NE 39th ST (City)
NE 40th ST (City)
NE 41st ST (City) N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST (City)
NE 38th ST (City)
I - 195
N
E

1
s
t


A
V
E

(
C
i
t
y
)
B
I
S
C
A
Y
N
E

B
O
U
L
E
V
A
R
D
N
E

2
n
d

A
V
E


(
C
o
u
n
t
y
)
8/2
2
4/5
53 keys
72 units
24 units
N.B. The following are calculated by unit
and are not included in the above total.
Proposed Hotel (#4)
Proposed Residential Above Retail (#5)
Proposed Residential Above City Garage (#7)
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A1.10
New Building Lot Coverage/Civic Space
Proposed Civic Space New Building Lot Coverage
New building lot coverage west of NE 2nd Avenue will be an aggregate of 93.5% or less. Each number
depicted here shows likely build-out.
New Building
Existing Building
NE 39th ST
NE 40th ST
NE 41st ST
N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST
NE 38th ST
I - 195
N
E

1
s
t

A
V
E

(
C
it
y
)
B
I
S
C
A
Y
N
E

B
O
U
L
E
V
A
R
D
N
E

2
n
d
A
V
E


(
C
o
u
n
t
y
)
Civic Space shall be 5% of total new Building Lot Area. It may be concentrated at Plazas as indicated or
included in the Pedestrian Passage, Courtyard or Green Civic Space types, as defned by the Code and
designed into the master plan. Open Space beyond the Civic Space requirements may count towards
Open Space requirements.
Civic Space
Open Space
80%
60%
70%
87%
90%
90%
90%
90%
90%
100%
100%
90%
90%
A1.11
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
Proposed Buildings/Proposed Uses by Floor
Underground Parking Proposed and Existing Buildings
Parking
Department Stores
Retail/Commercial
Restaurants
Lodging
Residential
NE 39th ST
NE 40th ST
NE 41st ST
N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST
NE 38th ST
I - 195
N
E

1
s
t

A
V
E

(
C
it
y
)
B
I
S
C
A
Y
N
E

B
O
U
L
E
V
A
R
D
N
E

2
n
d
A
V
E


(
C
o
u
n
t
y
)
NE 39th ST
NE 40th ST
NE 41st ST
N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST
NE 38th ST
I - 195
N
E

1
s
t

A
V
E

(
C
it
y
)
B
I
S
C
A
Y
N
E

B
O
U
L
E
V
A
R
D
N
E

2
n
d
A
V
E


(
C
o
u
n
t
y
)
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A1.12
Proposed Uses by Floor
Floor 2 Floor 1
Retail Frontage
NE 39th ST
NE 40th ST
NE 41st ST
N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST
NE 38th ST
I - 195
N
E

1
s
t

A
V
E

(
C
it
y
)
B
I
S
C
A
Y
N
E

B
O
U
L
E
V
A
R
D
N
E

2
n
d
A
V
E


(
C
o
u
n
t
y
)
NE 39th ST
NE 40th ST
NE 41st ST
N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST
NE 38th ST
I - 195
N
E

1
s
t

A
V
E

(
C
it
y
)
B
I
S
C
A
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N
E

B
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D
N
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2
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(
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)
Parking
Department Stores
Retail/Commercial
Restaurants
Lodging
Residential
(Designation TBD)
(Designation
TBD)
A1.13
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
Floor 3
Proposed Uses by Floor
Floors 4 +
NE 39th ST
NE 40th ST
NE 41st ST
N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST
NE 38th ST
I - 195
N
E

1
s
t

A
V
E

(
C
it
y
)
B
I
S
C
A
Y
N
E

B
O
U
L
E
V
A
R
D
N
E

2
n
d
A
V
E


(
C
o
u
n
t
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)
NE 39th ST
NE 40th ST
NE 41st ST
N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST
NE 38th ST
I - 195
N
E

1
s
t

A
V
E

(
C
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y
)
B
I
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C
A
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N
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N
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(
C
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Parking
Department Stores
Retail/Commercial
Restaurants
Lodging
Mixed Use
This page has been intentionally left blank.
This page has been intentionally left blank.
Section A.2 - Thoroughfares and Circulation
This page has been intentionally left blank.
A2.1
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
This page has been intentionally left blank.
Proposed Frontages
NE 39th ST (City)
NE 40th ST (City)
NE 41st ST (City)
N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST (City)
NE 38th ST (City)
I - 195
N
E

1
s
t


A
V
E

(
C
i
t
y
)
B
I
S
C
A
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N
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(
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)
Dashed suggests Frontages for non-owned parcels, where the pattern may not already be clear.
Principal SAP Frontage
Secondary SAP Frontage
Pedestrian Passage Frontage
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A2.2
Parking Management Program
241
68
100
149
23
50
11
380
83
Existing Underground
Dacra-owned spaces
168
Existing other Dacra-
owned spaces
190
FEC owned spaces 23
City owned spaces 85
Proposed New Structured
Parking
1575
Proposed New City
Garage
530
Anticipated Parking
Spaces
2,571
Anticipated Required
Parking
1,054
Anticipated Number of
Surplus Spaces
1,517
* All numbers subject to change
Proposed Parking*
Existing Parking*
Summary*
NE 39th ST
NE 40th ST
NE 41st ST
N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST
N
E

1
s
t


A
V
E

(
C
i
t
y
)
B
I
S
C
A
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N
E

B
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E
V
A
R
D
N
E

2
n
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A
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(
C
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N
O
R
T
H

M
I
A
M
I

A
V
E
77/245
30
530
Total Existing Parking 466
821
NE 38th ST
15
I - 195
40
45
A2.3
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
Site Circulation from Major Thoroughfares & Highways
Exiting Traffic Entering Traffic
Surface Traffc Exiting
Highway Traffc Exiting
Surface Traffc Entering
Highway Traffc Entering
NE 39th ST
NE 40th ST
NE 41st ST
N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST
NE 38th ST
I - 195
N
E

1
s
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A
V
E

(
C
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)
B
I
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N
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(
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)
NE 39th ST
NE 40th ST
NE 41st ST
N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST
NE 38th ST
I - 195
N
E

1
s
t

A
V
E

(
C
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)
B
I
S
C
A
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N
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B
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N
E

2
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(
C
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I n f o r m at I o n Pr o v I d e d By :
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A2.4
Vehicular Circulation Diagram
Entering Traffc
Exiting Traffc
Exiting Traffic Entering Traffic
NE 39th ST
NE 40th ST
NE 41st ST
N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST
NE 38th ST
I - 195
N
E

1
s
t

A
V
E

(
C
it
y
)
B
I
S
C
A
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N
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B
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V
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D
N
E

2
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A
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(
C
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y
)
NE 39th ST
NE 40th ST
NE 41st ST
N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST
NE 38th ST
I - 195
N
E

1
s
t

A
V
E

(
C
it
y
)
B
I
S
C
A
Y
N
E

B
O
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A
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D
N
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2
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(
C
o
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t
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)
I n f o r m at I o n Pr o v I d e d By :
A2.5
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
Transit & Bicycle Routes
10
62
16
I-195
9
202
J
93
36
Existing Sharrows
Existing Bicycle Lane
Future Bicycle Lane
Bicycle Lanes Bus Routes
Proposed City Trolley
NE 39th ST
NE 40th ST
NE 41st ST
N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST
NE 38th ST
I - 195
N
E

1
s
t

A
V
E

(
C
it
y
)
B
I
S
C
A
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N
E

B
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V
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D
N
E

2
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(
C
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)
NE 39th ST
NE 40th ST
NE 41st ST
N
O
R
T
H


F
E
D
E
R
A
L


H
W
Y
NE 42nd ST
NE 38th ST
I - 195
N
E

1
s
t

A
V
E

(
C
it
y
)
B
I
S
C
A
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N
E

B
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D
N
E

2
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(
C
o
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n
t
y
)
I n f o r m at I o n Pr o v I d e d By :
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A2.6
Thoroughfares
N.E. 38TH ST. N.E. 39TH ST. N.E. 40TH ST. N.E. 41ST ST.
Notes: All thoroughfares drawn looking east. Proposed thoroughfare cross sections to be developed in civil detailing. Existing
curb sections intended to remain. Islands without interrupting existing drainage may be added. For additional illustrations, see
Section A 4.
All thoroughfares drawn looking east.
rev 01.20.12
A2.7
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
Notes: All thoroughfares drawn looking north. Proposed thoroughfare cross sections to be developed in civil detailing. Existing
curb sections intended to remain. Islands without interrupting existing drainage may be added. For additional illustrations, see
Section A 4.
Thoroughfares
N.E. 1ST AVE N.E.2ND AVE - EXISTING N.E.2ND AVE - OPTION 1
ALT TRANSIT LANE
N.E.2ND AVE - OPTION2
SHARROW
* Please note that all changes to NE 2nd Ave, including the possibility of introducing a central shared transit
lane will need to be discussed with the County.
(typ. between NE 38th and 41st Streets)
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A2.8
Sequence of Pedestrian Passage
Block 1 @ 39th St Passage Block 2 @ 39th Street Block 2 @ mid-block piazzetta Block 1 @ Plaza, Looking North
A2.9
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
Block 3 @ Mixed Use
Sequence of Pedestrian Passage
Block 2 @ Oak Plaza Arcades Block 4 @ Department Plaza Block 3 @ Christian Louboutain
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A2.10
TOD and Proposed Streetcar Route
Section A.3 - Examples and Illustrations
This page has been intentionally left blank.
A3.1
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
This page has been intentionally left blank.
Palm Court Conceptual Renderings
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A3.2
Eastern Gateway and Pedestrian Passage Conceptual Studies
Pedestrian Passage at NE 41st Street with view of Block 4 department store and plaza.
Approach from I-195 - Bamboo Green Screen
A3.3
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
Pedestrian Passage Conceptual Studies
Green wall and waterwall facade on building partially removed to produce Pedestrian Passage. Two views.
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A3.4
NE 42nd Streetscape Study
This streetscape illustration has been modifed by discussions with the neighborhood. Additionally, large specimen tree plantings may occur
in the deeper setback.
A3.5
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
NE 38th and NE 42nd Street Elevation Studies
NE 38th Street Elevation Study
NE 42nd Street Elevation Study
These streetscape illustrations are part of an iterative process with Neighbors and City Staff.
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A3.6
Recladding Studies for Buena Vista Building
p15 Buena vista ConCept Round 2 daCRa
CURRENT FACADE
last Renovated in 1979
BUENA VISTA BUILDING
EXISTING
Existing Building Facade
Reclad Building Facade
A3.7
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
Cross Block Connection Conceptual Studies
Study of Block 1 Western Connection
Study of Block 1 Eastern Connection
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A3.8
Hypothetical Streetscape showing approximately 30% glazing in aggregate. This image does not refect actual retail tenants or proposed architecture.
Hypothetical Retail Streetscape at 30% Glazing
A3.9
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
High End Urban Retail Examples
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A3.10
NE 2nd Avenue and NE 41st Street Studies
Section A 4 - Landscape and Views
This page has been intentionally left blank.
A4.1
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
This page has been intentionally left blank.
Landscape Master Plan
PROMENADE
GUIDELINES
Corners of promenade and e-w
corridors to get specimen trees and/or
clusters.
Blank walls facing promenade to be
treated as monochromatic green
walls.
Entrance to garage level to get clad
was green surfaces.
Southern plaza to be planted with feld
of Florida thatch palms in clusters of 3
to 4.
Water Features shall have no water
sprouts. All water features to use
salt-chlorine generators. Water feature
water surfaces shall be french gray or
similar.
39TH STREET
38TH STREET
1
S
T
A
V
E
N
U
E
2
N
D
A
V
E
N
U
E
40TH STREET
41ST STREET
42ND STREET
PROMENADE PLAN
PALM PLAZA
SPECIMEN TREE AT
CORNERS
SPECIMEN TREE AT
CORNERS
CYCADS AND LOW
PLANTS AT POCKETS
WATER FEATURE
CYCADS AND LOW
PLANTS AT POCKETS
GREEN WALL AT
BLANK FACADES
WATER FEATURE
WATER FEATURE
GREEN WALL AT
GARAGE ACCESS
GREEN WALL
GREEN WALL
DESTINATION WATER
FEATURE
MAHOGANY
GUMBO LIMBO
STRANGLER FIG
SOUTHERN LIVE OAK
VERAWOOD
FLORIDA THATCH PALM
CYCAD/LOW BUSHES
NEW CONSTRUCTION
RENOVATIONS
EXISTING
OCCUPIABLE ROOF GARDEN
UNOCCUPIABLE ROOF GARDEN
GREEN WALL
WATER FEATURE
EXISTING TREES
EXISTING PALM
ART/FURNITURE
PLAN LEGEND
STREETSCAPE
MAHOGANY
GUMBO LIMBO
STRANGLER FIG
SOUTHERN LIVE OAK
VERAWOOD
FLORIDA THATCH PALM
CYCAD/LOW BUSHES
NEW CONSTRUCTION
RENOVATIONS
EXISTING
OCCUPIABLE ROOF GARDEN
UNOCCUPIABLE ROOF GARDEN
GREEN WALL
WATER FEATURE
EXISTING TREES
EXISTING PALM
ART/FURNITURE
PLAN LEGEND
GUIDELINES
Street trees: replace existing trees
with specimen trees (25 to 40 canopy)
and clusters (3-7) (7-12 caliper).
Space clusters and specimen trees a
minimum of 30 apart.
Plant cycad clusters/low bushes (tbd)
in unused existing planters.
Create staggered bump outs on to
parking lane to allow clusters and
specimen trees to create a tunnel on
E-W street corridors.
1st and 2nd Avenue corners with
39th, 40th, and 41st Streets to receive
specimen tree clusters to frame E-W
corridors.
1st Ave. and 42nd St. receive trees in
AA-B-A-B-AA pattern.
EXISTING PLANTER LOCATIONS
PROPOSED PLANTING SCHEME
39TH STREET
38TH STREET
1
S
T
A
V
E
N
U
E
2
N
D
A
V
E
N
U
E
40TH STREET
41ST STREET
42ND STREET
39TH STREET
38TH STREET
1
S
T
A
V
E
N
U
E
2
N
D
A
V
E
N
U
E
40TH STREET
41ST STREET
42ND STREET
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A4.2
Sample of Tree Locations
A4.3
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
Conceptual Streetscape Views
NE 40th Street - Existing Street View NE 40th Street - Proposed Street View
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A4.4
Case Study: NE 40th Street - Facing North
A4.5
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
Case Study: NE 40th Street - Facing South
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A4.6
Conceptual Studies for Central Streets
STREETSCAPE
MAHOGANY
GUMBO LIMBO
STRANGLER FIG
SOUTHERN LIVE OAK
VERAWOOD
FLORIDA THATCH PALM
CYCAD/LOW BUSHES
NEW CONSTRUCTION
RENOVATIONS
EXISTING
OCCUPIABLE ROOF GARDEN
UNOCCUPIABLE ROOF GARDEN
GREEN WALL
WATER FEATURE
EXISTING TREES
EXISTING PALM
ART/FURNITURE
PLAN LEGEND
GUIDELINES
Street trees: replace existing trees
with specimen trees (25 to 40 canopy)
and clusters (3-7) (7-12 caliper).
Space clusters and specimen trees a
minimum of 30 apart.
Plant cycad clusters/low bushes (tbd)
in unused existing planters.
Create staggered bump outs on to
parking lane to allow clusters and
specimen trees to create a tunnel on
E-W street corridors.
1st and 2nd Avenue corners with
39th, 40th, and 41st Streets to receive
specimen tree clusters to frame E-W
corridors.
1st Ave. and 42nd St. receive trees in
AA-B-A-B-AA pattern.
EXISTING PLANTER LOCATIONS
PROPOSED PLANTING SCHEME
39TH STREET
38TH STREET
1
S
T

A
V
E
N
U
E
2
N
D

A
V
E
N
U
E
40TH STREET
41ST STREET
42ND STREET
39TH STREET
38TH STREET
1
S
T

A
V
E
N
U
E
2
N
D

A
V
E
N
U
E
40TH STREET
41ST STREET
42ND STREET
NE 41ST STREET
STREETSCAPE
MAHOGANY
GUMBO LIMBO
STRANGLER FIG
SOUTHERN LIVE OAK
VERAWOOD
FLORIDA THATCH PALM
CYCAD/LOW BUSHES
NEW CONSTRUCTION
RENOVATIONS
EXISTING
OCCUPIABLE ROOF GARDEN
UNOCCUPIABLE ROOF GARDEN
GREEN WALL
WATER FEATURE
EXISTING TREES
EXISTING PALM
ART/FURNITURE
PLAN LEGEND
GUIDELINES
Street trees: replace existing trees
with specimen trees (25 to 40 canopy)
and clusters (3-7) (7-12 caliper).
Space clusters and specimen trees a
minimum of 30 apart.
Plant cycad clusters/low bushes (tbd)
in unused existing planters.
Create staggered bump outs on to
parking lane to allow clusters and
specimen trees to create a tunnel on
E-W street corridors.
1st and 2nd Avenue corners with
39th, 40th, and 41st Streets to receive
specimen tree clusters to frame E-W
corridors.
1st Ave. and 42nd St. receive trees in
AA-B-A-B-AA pattern.
EXISTING PLANTER LOCATIONS
PROPOSED PLANTING SCHEME
39TH STREET
38TH STREET
1
S
T

A
V
E
N
U
E
2
N
D

A
V
E
N
U
E
40TH STREET
41ST STREET
42ND STREET
39TH STREET
38TH STREET
1
S
T

A
V
E
N
U
E
2
N
D

A
V
E
N
U
E
40TH STREET
41ST STREET
42ND STREET
NE 40TH STREET
STREETSCAPE
MAHOGANY
GUMBO LIMBO
STRANGLER FIG
SOUTHERN LIVE OAK
VERAWOOD
FLORIDA THATCH PALM
CYCAD/LOW BUSHES
NEW CONSTRUCTION
RENOVATIONS
EXISTING
OCCUPIABLE ROOF GARDEN
UNOCCUPIABLE ROOF GARDEN
GREEN WALL
WATER FEATURE
EXISTING TREES
EXISTING PALM
ART/FURNITURE
PLAN LEGEND
GUIDELINES
Street trees: replace existing trees
with specimen trees (25 to 40 canopy)
and clusters (3-7) (7-12 caliper).
Space clusters and specimen trees a
minimum of 30 apart.
Plant cycad clusters/low bushes (tbd)
in unused existing planters.
Create staggered bump outs on to
parking lane to allow clusters and
specimen trees to create a tunnel on
E-W street corridors.
1st and 2nd Avenue corners with
39th, 40th, and 41st Streets to receive
specimen tree clusters to frame E-W
corridors.
1st Ave. and 42nd St. receive trees in
AA-B-A-B-AA pattern.
EXISTING PLANTER LOCATIONS
PROPOSED PLANTING SCHEME
39TH STREET
38TH STREET
1
S
T

A
V
E
N
U
E
2
N
D

A
V
E
N
U
E
40TH STREET
41ST STREET
42ND STREET
39TH STREET
38TH STREET
1
S
T

A
V
E
N
U
E
2
N
D

A
V
E
N
U
E
40TH STREET
41ST STREET
42ND STREET
NE 39TH STREET
N
E

2
N
D

A
V
E
N
E

1
S
T

A
V
E
A4.7
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
View from I-195 - Green Archipelago in Miami Roofscape
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
A4.8
Green Wall and Roof Examples
A4.9
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
Ambient and Direct Lighting Examples
This page has been intentionally left blank.
A4.11
Miami Design District Retail Street Special Area Plan
rev 05.21.12
D u a n y P l a t e r - Z y b e r k & C o m P a n y
a r c h i t e c t s a n d t o w n p l a n n e r s
This page has been intentionally left blank.
Draft LEED ND Checklist