HomeMy WebLinkAboutR-03-1056J-03-712
09/08/03
RESOLUTION NO. ij 3 -10 5 6
A RESOLUTION OF THE MIAMI CITY COMMISSION,
WITH ATTACHMENTS, APPROVING WITH CONDITIONS,
A MODIFICATION TO A MAJOR USE SPECIAL PERMIT
PURSUANT TO ARTICLES 13, 17 and 22 OF ZONING
ORDINANCE NO. 11000, FOR THE CORAL STATION AT
BRICKELL WAY PROJECT, A MIXED-USE DEVELOPMENT
PROJECT TO BE LOCATED AT APPROXIMATELY 104
SOUTHWEST 13th STREET, 101 SOUTHWEST 15th ROAD
AND 1420 SOUTHWEST 1 COURT (THE AREA WEST OF
BRICKELL WAY ON SOUTHWEST 1St AVENUE, SOUTH
OF SOUTHWEST 13th STREET (CORAL WAY), AND
NORTH OF SOUTHWEST 15th ROAD), MIAMI,
FLORIDA; SUCH MODIFICATION TO ALLOW FOR A
MIXED-USE/RESIDENTIAL BUILDING WITH UP TO 443
UNITS (365 APPROVED IN SOUTH TOWER AND 78
BEING REQUESTED FOR NORTH TOWER) 74,880
SQUARE FEET OF COMMERCIAL USE (REDUCED FROM
208,986 SQUARE FEET ORIGINALLY APPROVED);
RECREATIONAL AMENITIES AND 1,094 PARKING
SPACES; SAID MODIFICATION BEING DEEMED
SUBSTANTIAL ONLY FOR PHASE II OF SAID
PROJECT; DIRECTING TRANSMITTAL; MAKING
FINDINGS OF FACT AND STATING CONCLUSIONS OF
LAW; PROVIDING FOR BINDING EFFECT; CONTAINING
A SEVERABILITY CLAUSE AND PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, on May 9, 2003, Coral Station Ltd., c/o BVT
Development Corporation (hereinafter referred to as "APPLICANT"),
submitted a request for a modification to the Major Use Special
CITY COMMISSION
MEETING OF
SEP 2 5 2003
Resolution No.
Permit for the Coral Station at Brickell Way Project (hereinafter
referred to as "PROJECT") pursuant to Articles 13,17 and 22 of
Zoning Ordinance No. 11000, for the properties located at
approximately 104 Southwest 13th Street, 101 Southwest 15th Road
and 1420 Southwest 1 Court (the area West of Brickell Way on
Southwest 1St Avenue, South of Southwest 13th Street (Coral Way),
and North of Southwest 15th Road), Miami, Florida, as legally
described in "Exhibit B", attached and incorporated hereto; and
WHEREAS, the PROJECT was approved for said Major Use Special
Permit pursuant to Article 17 of Zoning Ordinance No. 11000, the
Zoning Ordinance of the City of Miami, Florida, as amended, by
the City Commission on June 27, 2002, pursuant to Resolution
No. 02-748; and
WHEREAS, the Zoning Administrator reviewed the requested
changes and on May 29, 2003, deemed them to be non -substantial
pursuant to Article 22 of the Zoning Ordinance; and
WHEREAS, notwithstanding the recommendation of the Zoning
Administrator, the Director of Planning and Zoning determined
that the change to the proposed development program could have a
serious effect on the project and should be considered
substantial in nature; and
WHEREAS, the Miami Planning Advisory Board, at its meeting
held on July 23, 2003, Item No. 3, following an advertised public
hearing, adopted Resolution No. PAB 51-03 by a vote of seven to
zero (7-0) RECOMMENDING APPROVAL WITH CONDITIONS of the
Page 2 of 8
!3-1050
modification to a previously approved Major Use Special Permit
Development Order as attached and incorporated; and
WHEREAS, the City Commission deems it advisable and in the
best interest of the general welfare of the City of Miami to
issue the proposed modification to a previously approved Major
Use Special Permit Development Order as hereinafter set forth,
and amended as specified in "Exhibit E" (attached and made a part
of) ;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the
Preamble to this Resolution are adopted by reference and
incorporated as if fully set forth in this Section.
Section 2. A Major Use Special Permit Development Order,
attached and incorporated as "Exhibit A," is approved subject to
the conditions specified in the Development Order, per Article 17
of Zoning Ordinance No. 11000, for the PROJECT to be developed by
the APPLICANT, at approximately 104 Southwest 13th Street, 101
Southwest 15th Road and 1420 Southwest 1 Court (the area West of
Brickell Way on Southwest 1st Avenue, South of Southwest 13th
Street (Coral Way), and North of Southwest 15th Road), Miami,
Florida, more particularly described in "Exhibit B," attached and
incorporated.
Section 3. The PROJECT is approved as a mixed-use
development for the construction of two towers with no more than
Page 3 of 8 93 -105 6
443 units (365 approved in south tower and 78 being requested for
north tower) 74,880 square feet of commercial use (reduced from
208,986 square feet originally approved); recreational amenities
and 1,094 parking spaces.
Section 4. The Major Use Special Permit Application for
the PROJECT also encompasses the lower ranking Special Permits as
set forth in the Development Order ("Exhibit A").
Section 5. The findings of fact set forth below are made
with respect to the subject PROJECT:
a. The PROJECT is in conformity with the adopted
Miami Comprehensive Neighborhood Plan 1989-2000,
as amended.
b. The PROJECT is in accord with the SD -7 Zoning
classifications of Zoning Ordinance No. 11000, the
Zoning Ordinance of the City of Miami, Florida, as
amended.
C. Pursuant to Section 1305 of the Zoning Ordinance
of the City of Miami, Florida, the specific site
plan aspects of the PROJECT, i.e., ingress and
egress, parking, signs and lighting, utilities,
drainage, preservation of natural features and
control of potentially adverse effects generally,
have been considered and will be further
considered administratively during the process of
Page 4 of 8
+3-1056
issuing a building permit and a certificate of
occupancy.
d. The PROJECT is expected to cost approximately $122
million, and to employ approximately 112 workers
during construction (FTE -Full Time Employees); the
PROJECT will also result in the creation of
approximately 26 permanent new jobs. The PROJECT
will generate approximately $3.5 million annually
in tax revenues to local units of government (2001
dollars) .
e. The City Commission further finds that:
(1) the PROJECT will have a favorable impact on
the economy of the City;
(2) the PROJECT will efficiently use public
transportation facilities;
(3) any potentially adverse effects of the
PROJECT will be mitigated through compliance
with the conditions of this Major Use Special
Permit;
(4) the PROJECT will favorably affect the need
for people to find adequate housing
reasonably accessible to their places of
employment;
(5) the PROJECT will efficiently use necessary
public facilities;
Page 5 of 8
oJ3—x.056
(6) the PROJECT will not negatively impact the
environment and natural resources of the
City;
(7) the PROJECT will not adversely affect living
conditions in the neighborhood;
(8) the PROJECT will not adversely affect public
safety;
(9) based on the record presented and evidence
presented, the public welfare will be served
by the PROJECT; and
(10) any potentially adverse effects of the
PROJECT arising from safety and security,
fire protection and life safety, solid waste,
heritage conservation, trees, shoreline
development, minority participation and
employment, and minority contractor/
subcontractor participation will be mitigated
through compliance with the conditions of
this Major Use Special Permit.
Section 6. The Major Use Special Permit, as approved and
amended, shall be binding upon the APPLICANT and any successors
in interest.
Section 7. The application for Major Use Special Permit,
which was submitted on September 7, 2001, and on file with the
Department of Planning and Zoning of the City of Miami, Florida,
Page 6 of 8 93_ 10 56
as amended, shall be relied upon generally for administrative
interpretations and is incorporated by reference.
Section 8. The City Manager is directed to instruct the
Director of the Department of Planning and Zoning to transmit a
copy of this Resolution and attachment to the developers: Judith
Burke, Esq. on behalf of Coral Station Ltd., c/o BVT Development
Corporation, 1500 Miami Center, 201 South Biscayne Boulevard,
Miami, Florida 33131.
Section 9. The Findings of Fact and Conclusions of Law
are made with respect to the PROJECT as described in the
Development Order ("Exhibit A"), as amended, for the PROJECT,
attached and incorporated.
Section 10. The Major Use Special Permit Development
Order for the PROJECT ("Exhibit A"), as amended, is granted and
issued.
Section 11. In the event that any portion or section of
this Resolution or the Development Order ("Exhibit A"), as
amended, 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 Resolution or Development Order ("Exhibit A") which shall
remain in full force and effect.
Section 12. The provisions approved for this Major Use
Special Permit, as approved, shall commence and become operative
thirty (30) days after the adoption of the Resolution.
Page 7 of 8 1j3--1056
Section 13. This Major Use Special Permit, as approved,
shall expire two (2) years from its commencement and operative
date.
Section 14. This Resolution shall become effective
immediately upon its adoption and signature of the Mayor.'/
PASSED AND ADOPTED this 25th day of September 2003.
eFI�UEL A. DIAZ, MAY
ATTEST:
PRISCILLA A. TFfOMPSON
CITY CLERK
APPROVED 100TU FOW AND CORRECTNESS:ago
TY AFTORNEY
445:GKW:et
1� If the Mayor does not sign this Resolution, it shall become effective at
the end of ten calendar days from the date it was passed and adopted.
If the Mayor vetoes this Resolution, it shall become effective
immediately upon override of the veto by the City Commission.
Page 8 of 8
�J3-1056
"EXHIBIT A"
ATTACHMENT TO
RESOLUTION NO.
DATE:
CORAL STATION AT BRICKELL WAY PROJECT
MAJOR USE SPECIAL PERMIT
DEVELOPMENT ORDER
Let it be known that pursuant to Articles 13 and 17 of
Ordinance No. 11000, the Zoning Ordinance of the City of Miami,
Florida, as amended (the "Zoning Ordinance"), the Commission of
the City of Miami, Florida, has considered in a public hearing,
the issuance of a Major Use Special Permit for the Coral Station
at Brickell Way (hereinafter referred to as the "PROJECT") to be
located at approximately 104 SW 13th Street, 101 SW 15th Road and
1420 SW 1 Ct (the area West of Brickell Way on SW 1St Avenue,
South of SW 13th Street (Coral Way) , and North of SW 15th Road) ,
Miami, Florida (see legal description in "Exhibit B", attached
and incorporated), is subject to any dedications, limitations,
restrictions, reservations or easements of record.
After due consideration of the recommendations of the
Planning Advisory Board and after due consideration of the
consistency of this proposed development with the Miami
Comprehensive Neighborhood Plan, the City Commission has approved
the PROJECT, and subject to the following conditions approves the
Major Use Special Permit and issues this Permit:
�A-1056
FINDINGS OF FACT
PROJECT DESCRIPTION:
The proposed PROJECT is a residential/mixed use development
to be located at approximately 104 SW 13th Street, 101 SW 15th
Road and 1420 SW 1 Ct (the area West of Brickell Way on SW 1St
Avenue, South of SW 13th Street (Coral Way) , and North of SW 15th
Road), Miami, Florida. The PROJECT is located on a gross lot
area of approximately 274,416 square feet and a net lot area of
approximately 131,365 square feet of land (more specifically
described in "Exhibit B", incorporated herein by reference). The
remainder of the PROJECT's Data Sheet is attached and
incorporated as "Exhibit C"; as amended by Exhibits D and E,
attached hereto and made a part thereof.
The proposed PROJECT will consist of two towers, with no
more than 204 residential units, 186 hotel units, with accessory
recreational space, 201,400 square feet of office use, and 62,333
square feet of retail and restaurant use; as reflected in
Exhibits D and E. The PROJECT will also provide a total of 1094
parking spaces.
The ownership, operation and maintenance of common areas and
facilities will be by the property owner or (in the case of the
property being converted to condominiums) a mandatory property
owner association in perpetuity pursuant to a recorded
Declaration of Covenants and Restrictions.
Page 2 of 10
03-1056
The Major Use Special Permit Application for the PROJECT
also encompasses the following lower ranking Special Permits:
CLASS I SPECIAL PERMIT as per Article 9, Section 906.6, for
active recreational facilities (including swimming pools);
CLASS I SPECIAL PERMIT to permit staging and parking during
construction (to be approved prior to obtaining a building
permit from the Department of Planning and Zoning);
CLASS I SPECIAL PERMIT as per Article 9, Section 925.3.8, to
allow development/construction/ rental signage;
CLASS I SPECIAL PERMIT as per Article 9, Section 917.2.1, to
allow valet parking for residential use;
CLASS I SPECIAL PERMIT as per Article 9, Section 920.1, to
allow a construction trailer;
CLASS I SPECIAL PERMIT as per Article 9, Section 920.1.2, to
allow a temporary sales office trailer;
CLASS I SPECIAL PERMIT as per Section 915.2 for FAA
clearance letter;
CLASS II SPECIAL PERMIT as per Article 6, Section 607.3.1,
for development of new construction within the Special
District;
CLASS II SPECIAL PERMIT as per Article 6, Section 607.3.1,
for a temporary construction fence and covered walkway;
Page 3 of 10 013_105`
CLASS II SPECIAL PERMIT as per Article 9, Section 908.2, for
access from a public street roadway width greater than 25
feet;
CLASS II SPECIAL PERMIT as per Article 6, Section 607.3.1,
for the construction of decorative fountains;
CLASS II SPECIAL PERMIT to allow waiver of certain parking
guides and standards to allow brick pavers;
SPECIAL EXCEPTION as per Article 9, Sec. 917.9 to allow uses
on adjoining lots and access to subject property across land
owned by a third party subject to easement agreement.
MAJOR USE SPECIAL PERMIT as per Article 17 for residential
development in excess of 200 units;
MAJOR USE SPECIAL PERMIT as per Article 17 for parking
structure of 1094 parking spaces;
PER CITY CODE, Section 23-5(a), request of a Certificate of
Appropriateness for ground disturbing activity in an
Archeological Conservation Area;
PER CITY CODE, Chapter 13, request that the City reserve
applicable Downtown Development of Regional Impact (DRI)
credits;
Pursuant to Articles 13 and 17 of the Zoning Ordinance,
approval of the requested Major Use Special Permit shall be
considered sufficient for the subordinate permits requested and
referenced above as well as any other special approvals required
Page 4 of 10 �: 3 - 10 5- 6
by the City which may be required to carry out the requested
plans.
The PROJECT shall be constructed substantially in accordance
with plans and design schematics on file prepared by Revuelta,
Vega, Leon, P.A., dated September, 2001, as amended by plans on
file date May 2003; the landscape plan shall be implemented
substantially in accordance with plans and design schematics on
file prepared by Bradshaw Gill and Associates, dated September,
2001, as amended by plans on file dated May, 2003; said design
and landscape plans may be permitted to be modified only to the
extent necessary to comply with the conditions for approval
imposed herein; all modifications shall be subject to the review
and approval of the Director of the Department of Planning and
Zoning prior to the issuance of any building permits.
The PROJECT conforms to the requirements of the SD -7 Zoning
District, as contained in the Zoning Ordinance, the Zoning
Ordinance of the City of Miami, Florida, as amended.
The existing comprehensive plan future land use designation
on the subject property allows the proposed mix of residential
and commercial uses.
CONDITIONS
THE APPLICANT, ITS SUCCESSORS, AND/OR ASSIGNS, JOINTLY OR
SEVERALLY, PRIOR TO THE ISSUANCE OF ANY BUILDING PERMITS, SHALL
COMPLY WITH THE FOLLOWING:
Page 5 of 10 13-1056
1. Meet all applicable building codes, land development
regulations, ordinances and other laws.
2. Pay all applicable fees due prior to the issuance of a
building permit; and pay DRI fees required to reserve
development credits within 60 days of the effective date of
this Resolution.
3. Allow the Miami Police Department to conduct a security
survey, at the option of the Department, and to make
recommendations concerning security measures and systems;
further submit a report to the Department of Planning and
Zoning, prior to commencement of construction, demonstrating
how the Police Department recommendations, if any, have been
incorporated into the PROJECT security and construction
plans, or demonstrate to the Director of the Department of
Planning and Zoning why such recommendations are
impractical.
4. 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 PROJECT, 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.
5. Obtain approval from, or provide a letter of assurance from
the Department of Solid Waste that the PROJECT has addressed
all concerns of the said Department prior to the obtainment
of a shell permit.
Page 6 of 10 ij3--1056
6. Prepare a Minority Participation and Employment Plan
(including a Contractor/Subcontractor Participation Plan) to
be submitted to the City's Director of Equal Employment
Opportunity for review and comments, 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.
7. Prior to the issuance of a shell permit, record the
following in the Public Records of Dade County, Florida,
prior to the issuance of a shell permit: (a) a 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; (b) a certified copy of the
Development Order specifying that the Development Order runs
with the land and is binding on the APPLICANT, its
successors, and assigns, jointly or severally.
8. Prior to the issuance of a shell permit, demonstrate to the
City that the PROJECT has either: (a) completed its
condominium requirements and has been approved for such by
the State of Florida; or (b) provide the City with an
executed, recordable unity of title or covenant in -lieu of
unity of title agreement for the subject property; said
agreement shall be subject to the review and approval of the
City Attorney's Office.
9. The Department of Public Works shall be provided with plans
for proposed sidewalk and Swale area improvements for its
review and approval prior to the issuance of a building
permit.
Page 7 of 10 93-1056
10. Provide the Department of Planning and Zoning with a
temporary parking plan, including an operational plan, which
addresses construction employee parking during the
construction period, said plan shall be subject to the
review and approval by the Department of Planning and Zoning
prior to the issuance of any building permits and shall be
enforced during construction activity.
11. The APPLICANT shall retain the services of an archeological
consultant who will be responsible for conducting
archeological monitoring of all ground disturbing activity
as well as the subsequent recovery of artifacts. Said
consultant shall work at the direction of the Miami -Dade
County Archeologist and shall provide reports to both that
office and to the City.
12. Prior to the issuance of a shell permit, the APPLICANT shall
submit an interim plan, including a landscape plan, which
addresses design details for the land occupying Phase II of
this PROJECT in the event that the future phase is not
developed, said plan shall include a proposed timetable and
shall be subject to review and approval by the Director of
the Department of Planning and Zoning.
13. The project shall be landscaped with the appropriate canopy
trees or palms to provide the pedestrian and residents of
the project, continuous shaded walkways; royal palms do not
provide adequate shade unless they are planted six feet
apart; with the proper and necessary irrigation and lighting
systems.
THE CITY SHALL:
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to y6
Establish the operative date of this Permit as being thirty
(30) days from the date of its issuance; the issuance date shall
constitute the commencement of the thirty (30) day period to
appeal from the provisions of the Permit.
CONCLUSIONS OF LAW
The PROJECT, proposed by the APPLICANT, complies with the
Miami Comprehensive Neighborhood Plan 1989-2000, is consistent
with the orderly development and goals of the City of Miami, and
complies with local land development regulations and further,
pursuant to Section 1703 of the Zoning Ordinance:
(1) the PROJECT will have a favorable impact on the economy
of the City; and
(2) the PROJECT will efficiently use public transportation
facilities; and
(3) the PROJECT will favorably affect the need for people
to find adequate housing reasonably accessible to their
places of employment; and
(4) the PROJECT will efficiently use necessary public
facilities; and
(5) the PROJECT will not negatively impact the environment
and natural resources of the City; and
(6) the PROJECT will not adversely affect public safety;
and
Page 9 of 10 , e 3— 1056
(7) the public welfare will be served by the PROJECT; and
(8) any potentially adverse effects of the PROJECT will be
mitigated through conditions of this Major Use Special
Permit.
The proposed development does not unreasonably interfere
with the achievement of the objectives of the adopted State Land
Development Plan applicable to the City of Miami.
Pursuant to Section 1305 of the Zoning Ordinance, the
specific site plan aspects of the PROJECT i.e., ingress and
egress, offstreet parking and loading, refuse and service areas,
signs and lighting, utilities, drainage and control of
potentially adverse effects generally have been considered and
will be further considered administratively during the process of
issuing individual building permits and certificates of
occupancy.
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C. Legal Description
Exhibit "I"
LEGAL DESCRIPTION
EXHIBIT "B"
TRACTS A AND B OF "BRIC:KELL WEST," ACCORDING TO THE PLAT THEREOF AS RECORDED IN
PLAT BOOK 154 AT PAGE 33 OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, AND
ALL OF LOTS 5 AND 6 AND A PORTION OF LOTS 1, 7 AND 8, BLOCK 97 SOUTH, AND A PORTION OF
LOTS 18, 19, AND 20, BLOCK 94 SOUTH OF "MAP OF MIAMI," ACCORDING TO THE PLAT THEREOF
AS RECORDED 1N PLAT BOOK B AT PAGE 41 OF THE PUBLIC RECORDS OF MIA,MI-DADE COUNTY,
FLORIDA, AND A PORTION EACH OF SW I" COURT AND SW 14" STREET LYING IN THE CITY OF
MIAMI, MIAMI-DADE COUNTY, FLORIDA, AND A PORTION OF THE METRO -RAIL RIGHT OF WAY
AS SHOWN ON THE MIAMI-DADE COUNTY RIGHT OF WAY MAP (RMB -124, PG -20 RECORDED4-23-
85), ALL BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGIN AT THE EAST POINT OF CURVATURE AT THE NORTHEAST CORNER OF SAID TRACT A;
THENCE S 02015'38"E ALONG THE EAST LINE OF SAID TRACTS A AND B, BEING THE SAME AS THE
WEST RIGHT OF WAY LINE OF BRICKELL WAY (SW 1" AVENUE) FOR 667.04 FEET TO A POINT OF
CURVATURE OF A CIRCULAR CURVE TO THE RIGHT; THENCE IN A SOUTEASTERLY, SOUTHERLY,
SOUTHWESTERLY, WESTERLY AND NORTHWESTERLY DIRECTION ALONG THE ARC OF SAID
CURVE HAVING A RADIUS OF 20.00 FEET AND A CENTRAL ANGLE OF 124°39'42" FOR 43.52 FEET
TO A POINT OF TANGENCY; THENCE N 57°35'56" W ALONG THE SOUTHWESTERLY LINE OF SAID
TRACT B AND THE SOUTHWESTERLY LINES OF SAID LOTS 5 AND 6, BOTH BEING THE SAME AS
THE NORTHEASTERLY RIGHT OF WAY LME OF SW 15'" ROAD FOR326.65 FEET; THENCE N 02'16'12"
W ALONG THE WEST LINE OF SAID LOTS 6 AND 7 BEING THE SAME AS THE EAST RIGHT OF WAY
LINE OF SAID METRO -RAIL RIGHT OF WAY AND ITS NORTHERLY PROJECTION FOR 44.76 FEETTO
A POINT ON THE ARC OF A CIRCULAR CURVE CONCAVE TO THE NORTHWEST, SAID -POINT
BEARING S 60'06'59" E FROM THE CENTER OF SAID CURVE, THENCE IN A NORTHEASTERLY
DIRECTION ALONG THE ARC OF A CIRCULAR CURVE TO THE LEFT, HAVING A RADIUS OF 1688.00
FEET AND A CENTRAL ANGLE OF 5=22'01" FOR 158.12 FEET; THENCE CONTINUE ALONG ARC OF
THE LAST DESCRIBED CURVE, NOW BEING ALONG THE EASTERLY RIGHT OF WAY LINE OF SAID
METRO -RAIL RIGHT OF WAY HAVING A RADIUS OF 1688.00 FEET AND A CENTRAL ANGLE OF
1 °53'03" FOR 55.51 FEET; THENCE CONTINUE ALONG THE ARC OF THE LAST DESCRIBED. CURVE,
DEPARTING FROM. THE EASTERLY RIGHT OF WAY LINE OF SAID h1ETRO-RAIL RIGHT OF WAY.
HAVING A RADIUS OF 1688.00 FEET AND A CtNTRAL ANGLE OF4' 13'20" FOR 124.39 FEET; THENCE
CONTINUE ALONG THE ARC OF THE LAST DESCRIBED CURVE, NOW BEING ALONG THE
EASTERLY RIGHT OF WAY OF SAID METRO -RAIL RIGHT OF WAY, HAVING A RADIUS OF 1683.00
FEET AND A CENTRAL ANGLE OF 5'3 l' 16" FOR 162.66 FEET; THENCE CONTINUE ALONG THE ARC
OF THE LAST DESCRIBED CURVE, DEPARTING FROM THE EASTERLY RIGHTOF WAY LINE OFSAID
METRO -RAIL RIGHT OF WAY. HAVING A RADIUS OF 1688:00 FEET AND A CENTRAL .ANGLE OF
0044'24" FOR 21.80 FEET (THE LAST FIVE COURSES CREATE A CONTINUOUS CURVE HAVING A
RADIUS OF 1685.00 FEET AND A CENTRAL ANGLE OF 17'44'04" FOR AN ARC DISTANCE OF 522.48
FEET); THENCE N 87'4S'32" E ALONG THE NORTH LINE OF SAID TRACT A. AND ITS WESTERLY'
PROJECTION, BEING THE SAME AS THE SOUTH RIGHT OF WAY LINE OF SW 13"h STREET FOR 69.44'
FEET TO A POINT OF CURVATURE OF A CIRCULAR CURVE TO THE RIGHT; THENCE IN A
NORTHEASTERLY, EASTERLY AND SOUTHEASTERLY DIRECTION ALONG THE ARC OF SAID
CURVE HAVING A RADIUS OF 25.00 FEET AND A CENTRAL ANGLE OF 89'55'50" FOR 39.2-1 FEETTO
THE POINT BEGINNING.
ALL LYING AND BEING IN THE CITY OF �11AM1, MIAMI-DADE COUNTY. FLORIDA AND
CONTAINING 3.012 ACRES i%-.
Mj3-10b6
EXHIBIT "C"
O. PROJECT DATA SHEET
Coral Station
at
Brickell Way
PROJECT DATA SHEET
Legal Description: See Exhibit "A"
Address: S.W. 1"Avenue, South of S.W. 13" Street (Coral Way)
and North of S.W. 15'' Road.
Zoning Classification: City of Miami SD -7 (Special District)
Lot Area: Gross Area: 274,416 sq. ft.
Net Area:
131,365 sq. ft.
Acres:
3.016
Density: Allowed
Provided
Units/Acre 500
129.31
Allowable Area:
Floor Area Ratio (FAR)
Loading Berths:
12 ft. x 55 ft.
12 ft. x 35 ft.
Allowed Provided
2,195,328 s.f 861,469 s.f.
Required
6 berths
N/A
Provided
4 berths
5 berths
iA--M6
Height: Allowed Providedt
Residential Unlimited 382 feet (Top of main roof slab)
Office Unlimited 226 feet (Top of main roof slab)
Parking Garage Unlimited 86 feet (Top of main roof slab)
Building Footprint: 82,425 sf or 30% of gross lot area
Number of Parking Spaces: Reguired Provided
773 1267
Open Space:: Reauired Provided
631,441 sf 73,415 sf
Setbacks: ReQuired Provided
S.W. 13th Street (Coral Way) 15 ft. 106 ft. @ Tower
SW 1" Avenue 15 ft. 15 ft. @ Pedestal, 25 ft. @ Tower
SW 15`h Road 13 ft. 15 ft. @ Pedestal, 25 ft. @ Tower
Metro -Dade ROW N/A 20 ft.
a
j33 .1056
EXHIBIT "D"
Coral Station, Ltd.
Major Use Special Permit Revised Plans
June 27, 2002
EXHIBIT "A"
(i) Reduce height of residential tower from 38 stories to no more than 28 stories
and a maximum height of 333 feet;
(ii) Reduce Residential Tower FAR by approximately 171,503 square feet from
approximately 599,156 square feet to no more than 427,653 square feet;
(iii) Reduce total Project FAR to no more than 698,972 square feet from
approximately 870,475 square feet;
(iv) Decrease the number of residential units from 390 to no more than 365;
(v) Eliminate all 408 proposed hotel keys and the hotel use;
(vi) Increase setback of the retail component for that portion of the Project abutting
S.W. 15" Road to at least 20 feet;
(vii) Increase setback of the residential tower for that portion of the Project abutting
S.W.151h Road to at least 45 feet, which will result in a decrease in the setback
of the office tower, on Coral Way, by an additional 5ft.;
(viii) Decrease the parking garage by one (1) floor, which eliminates approximately
187 parking spaces;
(ix) Due to the elimination of one (1) floor of the parking garage, reduce height of
office building by one floor from 18 stories to 17 stories, resulting in a maximum
height of 245 feet;
(x) Modify and landscape exterior facade of the garage in substantial accordance
with the plans attached as Exhibit "B";
(xi) Create a plaza area at S.W. 15th Road and Brickell Way intersection (across
from Simpson Park) equipped with water feature, outdoor public seating and
plush landscaping in substantial accordance with the plans attached as Exhibit
UCX
11.. ,
(xii) Create a stepped terrace approximately 20 ft. above retail areas on that portion
of the Project abutting S.W. 15"' Road with landscaping and trellises;
MIADOCS 527663.1 LXC
NJ3-1056
PROTECT DAT'+.
EX IBIT "E"
SITE LOCATION / ADDRESS
.,1E 111111 LOCATED WEST OF BRICKELL BAY ON SW 1ST AVENUE, NORTH OF
S.W. 15th ROAD AND SOUTH OF S.W. 13TH STREET (CORAL WAY). IT CONTAINS APPROXIMATELY
3 ACRES OR 131,365 SQUARE FEET, WITH FRONTAGE OF.
M FEET ON BRICKELL WAY (S.W.1st Ave)
364.64 FEET ON S.E. 15th ROAD
100 FEET ON S.W. 13TH STREET (CORAL WAY)
CORAL STATION AT BRICKELL WAY I
SITE DATA
ZONING
LOT AREA
NET LOT AREA
GROSS LOT AREA
CITY OF MIAMI ZONING ( SD -7)
131,366 S.F.
274,416 S.F.
F.A.R.
ALLOWABLE FLOOR AREA: ALLOWED PROVIDED
RESIDENTIAL 8 x 274,416 (GROSS LOT AREA) 564,218 S.F.
(— X GROSS LOT AREA.)
= 2,195,328 S.F.
OPEN SPACE REQUIRED PROVIDED
49,431 S.F. 71,829 S.F.
BUILDING FOOTPRINT: 81,345 S.F. (30% OF GROSS LOT AREA)
SETBACKS
REQUIRED
PROVIDED
S.W. 13th St. (Coral Way)
10 FEET
96 FEET AT TOWER
S.W. 1st Ave. (Brickeit Way)
15 FEET
15 FEET AT PEDESTAL/
(10% LOT DEPTH MAX. 15 FEET)
20 FEET AT NORTH TOWER
S.W. 15th Rood ( West side)
10 FEET
20 FEET AT PEDESTAL/
(10% LOT DEPTH MAX. 15 FEET)
45 FEET AT TOWER
(METRO RAIL R/W)
0 FEET
20'-0"
I - -
BUILDING HEIGHT
REQUIRED
PROVIDED
SOUTH RESIDENTIAL TOWER
NO HEIGHT LIMIT
284'-4' (TOP OF MAIN ROOF SLAB)
NORTH RESIDENTIAL TOWER
NO HEIGHT LIMIT
169'-0- (TOP OF MAIN ROOF SLAB)
PARKING GARAGE
NO HEIGHT LIMIT
66'-8' (TOP OF MAIN DECK SLAB)
PARKING DATA
REQUIRED
PROVIDED
RESIDENTIAL UNITS
MIN. OF 1 SPACE PER DWELLING UNIT (SOUTH TOWER)
365 UNITS = 365 SPACES
MIK, OF 1 SPACE PER DWELLING UNIT (NORTH TOWER)
78 UNITS = 78 SPACES
TOTAL No. OF = 443 SPACES
SPACES REQUIRED
RETAIL
MIK. OF 1 SPACE PER 1,000 S.F.
66,880/1,000 S.F. = 67 SPACES
RMAURANT
MIN. OF i SPACE PER 800 S.F.
8,000/800 S.F. = 10 SPACES
TOTAL PARKING REQUIRED
= 520 SPACES
TOTAL PARKING PROVIDED
= 1094 SPACES
HANDICAP
MIN. 2% OF TOTAL REQUIRED PARKING SPACES
1094 SPACES x 2% = 22 SPACES
OFFSTREET LOADING
REQUIRED
PROVIDED
LOADING BERTHS
4 — 12'x35'
5 — 12'x55'
1 — 12'x55'
3 — 12'x35'
93-1056
ITEM PZ 1
PLANNING FACT SHEET
APPLICANT Judith Burke, Esquire, on behalf of Coral Station Ltd., c/o
BVT Development Corporation
HEARING DATE July 23, 2003
REQUEST/LOCATION Consideration of a Substantial Modification to a Major
Use Special Permit for The Coral Station Project located
at approximately 104 Southwest 13th Street, 101
Southwest 15th Road and 1420 Southwest 1st Court
LEGAL DESCRIPTION Complete legal description on file with the Department of
Hearing Boards.
PETITION Consideration of approving with conditions, a Substantial
Modification to a Major Use Special Permit pursuant to
Articles 13, 17 and 22 of Zoning Ordinance No. 11000, as
amended, for The Coral Station Project, to be located at
approximately 104 Southwest 13th Street, 101 Southwest
15h Road and 1420 Southwest 1st Court, Miami, Florida,
to be comprised of a mixed-use/residential building with
up to 443 units (365 approved in south tower and 78
being requested for north tower) 74,880 square feet of
commercial use (reduced from 208,986 square feet
originally approved); recreational amenities and 1,094
parking spaces; said modification being deemed
substantial only for Phase II of said project.
PLANNING
RECOMMENDATION Approval with conditions.
BACKGROUND AND See supporting documentation.
ANALYSIS
PLANNING ADVISORY BOARD Recommended approval with VOTE: 7-0
conditions to City Commission.
CITY COMMISSION N/A.
APPLICATION NUMBER 2003-047 Item #3
CITY OF MIAMI - PLANNING AND ZONING DEPARTMENT
444 SW 2ND AVENUE, 3RD FLOOR • MIAMI, FLORIDA, 33130 PHONE (305) 416-1400
9/16/2003
iJ3-1056
ANALYSIS FOR MODIFICATION TO A
MAJOR USE SPECIAL PERMIT
Coral Station
Located at approximately 104 Southwest 13t" Street,
101 Southwest 15th Road and 1420 Southwest 1st Court
CASE NO: 03-047
The requested Major Use Special Permit Modification is for the purpose of allowing a
modification in development program for Phase H of a previously approved MUSP for
the Coral Station project, located at approximately 104 Southwest 13th Street, 101
Southwest 15th Road and 1420 Southwest 1st Court.
Request:
Consideration of a Resolution, approving with conditions, a Substantial Modification to
a Major Use Special Permit pursuant to Articles 13, 17 and 22 of Zoning Ordinance No.
11000, as. amended, for The Coral Station Project, to be located at approximately 104
Southwest 13th Street, 101 Southwest 15th Road and 1420 Southwest 1st Court, Miami,
Florida, to be comprised of a mixed-use/residential building with up to 443 units (365
approved in south tower and 78 being requested for north tower) 74,880 square feet of
commercial use (reduced from 208,986 square feet originally approved); recreational
amenities and 1,094 parking spaces; said modification being deemed substantial only
for Phase lI of said project.
In determining the appropriateness of the proposed modifications to the mixed-use
project, the following findings have been made:
• It is found that the proposed residential/mixed use development project will benefit
the City by creating new housing opportunities for residents and employees of the
area.
• It is found that the applicant should submit a construction management plan which
includes a parking plan for construction employees while the new building is under
construction; said parking plan shall be subject to the review and approval by the
Planning Department prior to the issuance of any building permits.
• It is found that the Zoning Administrator reviewed the requested changes and on May
29, 2003 deemed them to be nonsubstantial pursuant to Article 22 of the Zoning
Ordinance.
• It is found that, notwithstanding the recommendation of the Zoning Administrator, the
Director of Planning and Zoning determined that the change to the proposed
development program could have a serious effect on the project and should be
considered substantial in nature and therefore forwarded for approval to the City
Commission.
• It is found that the modified development program and design provides for an overall
reduction in square footage while retaining it's original appearance and quality of
materials; as such the proposed modification results in an enhancement of the project.
• It is found that with respect to all additional criteria as specified in Section 1305 of
Zoning Ordinance 11000, the proposal has been reviewed and found to be adequate.
Based on these findings, the Planning and Zoning Department is recommending
approval of the requested Project, as modified, with all of the original conditions of
the Major Use Special Permit as approved pursuant to Resolution 02-784 (as
amended), adopted by the City Commission on June 27, 2002.
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RESOLUTION PAB - 51-03
A RESOLUTION RECOMMENDING APPROVAL WITH CONDITIONS AS
SPECIFIED BY STAFF, OF A CONSIDERATION OF A RESOLUTION,
APPROVING WITH CONDITIONS, A SUBSTANTIAL MODIFICATION
TO A MAJOR USE SPECIAL PERMIT PURSUANT TO ARTICLES 13,17
AND 22 OF ZONING ORDINANCE NO. 11000, AS AMENDED, FOR THE
CORAL STATION PROJECT, TO BE LOCATED AT APPROXIMATELY
104 SOUTHWEST 13' STREET, 101 SOUTHWEST 15TH ROAD AND
1420 SOUTHWEST 1' COURT, MIAMI, FLORIDA, TO BE COMPRISED
OF A MIXED-USE/RESIDENTIAL BUILDING WITH UP TO 443 UNITS
(365 APPROVED IN SOUTH TOWER AND 78 BEING REQUESTED
FOR NORTH TOWER), 74,880 SQUARE FEET OF COMMERCIAL USE
(REDUCED FROM 208,986 SQUARE FEET ORIGINALLY APPROVED),
RECREATIONAL AMENITIES AND 1,094 PARKING SPACES; SAID
MODIFICATION BEING DEEMED SUBSTANTIAL ONLY FOR PHASE II
OF SAID PROJECT.
HEARING DATE: July 23, 2003
ITEM NO.: 3
VOTE: 7-0
ATTEST:
elabert-Sanchez, D' or
Planning and Zoning Department
--io56
CITY OF MIAMI, FLORIDA
INTER -OFFICE MEMORANDUM
TO: Distribution Below DATE: July 16, 2002 FILE:
SUBJECT: Modifications for:
Coral Station MUSP
Gelabert-Sanche , r
FROM: arming Department REFERENCES: Resolution No. 02-784
Adopted: June 27, 2002
ENCLOSURES:
Pursuant to Section 1706, Zoning Ordinance 11000, it is hereby directed that this memorandum modifies
the development order for the Coral Station Major Use Special Permit, by approving a component of the
changes described in the attached letter from Judy Burke on behalf of Coral Station, Ltd., dated May 9,
2003. This modification (in part as described below) is approved, as specified below and as detailed in the
attached letter (referenced herein and made a part hereof).
This approval is based on findings that the proposed modification is a "de minimus" nonsubstantial change
to the Major Use Special Permit issued by Resolution 02-784, per the attached memorandum from Joyce
McPhee dated May 29, 2003.
The Development Order attached to Resolution 02-784, as EXHIBIT "A" (as amended), is hereby
amended as specified on the attached letter from Judy Burke, dated May 9, 2003, except for such
changes to Phase H (north tower) of the development that involve the change to development
program. As specified in the attached request, a portion of the changes to the original MUSP involve
reducing the commercial square footage from 208,986 square feet to 74,880 square feet by
eliminating the "office use" from Phase H and replacing it with 78 new residential units. This change
does not change the overall appearance of the building, in fact reducing the overall square footage. It
is hereby found that such a change, while consisting of an overall reduction in square footage, could
have a serious effect on the project and should be reviewed as a substantial modification requiring
due notice.
Attachments
Distribution with attachments:
Lourdes Slazyk, Assistant Director
Planning and Zoning Department
Hector Lima, Director
Building Department
Joyce McPhee, Acting Zoning Administrator
Zoning Division
Teresita L. Fernandez, Chief
Hearing Boards Division
Judy Burke, Esq.
Attorney for applicant
Coral Station Major Use Special Permit File
SHUTTS & B OWE N LLP _
ATTORNEYS AND COUNSELLORS AT LAW
(A PARTNERSHIP INCLUDING PROFESSIONAL ASSOCIATIONS)
1500 MIAMI CENTER
201 SOUTH BISCAYNE BOULEVARD
MIAMI, FLORIDA 33131
MIAMI (305) 358-6300
BROWARD (954) 467-8841
FACSIMILE (305) 381-9982
May 9, 2003
VIA COURIER
Lourdes Slazyk, Assistant Director
City of Miami Planning Department
444 S.W. 2' Avenue/ Third Floor
Miami, FL 33130
RE: Coral Station at Brickell Way
Modification to MUSP
Dear Lourdes:
This firm represents Coral Station, Ltd., a Florida limited partnership ("Coral Station"), the
owner of a parcel of property located along Brickell Way between S.W.13`h Street and SW 15`h Road
in the City of Miami (the "Property"). Pursuant to Resolution 02-784 (the "Resolution"), issued on
June 27, 2002, the City.of Miami Commission approved a Major Use Special Permit for the
development of a mixed use project (the "Project") on the Property. A copy of the Resolution is
attached for your convenience. Also, attached is a copy of the revisions to the plans for the Project
(the "Revisions") that were read into the record at the June 27, 2002 hearing as part of a settlement
agreement with adjacent homeowners associations and approved by the City Commission. The
Resolution, as amended by the Revisions is hereinafter referred to as the "Original MUSP".
As you know, the Original MUSP application was filed on September 7, 2001. However,
because of lengthy negotiations with the neighboring homeowners associations and numerous
hearings on the issues, the MUSP was not adopted until June 27, 2002. During that period of time,
market conditions changed substantially. The original concept to build a large office building on the
northern portion of the Property became less economically attractive. In that same period of time,
the need for certain types of residential development in this area became more pronounced. Based
upon those changes, Coral Station decided to modify the plans for the Project to include residential
"loft" dwelling units rather than office space. The concept of the multi -family residential tower on
the southern portion of the Property remains fundamentally unchanged.
Attached to this letter is a chart, which provides a comparison between the Original MUSP,
the changes reflected in the plans submitted with this modification request and the resulting change
to the Original MUSP after implementation of this amendment. As you can see, the changes are
minor and are in conformance with the criteria applicable to non -substantial change determinations.
AMSTERDAM FORT LAUDERDALE LONDON ML\MI ORLANDO TALLAHASSEE WEST PALM MACH
93-1056
Lourdes Slazyk
May 9, 2003
Page 2
As such, none of the requested changes exceed the zoning regulations. The foot print of the building
is not proposed to be moved more than ten (10) feet in any horizontal direction and the height of the
building is not proposed to be increased by more than five (5) feet or 5% of the height of the
building. As a matter of fact, the height of the building has been reduced. The requested
modifications to the Project are "de minimis" as shown on the enclosed plan entitled "Coral Station
at Brickell Way MUSP Revision", consisting of thirty three (33) pages, prepared by Revuelta Vega
Leon, P.A., dated last revised May 8, 2003 (the "Revised Site Plan").
In order to more fully highlight the changes in the Project, I have provided below a summary
of those changes:
1. The use of the North Tower on the Project was changed from office to residential.
2. The Project's total FAR was reduced by 134,754 square feet, from 698,972 square
feet to 564,218 square feet.
3. The 208,986 square feet of office space (FAR) in the North Tower was replaced by
112,266 square feet of residential area (FAR) with a total of 78 residential loft units.
4. The North Tower total FAR was reduced by 87,987 square feet, from 237,986 square
feet to 149,672 square feet.
5. The number of residential units in the South Tower has remained the same at 365
units.
6. The total FAR in the South Tower has been reduced by 52,043 square feet from
437,915 square feet to 385,872 square feet.
7. The total FAR of the retail component in the Project has been increased by 12,547
square feet, from 62,333 square feet to 74,880 square feet.
8. The height of the North Tower has been reduced by 42'-1 ", from 241'-5" to 199'-4".
9. The number of floors in the North Tower has been reduced by two (2) levels from
seventeen (17) to fifteen (15).
10. The height of the pedestal has been reduced by 9'-8", from 76-4" to 66-8".
11. The number of floors in the pedestal has been reduced by one (1), from seven (7) to
n1 six (6).
The forty-five (45) residential units in the parking pedestal have been removed.
13. The Project's entire building footprint has been reduced by 279 square feet, from
81,624 square feet to 81,345 square feet.
14. The open space area has been reduced by 550 square feet, from 72, 379 square feet
to 71,829 square feet.
15. The North Tower has been shifted ten (10) feet to the North and five (5) feet to the
East.
16. The North Tower has a new setback of 96'-0" from Coral Way and 20'70" from S.W.
First Avenue.
17. The number of parking spaces remains the same.
,j 3 - 10 5 6
Lourdes Slazyk
May 9, 2003
Page 3
In addition, there have been certain other architectural modifications to the Project which we
would like to bring to your attention. Because of the change in use of the North Tower from office
to residential lofts, the exterior skin and facade of this structure has been modified to reflect the use
it serves. The building has become more transparent and a greater number of balconies have been
introduced around its perimeter. Because of the deletion of the office component, the retail space
has been modestly increased and reconfigured for greater leasing flexibility. The office/retail
vehicular entrance at Brickell Way has been shifted south 180'-0" to improve the linkage and
integration of the retail spaces. A residential/pedestrian lobby with vehicular drop-offnow occupies
the area previously retained by the vehicular entrance. An exterior breezeway overlooking Brickell
Way has also been incorporated at the second level of the Brickell Way retail.
The residential use, density and number of floors in the South Tower remains substantially
the same, although there has been a significant reduction of FAR. The forty-five (45) units that
resided at the pedestal levels of this tower have been relocated to the upper floors overlooking the
recreation deck. The removal of these units and retail spaces at the second floor, vacated enough
parking area so that a complete level ofparking could be removed from the pedestal thereby reducing
it from eight (8) levels to seven (7). The exterior facade of this tower has also been modified to
reflect the changes created by the absorption of these units and numerous miscellaneous market-
driven changes that have been incorporated into the Revised Site Plan.
You will find enclosed with this letter our check in the amount of $3,000.00 to cover the
administrative review fee and two (2) copies of the Revised Site Plan. If you have any questions or
require any additional information regarding this issue, please do not hesitate to contact me.
Thanking you in advance for all of your courtesy and cooperation.
V"truly ours,
urk
cc: Mr. Frank Pridgen
Mr. Harvey Taylor
Mr. Jason McArthur
Mr. Bert Leon
MIADOCS 5976521 LXC
3-1056
Ana GelabertSanchez, Director
To ' Planning & Zoning Department
Joyce McPhee
FROM: Interim Zoning mnlistrator
CITY OF MIAMI, FLORIDA
INTER -OFFICE MEMORANDUM
May 29, 2003
DATE: FILE
SUBJECT: Determination of
Non -substantial
Change in an approved
Major Use Special Permit
REFERENCES: Coral Station at Brickell Way
Modification to MUSP
ENCLOSURES:
Pursuant to a request from Judy Burke of the law firm of Shutts & Bowen LLP, concerning a determination of a
non -substantial change from an approved Major Use Special Permit, please be advised of the following:
The City Commission passed and adopted Resolution no. 02-784 issued on June 27, 2002 for a Major Use Special
Permit on the property.
The foot print of the building is not proposed to be moved more than ten (10) feet in any horizontal direction and the
height of the building is not proposed to be increased by more than five (5) feet or 5 of the height of the building.
As a matter of fact, the height of the building has been reduced. The requested modifications to the Project are
"deminimis" as shown on the enclosed plan entitled "Coral Station at Brickell Way MUSP Revision", consisting of
thirty three (33) pages, prepared by Revuelta Vega Leon, P.A., dated last revised May 8, 2003 (the "Revised Site
Plan").
The application is proposing a change to the Major Use Special Permit in the following manner.
1. The use of the North Tower on the Project was changed from office to residential.
2. The Project's total FAR was reduced by 134,754 square feet, from 698,972 square feet to
564,218 square feet.
3. The 208,986 square feet of office (FAR) in the North Tower was replaced by 112,266 square
feet of residential area (FAR) with a total of 78 residential loft units.
4. The North Tower total FAR was reduced by 87,987 square feet, from 237,986 square feet to
149,672 square feet.
5. The number of residential units in the South Tower has remained the same at 365 units.
6. The total.FAR in the South Tower has been reduced by 52,043 square feet from 437,915
square feet to 385,872 square feet.
7. The total FAR of the retail component in the Project has been .increased by 12,547 square feet,
from 62,333 square feet to 74,880 square feet.
8. The height of the North Tower has been reduced by 42'-1", from 241'-5" to 199'4".
9. The number of floors in the North Tower has been reduced by two (2) levels from seventeen
(17) to fifteen (15).
10. The height of the pedestal has been reduced by 9'-8", from 76'4" to 66'-8".
11. The number of floors in the pedestal has been reduced by one (1), from seven (7) to six (6).
12. The forty-five (45) residential units in the parking pedestal have been removed.
13. The Project's entire building footprint has been reduced by 279 square feet, from 81,624
square feet to 81,345 square feet.
14. The open space area has been reduced by 550 square feet, from 72,379 square feet to 71,829
square feet.
15. The North Tower has been shifted ten (10) feet to the North and five (5) feet to the East.
16. The North Tower has a new setback of 96'-0" from Coral Way and 20'-0" from S.W. First
Avenue.
17. The number of parking spaces remains the same.
I MM
Therefore, after review of the proposed change, it is my opinion that the change does not constitute a substantial
change as defined and regulated under Section 2215.1 of Zoning Ordinance 11000 as amended.
JP: qo
Cc: Lourdes Slazyk, Assistant Director
Planning & Zoning
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