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An In-Depth 3D Analysis of Available Government Land & Development Potential

Amazon’s Future MiamiHeadquarters Campus

Prepared For:

AmazonOffice of Economic Developmentc/o Site Manager Golden2121 7th AveSeattle, WA 98121

Prepared By:

Gridics [email protected] E Flagler St, #1640Miami, FL 33131

©2017 Gridics LLC. All Rights Reserved. [email protected] 786.220.5295 1

Project Brief........................................................................2

About Gridics LLC.............................................................3

Amazon RFP Requirements...........................................4

Other Key Factors to Consider.....................................5

Our Site Selection Process.............................................6

Map of All 73 Possible Parcels......................................7

Map of Eliminated Parcels.............................................8

Map of Ideal Parcels.........................................................9

Total Project Summary.................................................10

Proximity to Key Institutions & Transit....................11

Building #1.......................................................................12

Buildings #2 & 3.............................................................13

Building #4.......................................................................14

Building #5.......................................................................15

Building #6.......................................................................16

How We Created This Report.....................................17

Discover Zonar................................................................18

Content

Catalyst: In September 2017, Amazon released an open RFP for cities interested in becoming the future home of its second headquarters.

Objective: To identify parcels of land in the City of Miami that match Amazon’s RFP requirements including government-owned land, proximity to urban core and transit, and the ability to develop 8 million ft2 of usable space while maintaining by-right zoning and compatibility within the community.

Methodology: Applied Amazon’s RFP parameters using our filter-rich real estate search application to identify matching parcels. Once selected, utilized our patent-pending Zonar software to conduct site-specific development scenario analysis to test feasibility within the by-right allowances of the City of Miami’s zoning code (Miami21).


Project Brief


About Gridics LLCGridics is a Miami-based real estate technology company that has developed two distinct applications to help city governments, architects, urban planners, developers, and commercial brokers conduct better real estate analyses.

• www.gridics.com• S. Florida’s most comprehensive real estate database• Search property records with robust filters• Go beyond MLS feeds & traditional real estate search

• www.zonar.city• 3D zoning & planning• Test zoning codes & development scenarios• Prepare client-ready feasibility reports

Gridics sells its applications on a subscription basis to both municipalities and private real estate professionals. To learn more, please visit our websites above.

Core Preferences Quantity Units Description

Site & Building RFP Requirements

Proximity to population center 30 Miles

Proximity to international airport Within apprx. 45 Minutes

Proximity to major highways & arterial roads Not more than 1-2 Miles Close to major arterial roads

to provide optimal access

Access to mass transit At site Direct access to rail, train, subway/metro, bus routes

Initial square foot requirement 500,000+ Sq. Ft. Phase I (2019)

Total square foot requirement Up to 8,000,000 Sq. Ft. Beyond 2027


Amazon RFP Requirements

The following tables highlight the site and building requirements outlined by Amazon in its published RFP and the respective results of the parcels identified by Zonar.

Selected Miami Parcels

0 miles (Downtown Miami is a population center)

15 min

<1 mile to I-951-2 miles to I-395/836

Yes (Metromover, Metrorail, & Metrobus)

Total proposed area 9,709,997 ft2 (area can be phased as needed)


Other Key Factors to Consider

In addition to the requirements outlined on the previous page, we also considered four other important factors when selecting parcels and designing an Amazon HQ2 campus layout.

Mixed UseDevelopment Potential

Proximity to Higher Education

Location Relativeto Urban Core

Existing Transit Networks


Our Site Selection Process

150parcels

Total Miami-Dade government-owned properties matching Amazon requirements

24parcels

Outside of downtown

Too small

Development already planned

Ideal properties for Amazon HQ2 campus

Using our proprietary real estate search engine, we instantly identified 150 viable parcels for the project. We then narrowed the results to 73 within Miami’s urban core before finally arriving at 24 parcels that together would allow Amazon to achieve its development objectives.

77 parcels

33 parcels

13 parcels

3 parcelsFuture community park73


Map of All 73 Possible Downtown Miami-Dade Parcels

Map Legend

73 possible parcels

The map below depicts all of the parcels that match Amazon’s requirements and key consideration factors.

*Some are grouped together into one shape


Map of Eliminated Downtown Miami-Dade Parcels

Map Legend

49 eliminated parcels

After Zonar’s comprehensive analysis, 49 parcels were eliminated for reasons ranging from size to future development and community parks.

*Some are grouped together into one shape

24 idealparcels

• Too small • Future dev.• In use • Construction

Map of Ideal Parcels for Amazon’s Miami-Dade HQ2

The 6 buildings (total of 24 parcels)pictured on the right constitute the most ideal development layout for Amazon’s HQ2 campus in Miami-Dade County.


HQ2 Building #5

HQ2 Building #1

HQ2 Building #3

HQ2 Building #4

HQ2 Building #6

HQ2 Building #2

General Zoning Notes

Building 1Zone: T6-80-OOverlay: Central Business District (Density Increase)Transit Oriented Development (Parking Reduction)

Building 2

Zone: T6-80-OOverlay: Central Business District (Density Increase)Transit Oriented Development (Parking ReductionDowntown Miami Commercial Historic District)

Building 3

Zone: T6-80-OOverlay: Central Business District (Density Increase)Transit Oriented Development (Parking Reduction)Downtown Miami Commercial Historic District

Building 4

Zone: T6-80-OOverlay: Central Business District (Density Increase)Transit Oriented Development (Parking Reduction)SE Overtown / Park West Community Redevelopment Agency

Building 5

Zone: T6-24A-OOverlay: South East Overtown (Density Increase)Transit Oriented Development (Parking Reduction)SE Overtown / Park West Community Redevelopment Agency

Building 6

Zone: T6-36B-OOverlay: Omni (Density Increase)Transit Oriented Development (Parking Reduction)Biscayne Boulevard (Established Setback Area)

Click here to view folio numbers and additional zoning data in our complete feasibility report

https://www.zonar.city/sites/default/files/uploads/case-studies/222/amazon-headquarters-2-case-study.pdf

Total Project Summary


Building Statistics

Total Built Area 9,709,997 ft2

Range of Building Levels 17-80 Levels

Resulting Lot Coverage 390,585 ft2

Lot Coverage 80%

Resulting FLR 19.8

Resulting Density 47.5 du/ac

Total Usable Net Area 7,066,512 ft2

Northwestern Perspective

Southwestern Perspective

Click here to see additional maps/tables in complete report


Proximity to Key Institutions & Transit

As part of our Zonar search, we ensured the 6 proposed buildings (24 parcels) for Amazon’s HQ2 campus were in close proximity to the institutions and transit resources that matter to their workforce...

©2017 Gridics LLC. All Rights Reserved. [email protected] 786.220.5295

Transit / Transportation• Metrorail • FECR Rail Freight • Metrobus • 836 Dolphin Expy• Metromover • I-395• All Aboard Florida • I-95• Port of Miami• 2 Major Airports (15 min MIA / 35 min FLL)• 2 Executive Airports (45 min)

Higher Education• Miami Dade College• FIU Business - Brickell• Florida International University (<15 mi)• University of Miami (<7 mi)

Urban Core• Walkable Shopping & Restaurants• Flagler St. Redevelopment• Brickell City Centre

Museums & Culture • Pérez Art Museum Miami• Frost Museum of Science• Adrienne Arsht Center• New World Symphony• Olympia Theater

Recreation• American Airlines Arena• Bayfront Park• South Beach (<5 mi)

11

Comprehensive Analysis: Building #1

The Vision: Located near two Metromover stations at the southern end of Downtown, these two parcels would be perfect for developing a primarily residential building with offices, commercial space, and hotel suites for visiting executives. This tower would form a central part of the housing plan for Amazon’s HQ2 campus.*The purpose of this model is to examine zoning/uses, not architectural design


Click here to see additional details about Building #1

Commercial Office Parking Lodging Residential

Building #1

Address Lot Size Use

16 SE 2nd St 60,198 ft2 Gov

60 SE 2nd St 16,384 ft2 Gov

By The Numbers:

12


Comprehensive Analysis: Buildings #2 & 3

The Vision: Buildings #2 & 3 (6 parcels total) in central Downtown Miami could be comprised almost entirely of office space with some dedicated street-level commercial retail space. The majority of Amazon’s HQ2 offices would be housed in these towers.*The purpose of this model is to examine zoning/uses, not architectural design


Click here to see additional details about Buildings #2 & 3


Building #2


60 NE 3rd St 7,500 ft2 Gov

50 NE 3rd St 7,500 ft2 Gov

35 NE 2nd St 47,500 ft2 Gov

222 NE 1st Ave 30,000 ft2 Gov

By The Numbers:

13

Building #3


130 NE 3rd St 28,125 ft2 Gov

239 NE 1st Ave 31,775 ft2 Gov



The Vision: With a prime location overlooking the bay near the American Airlines arena, this HQ2 building complex could contain executive offices along with street-level commercial space, hotel suites, and luxury condos.*The purpose of this model is to examine zoning/uses, not architectural design


Click here to see additional details about Building #4


Building #4

Address Lot Size Use521 NE 2nd Ave 4,500 ft2 Gov520 Biscayne Blvd 17,455 ft2 Gov540 Biscayne Blvd 9,920 ft2 Gov230 NE 6th St 15,000 ft2 Gov220 NE 6th St 7,500 ft2 Gov500 Biscayne Blvd 8,850 ft2 Gov

By The Numbers:

14

Building #4 (Continued)

Address Lot Size Use531 NE 2nd Ave 13,500 ft2 Gov227 NE 5th St 14,000 ft2 Gov211 NE 5th St 4,392 ft2 Gov215 NE 5th St 2,020 ft2 Gov243 NE 5th St 7,000 ft2 Gov233 NE 5th St 7,500 ft2 Gov



The Vision: Envisioned as a data center or potential logistics hub, this 630,000 ft2 building would be slightly offset to the west from the other HQ2 buildings but still right next to a Metrorail stop and easily accessible from I-95.*The purpose of this model is to examine zoning/uses, not architectural design


Click here to see additional details about Buildings #5


By The Numbers:

Building #5


152 NW 8th St 90,000 ft2 Gov

15




Click here to see additional details about Buildings #6


Building #6


1227 NE 2nd Ave 7,800 ft2 Gov

1241 NE 2nd Ave 7,576 ft2 Gov

240 NE 13th St 44,010 ft2 Gov

By The Numbers:

The Vision: As the final building of the HQ2 campus, this Omni neighborhood tower would house 35 floors of office space for a total of 716,494 ft2. It would be easily accessible by car via I-395, Metrobus, and Metromover.*The purpose of this model is to examine zoning/uses, not architectural design

16


How We Created This Report


48hours

30minutes

30minutes

Average amount of time it takes an experienced planner to conduct an in-depth zoning feasibility study

Time required to conduct the same study using our Zonar application

Time and effort saved, coupled with an unparalleled level of zoning data, real-time 3D modeling, and scenario testing

All of the screenshots, calculations, 3D models, and graphs in this report were created using Zonar, our proprietary, patent-pending 3D zoning application. Major global cities, along with private architects, urban planners, land use attorneys, developers, and brokers are using Zonar to...

Create Feasibility Reports

Visualize 3DDevelopment Capacity

Write & TestZoning Codes

www.zonar.city

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