HomeMy WebLinkAboutR-95-0138J-94-1005
2/9/95
RESOLUTION NO. 9 5 ^ 138
A RESOLUTION, WITH ATTACHMENT(S), APPROVING A MAJOR
USE SPECIAL PERMIT, WITH CONDITIONS, FOR THE CHATEAU
MERITAGE PLANNED UNIT DEVELOPMENT CONDOMINIUM PROJECT
TO BE LOCATED AT APPROXIMATELY 2475 BRICKELL AVENUE;
MAKING FINDINGS; PROVIDING FOR BINDING EFFECT;
CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, on September 15, 1994, the applicant, Chateau Meritage, Ltd.,
(hereinafter "Applicant"), submitted an Application for Major Use Special
Permit requesting, inter alia, designation of the Chateau Meritage Project as
a Planned Unit Development pursuant to Articles 5, 13 and 17 of Zoning
Ordinance No. 11000, the Zoning Ordinance of the City of Miami, Florida
(hereinafter "Zoning Ordinance"), for that parcel located at approximately
2475 Brickell Avenue (hereinafter "Project"), as legally described herein and
in Exhibit "A", the Development Order attached hereto; and
WHEREAS, the Applicant has applied for the Planned Unit Development
Overlay District designation in order to utilize the increase in the floor
area ratio by 20 percent over that allowed by the underlying R-4 district; and
WHEREAS, development of the Project requires the issuance of a Major Use
Special Permit pursuant to Article 17 of the Zoning Ordinance; and
WHEREAS, the Large Scale Development Committee met on August 29, 1994, to
consider the proposed PROJECT and offer its input; and
WHEREAS, the Applicant has modified the submittal to reflect suggestions
received at said Large Scale Development Committee meeting; and
ATTACHMENTS)
4 CONTAINED
CITY COMOSSION
MEETING OF,
FFB 0 9 1995
Resolution No.
95- 138
WHEREAS, the Miami Planning Advisory Board ("PAB"), at its meeting held
on November 16, 1994, Item No. 4, following an advertised public hearing,
adopted Resolution No. PAB 68-94 by a vote of seven to zero (7-0),
RECOMMENDING APPROVAL of a Major Use Special Permit Development Order for the
Project; and
WHEREAS, subsequent to the PAB's recommendation, the Applicant amended
its application to increase the number of units from 148 to 168 (20 units
added), increase the number of parking spaces from 311 to 353 (42 parking
spaces added), and added fourteen (14) feet to the east -west direction of the
building's "podium" footprint; and
WHEREAS, the aforementioned changes have been determined to be
nonsubstantial pursuant to Section 2215 of the Zoning Ordinance; and
WHEREAS, on January 26, 1995, the City Commission conducted an
advertised public hearing to consider the Application for Major Use Special
Permit and determined that all legal requirements for the issuance of the
proposed Major Use Special Permit Development Order had been complied with;
and
WHEREAS, the City Commission deems it advisable and in the best interest
of the general welfare of the City of Miami to issue a Major Use Special
Permit Development Order as hereinafter set forth for the Project;
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 hereby adopted by reference thereto and incorporated
herein as if fully set forth in this Section.
Section 2. A Major Use Special Permit Development Order, attached
hereto as Exhibit "A" and made a part hereof, is hereby approved with
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conditions as specified in said Development Order, per Article 17 of Zoning
Ordinance No. 11000 (hereinafter referred to as the "Zoning Ordinance"), for
the Chateau Meritage Project (hereinafter referred to as the "PROJECT") to be
developed by Chateau Meritage, Ltd., at approximately 2475 Brickell Avenue,
Miami, Florida, more particularly described as the northwest twenty five (25)
feet of Lot 3 and all of Lots 4 through 9, Block G, BRICKELL HAMMOCK UNIT NO.
ONE EXTENSION, according to the Plat thereof, as recorded in Plat Book 7 at
Page 87, of the Public Records of Dade County, Florida.
Section 3. The PROJECT is hereby designated as a Planned Unit
Development Overlay District, per Article 5 of the Zoning Ordinance. The
construction of 216,596 square feet of habitable residential floor area is
hereby permitted for the PROJECT which is an increase in the floor area ratio
of 20 percent over that allowed by the underlying R-4 district.
Section 4. The findings of fact set forth below are hereby made
with respect to the subject PROJECT:
a. The PROJECT is in conformity with the Miami Comprehensive
Neighborhood Plan 1989-2000, as amended; and
b. The PROJECT is in accord with the applicable district zoning
classification of the Zoning Ordinance.
C. 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, preservation
of natural features and control of potentially adverse
effects generally, have been considered and will be further
considered administratively during the process of issuing a
building permit and -a certificate of occupancy.
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95- 138 z
d. The PROJECT is expected to cost approximately $31 million,
and to employ approximately 64 to 89 full-time workers
during construction, and to result in the creation of
approximately 15 permanent new jobs. The PROJECT will
generate approximately $1.1 million annually in ad valorem
tax revenues to local units of government (1994 dollars).
e. The PROJECT fulfills the requirements of a Planned Unit
Development Overlay District because it meets the following
criteria:
(1) greater flexibility in the pattern of development;
(2) improved level of amenities;
(3) appropriate and harmonious variety in physical
development;
(4) creative design; and
(5) improved environment.
f. The City Commission hereby 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 arising
from the proposed parking for 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;
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95- 138
(5) the PROJECT will efficiently use necessary public
facilities;
(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) 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, condominium documents, minority
participation and employment, and minority
contractor/subcontractor participation will be
mitigated through compliance with the conditions of
this Major Use Special Permit.
Section 5. The Major Use Special Permit, as approved, shall
be binding upon the applicants and any successors in interest.
Section 6. The application for Major Use Special Permit
which was submitted by the Applicant on September 15, 1994, as amended
on, January 3, 1995, and which is on file with the Planning, Building
and Zoning Department of the City of Miami, Florida, shall be relied
upon generally for administrative interpretations and is made a part
hereof by reference.
Section 7. This Major Use Special Permit shall expire two
(2) years from its effective date, which shall be thirty-one (31) days
after the adoption of the herein Resolution.
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Section 8. The City Manager is directed to instruct the Director
of the Planning, Building and Zoning Department to transmit a copy of this
Resolution and attachments to the developers: Chateau Meritage, Ltd.,, A
Florida Limited Partnership, 2600 Douglas Road, Suite 900, Coral Gables,
Florida 33134.
Section 9. The Findings of Fact and Conclusions of Law are made
with respect to the Project as described in the Development Order for the
Chateau Meritage Project, which is attached hereto as Exhibit "A" and made a
part hereof by reference.
Section 10. The Major Use Special Permit Development Order for the
Chateau Meritage Project, (Exhibit "A"), is hereby granted and issued.
Section 11. In the event that any portion or section of this
Resolution or the Development Order (Exhibit "A") 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. This Resolution shall become effective immediately
upon its adoption.
PASSED AND ADOPTED this 9th
ATTE T:
Walter JCJF,e an, City Clerk
P�EPARED AND APPROVED BY:
E. MAXWELL
DE UTY CITY AT ORNEY
M4789/JEM/mis
day of
February 1995.
STEPH N P. CLARK, AYOR
APPROVED AS TO FORM AND
CORRECTNESS:
J/' '-;'2"ie4A /IYa _ J/i
A/ QUPT-,TORNJ""- "JON -III
CITY
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95- 138
EXHIBIT "A"
ATTACHMENT TO
RESOLUTION NO. 95-138
ADOPTED SEPTEMBER 9, 1995
CHATEAU MERITAGE PLANNED UNIT DEVELOPMENT
MAJOR USE SPECIAL PERMIT
DEVELOPMENT ORDER
Let it be known that pursuant to Articles 5, 13 and 17 of Ordinance No. 11000,
the Zoning Ordinance of the City of Miami, Florida, as amended (hereinafter
"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 designation of the Chateau Meritage Project as a Planned Unit Development
Overlay District to be located at approximately 2475 Brickell Avenue
(hereinafter referred to as the "PROJECT") , being:
The northwest 25 feet of Lot 3 and all of Lots 4
through 9, Block G, BRICKELL HAMMOCK UNIT NO. ONE
EXTENSION, according to plat thereof as recorded in
Plat Book 7 at Page 87 of the Public Records of Dade
County, Florida.
ALL OF THE FOREGOING SUBJECT TO any dedications,
limitations, restrictions, reservations or easements
of record; 'e
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 designation of the PROJECT as a Planned Unit
Development Overlay District, and subject to the following conditions
approves the Major Use Special Permit and hereby issues this Development
Order:
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FINDINGS OF FACT
PROJECT DESCRIPTION:
The proposed Chateau Meritage Project is a residential use condominium
development located at approximately 2475 Brickell Avenue, Miami, Florida.
The PROJECT is located on approximately 6 lots totaling 2.41 gross acres and
1.64 net acres. The PROJECT consists of the following elements:
1. Legal description: The northwest 25 feet of Lot 3 and all of Lots 4
through 9 of Block G in the BRICKELL HAMMOCK UNIT NO. 1 EXTENSION
subdivision, according to the plat thereof, as recorded in Plat Book 7 at
Page 87, of the Public Records of Dade County, Florida.
2. Project Address: 2475 Brickell Avenue, Miami Florida.
3. Zoning Classification: City of Miami Zoning District R-4.
4. Lot area: Net = 150' x 475.17' = 71,275 s.f. = 1.64 acres
Gross (includes to centerline of adjacent streets) = 475' x 50'
(to centerline of Brickell Avenue) x 150' x 50' (to centerline
of S.W. 25th Road) = 525' x 200' = 105,000 s.f. = 2.41 acres.
5. Density: allowed = 150 units/acre which = 361 units allowed
provided = maximum of 168 units provided.
6. Allowable area: Floor Area Ratio (FAR) = 1.72 allowed;
105,000 s.f. x 1.72 = 180,600 s.f. allowed (without bonus)
By Major Use Special Permit, Bonus of 20% = 216,720 s.f. of habitable
condominium area allowed; provided area = 216,720 s.f.
7. Loading Berths: 2 @ 12' x 35' x 15' ht.
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8. Height: required = unlimited.
Front setback requires a height limit of 240' at base building line, then
allows 2 additional feet in height for every foot in setback. Chateau
Meritage tower is located 206' from base building line, so allowable
height at this point is 652' to main roof. Chateau Meritage is 305'-0" to
main building roof.
9. Building Footprint:
allowed = 40% of lot area which = 105,000 s.f. x .4 = 42,000 s.f.
provided = 274' x 123' = 37,702 s.f.
10. Parking:
1 space for each 1 bedroom unit; 1 x 34 = 34
2 spaces for each 2 bedroom unit; 2 x 102 = 204
2 spaces for each 3 bedroom unit; 2 x 32 = 64
Visitors; 1 space for each 10 units; 168/10 = 16.8 rounded up to 17
Total required = 34+204+64+17 = 319
Total provided = 353
*Handicapped spaces: 7 required and provided (part of 353 provided).
11. Green Space:
required = .15 of gross lot area = .15 x 105,000 s.f. = 15,750 s.f.
provided = 26,933 s.f.
12. Setbacks: Front: (Brickell Avenue) 85'-0" to podium (20' required)
Side street: (S.W. 25th Road) 17'-0" (15' required)
Side: 116'-0" (10' required)
Rear: 10'-0" (10' required).
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The amenities which are being provided to the residents of the PROJECT
include a swimming pool, lobby area, exercise room, clubroom and tennis court.
The ownership, operation and maintenance of common areas and facilities will
be by a mandatory property owner association in perpetuity pursuant to a
recorded Declaration of Covenants and Restrictions.
The PROJECT has been designed with the goal of preserving as many trees
as possible, and prior to any development activity a review by the City's
Historic Preservation Officer will be required. No variances, special
exceptions, rezonings or land use changes will be required for this
application.
The PROJECT also reflects suggestions received at the Miami Large Scale
Development Committee meeting of August 29, 1994. The PROJECT shall be
constructed substantially in accordance with plans and design schematics on
file prepared by Bradshaw, Gill, Fuster & Associates dated September, 1994;
however, shall be permitted to be modified only to the extent and means
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 Planning, Building and Zoning Department prior to the issuance of any
building permits.
The PROJECT conforms to the requirements of the R-4 zoning district of
the Zoning Ordinance. No zoning variances or special exceptions are
contemplated for execution of the PROJECT. The applicable Comprehensive Plan
Future Land Use designation allows the proposed residential use.
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0
The PROJECT may be constructed with up to Two Hundred Sixteen Thousand,
Five Hundred and Ninety -Six (216,596) square feet of habitable residential
area; this is permitted by the Planned Development Overlay District
designation which permits an increase in the floor area ratio by twenty
percent (201.) over that allowed by the underlying zoning district.
The PROJECT, as defined above, meets the requirements for the designation
as a Planned Unit Development Overlay District and for the issuance of a Major
Use Special Permit Development Order.
CONDITIONS
THE APPLICANT, ITS SUCCESSORS, AND/OR ASSIGNS, JOINTLY OR SEVERALLY, SHALL:
1. Meet all applicable building codes, land development regulations,
ordinances and other laws.
2. Prior to the issuance of a building permit, provide a list of agencies
from which approvals and/or permits must be obtained prior to initiation
of development and the permit or approval required of each;
3. Prior to issuance of a building permit, 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 Planning, Building and Zoning
Department, 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
Planning Director why such recommendations are impractical;
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4. Prior to the issuance of a building permit, provide a letter from the
Department indicating APPLICANT'S coordination with members of the Fire
Plan Review Section at the Department 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. Prior to the issuance of a building permit, provide a letter of
assurance from the Solid Waste Department that the Applicant/Chateau
Meritage PROJECT has addressed all concerns of the said Department;
6. Prepare a Minority Participation and Employment Plan to be submitted
within ninety (90) days of the issuance of this Major Use Special Permit
to the City's Director of Minority and Women Business Affairs for review
and comments, it being understood that the City's Minority/Women
Business Affairs and Procurement Ordinance 10538 is a guide that the
APPLICANT must use its best efforts to follow.
7. Prepare a Minority Contractor/Subcontractor Participation Plan within
ninety (90) days of the issuance of this Major Use Special Permit to the
City's Director of Minority and Women Business Affairs for review and
comment, it being understood that the City's Minority/Women Business
Affairs and Procurement Ordinance 10538 is a guide that the APPLICANT
must use its best efforts to follow;
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8. Record, within six (6) months of the effective date of the Development
Order, a Declaration of Covenants and Restrictions providing that the
ownership, operation and maintenance of all common areas and facilities
of the PROJECT will be by a mandatory property owner association in
perpetuity.
9. Record a certified copy of the Development Order within 30 days of its
effective date with the Clerk of the Dade County Circuit Court
specifying that the development order runs with the land and is binding
on the Applicant, its successors, and assigns, jointly or severally.
10. Record, within six (6) months of the effective date of the Development
Order, a Unity of Title for the subject property comprising the PROJECT.
11. With regard to construction requirements, the APPLICANT shall abide by
all of the commitments made to the Brickell Homeowners Association as
specified in the attached letter to Mr. Tory Jacobs, President of the
Brickell Homeowners Association, from Mr. Robert E. Schermer, Jr., dated
September 2, 1994; said letter is hereby attached hereto as "Exhibit B"
and made a part thereof.
THE CITY SHALL:
1. Subject to payment of all applicable fees due, establish the effective
date of this Permit as being thirty-one (31) days from the date of its
issuance by the City Commission, with the issuance date constituting the
commencement of the thirty (30) day period to appeal from the provisions
of the Permit.
CONCLUSIONS OF LAW
The City Commission hereby finds that the Chateau Meritage Planned Unit
Development, proposed by the applicant, Lucia A. Dougherty, for Chateau
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Meritage, Ltd.,, 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 living conditions in the
neighborhood; and
(7) The PROJECT will not adversely affect public safety; and
(8) The public welfare will be served by the PROJECT; and
(9) 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; and
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
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be further considered administratively during the process of issuing
individual building permits and certificates of occupancy.
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w\
..
APPLICANT
APPLICATION DATE
REQUEST/LOCATION
PLANNING FACT SHEET PZn 25
Lucia A. Dougherty for Chateau Meritage Ltd.
September 15, 1994
Consideration of approving a Major Use Special Permit for a residential planned
development consisting of 168 units located at 2475 Brickell Avenue.
LEGAL DESCRIPTION The northwest 25 feet of Lot 3 and all of Lots 4 through 9, Block G, BRICKELL
HAMMOCK UNIT NO. ONE EXTENSION (7-87) P.R.D.C.
PETITION Consideration of approving a Major Use Special Permit, pursuant to Article 17 of
Zoning Ordinance 11000, as amended, for the Chateau Meritage Project located at
approximately 2475 Brickell Avenue (more particularly described herein), and to be
comprised of not more than 168 condominium units; approving said Major Use Special
Permit after considering the report and recommendations of the City of Miami
Planning Advisory Board, subject to the conditions of the Development Order
attached hereto as "Exhibit A", and the application for development approval
incorporated herein by reference; further designating the project as a planned
development, pursuant to Article 5 of the above Zoning Ordinance and increasing the
floor area ratio as specified in the above -referenced Development Order; making
findings of fact and conclusions of law; and providing that the Development Order
shall be binding on the applicant and successors in interest.
PLANNING
RECOMMENDATION
BACKGROUND AND
ANALYSIS
Approval with conditions.
Please see attached.
PLANNING ADVISORY BOARD
CITY COMMISSION
APPLICATION NUMBER 94-150
01/2Q95
Approval.
VOTE: 7-0.
November 16, 1994
95- 138
Page 1
REVISED
Chateau Meritage Major Use Special Permit to designate the Project as a
Planned Unit Development Overlay District
Analysis:
The -Chateau Meritage Project is proposed to be located at 2475 Brickell
Avenue. The project consists of a 448 168 unit condominium structure with 314
353 parking spaces. The amenities which are being provided to the residents
of -the development include a swimming pool, lobby area, exercise room,
clubroom and tennis court. The ownership, operation and maintenance of common
areas and facilities will be by a mandatory property owner association in
perpetuity pursuant to a recorded Declaration of Covenants and Restrictions.
The+project hasbeen designed with goal of preserving as many trees as
possible,- and�...prior to any development activity a review by the City's
Historic -Preservation Officer will be required. No variances, special
exceptions, rezonings or land use changes will be required for this
application.
The- project conforms to the requirements_ of the R-4 zoning district, as
contained in Ordinance No. 11000, the Zoning Ordinance of the City of Miami,
Florida, -as amended. The comprehensive plan future land use designation
allows the proposed residential use.
The project also reflects suggestions received at the Miami Large Scale
Development Committee meeting of August 29, 1994. (See attached back-up from
the meeting for specific comments).
Recommendation:
Based on the findings as specified in the attached Resolution and Development
Order (Exhibit A), and that upon compliance with the required conditions, any
potentially adverse effects which the project may have on the adjacent areas
will be mitigated, the Planning, Building and Zoning Department is
recommending Approval with the following conditions:
1. The project shall meet all applicable building codes, land development
regulations, ordinances and other laws.
2. Within six (6) months from the issuance of the Major Use Special Permit,
the applicant shall provide a list of agencies from which approvals and/or
permits must be obtained prior to initiation of development and the permit
or approval required of each;
3. Prior to issuance of a building permit, the applicant shall 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 Planning Department, 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 Planning Director why such
recommendations are impractical;
95 - 138
4. Within six (6) months from the issuance of the Major Use Special Permit,
the applicant shall provide a letter from the Fire, Rescue and Inspection
Services Department indicating applicant's coordination with members of the
Fire Plan Review Section at the Fire Rescue and Inspection Services
Department 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. Within. six (6) months from the issuance of the Major Use Special Permit,
the applicant shall provide a letter of assurance from the Solid Waste
Department that Chateau Meritage has addressed all concerns of the said
Department;
6. The applicant shall prepare a Minority Participation and Employment Plan to
be submitted within ninety (90) days of the issuance of this Major Use
Special Permit to the City's Director of Minority and Women Business
Affairs for review and comments, it being understood that the City's
Minority/Women Business Affairs and Procurement Ordinance 10538 is a guide
that the APPLICANT must use its best efforts to follow.
7. The applicant shall prepare a Minority Contractor/Subcontractor
Participation Plan within ninety (90) days of the issuance of this Major
Use Special Permit to the City's Director of Minority and Women Business
Affairs for review and comment, it being understood that the City's
Minority/Women Business Affairs and Procurement Ordinance 10538 is a guide
that the APPLICANT must use its best efforts to follow; f
8. The applicant shall record, within six (6) months of the effective date of
the development order, a Declaration of Covenants and Restrictions
providing that the ownership, operation and maintenance of all common areas
and facilities will be by a mandatory property owner association in
perpetuity.
9. The applicant shall record a certified copy of the development order within
30 days of its effective date with the Clerk of the Dade County Circuit
Court specifying that the development order runs with the land and is
binding on the applicant, its successors, and assigns, jointly or
severally.
11. With regard to construction requirements, the applicant shall abide by all
of the commitments made to the Brickell Homeowners Association• as
specified in the attached letter to Mr. Tory Jacobs, President of the
Brickell Homeowners Association, from Mr. Robert E. Schermer, Jr., dated
September 2, 1994.
95- 138�
ADDENDUM TO FACT SHM
It is respectfully recommended that the City Commission approve the requested
Major Use Special Permit for the designation of the Chateau Meritage Project,
located at 2475 Brickell Avenue, as a Planned Unit Development pursuant to
Article 5 of Zoning Ordinance 11000, with conditions and as modified below.
On November 16, 19940, the Planning Advisory Board passed Resolution #68-94
recanrnnding approval of the above referenced Major Use Special Permit by a
vote of seven to zero (7 to 0). Subsequent to that meeting, the applicant
conducted some market studies in which it was determined that the size and
cost of the proposed units should be modified from the original proposal in
order to better meet the market needs.
During the month of December, 1994, the Planning, Building and Zoning
Department net - .with the applicant to discuss and review a series of
modifications to the original application; these modifications included
changing the number of units from 148 units originally proposed, to a maximum
of 168 units to be provided; and further modifying ie . number of parking
spaces from 259 parking spaces originally proposed a 353 spaces to be
provided. These proposed changes do not affect the height or proposed square
footage of the building, the units were merely reduced in size to accamiodate
a greater number of them.
Upon reviewing the proposed changes described above, the Zoning Administrator
and the Director of Planning, Building and Zoning have determined that these
changes do not constitute a substantial deviation from the original proposal
and pursuant to Article 17 of the Zoning Ordinance, allowed the applicant to
revise its application accordingly without delaying the project.
On January 3, 1995, a revised application, which is included in the backup
materials for this item, was submitted by the applicant. The revised
application also included expert documentation which states that the
originally prepared Traffic'Immpact Analysis, Site Utility Study and Economic
impact Analysis will not be affected negatively by the proposed changes to the
project (see revised application).
The Planning, Building and Zoning Department hereby finds that based on the
information contained in the revised application materials, the project as
modified will have no adverse effects on the surrounding area and is
recommending respectfully that the City Commission approve this Major Use
Special Permit, as modified, with all of the original conditions as set forth
in the attached draft resolution for City Commission consideration.
95- 138
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01
i
9.5- 13 87
RESOLUTION PAB - 68-94
A RESOLUTION RECOMMENDING APPROVAL OF ADOPTING A RESOLUTION AUTHORIZING
THE CHATEAU MERITAGE MAJOR USE SPECIAL PERMIT FOR A 148 UNIT CONDOMINIUM
PLANNED DEVELOPMENT PROJECT AT 2475 BRICKELL AVENUE AS SPECIFIED IN THE
ATTACHED DRAFT RESOLUTION FOR CITY COMMISSION CONSIDERATION.
HEARING DATE: November 16, 1994
VOTE: seven (7) to zero (0)
ATTEST:
10 RODRIGUEZ, DIRECTOR
ANNING, BUILDING AND ZONING
T
CITY OF MIAMI, FLORIDA
I INTER -OFFICE MEMORANDUM
To: i Large Scale Development Committee DATE; September 2, 1994
PILE
LSDC MeetingAugust 29 1994
SUBJECT` MUSP. Chateau Meritage, 2475
Brlckell Avenue .
FROM : I o W. McManus, Deputy Director REFEREaces
Planning, Building and Zoning Dept.
Ewcl.osunes ;
A meeting of the large Scale Development Committee was held at 3:00 P.M.
Monday, August 29; 1994 in the Planning..and Zoningg Division Conference Room to
discuss the propose$ Chateau Meri�tage, 2476 Brickell Avenue, a 128-unit, 28-
story,residentiai condominium tower (see attendance sheet attached).
Following an opening presentation by the architect, Bruce Brosch for the
Nichols Partnership,! the following points were made in the discussion:
1. Permits: The Project will require a Major Use Special Permit for a
planned unit development; hearings as necessary before the Planning Advisory
Board and City Commission; Historic and Environmental Preservation Board
(HEP) (for tree removal) and either a hearing or disclaimer from the Metro
Dade County Shoreline Development Review Committee. '
2. Zonin : Building and site calculations must be supplied. The project
conforms to recent Zoning Ordinance amendments pertaining to height limits and,
setbacks on Brickell. and pertaining to truck loading bays. The project will
qualify for a 20% bonus for a planned unit development.
3. Porte-Cochete: This enroaches into the right-of-way and the
Department�o�`PUS Works cannot accept it. The architect agreed to revisit
this however, a variance still may be required for the porte-cochere,
extending from the. property line (base building line) to the setback line.
(see Department of Public Works Memo dated August 29, 1994 attached) Note also
the Public Works comments on the sidewalk location and grade.
4. FPL: Concern was expressed about access to the transformer vault and
duct bank access.
5. WASA: Water! supply and sewer line availability is discussed in the
attached -letter dated August 24, 1994 from WASA. The sewer moratorium is still
in effect; the project must receive tentative approval from GERM and WASA,
which is pending the completion of the new trans -bay crossing to Virginia Key
and the upgrading/replacement of a sewage pump station. •
6. EPD: :The site is within an Environmental Preservation District
and must receive a: Certificate of Approval from the HEP Board. All existing
trees, size and species, must be shown on the survey, and their exact location
must be shown on;the site plan.
Page 1 of-
95- 138
7. Archeologist: Bob Carr, Metro Dade County Archeologist, must be
contacted for an•art eological survey.
8. Traffic: David Plummer and Associates are working on a traffic study.
9. earims: Before being,
accepted for hearing, the plans must be
specifically approved for hearing by the Department of Public- Works, the _
Zoning section, and the Planning section.
10. Follow -UP: Written comments will continue to be received at the
Planning -Tuff-ding: and Zoning Department until September 15. Contact Roberto'
Lavernia, ( 579!60$6), Planning, Building and Zoning Department, P.O. Box
330708, Miami, Florida 33233-0708 or at our offices at 275 NW 2nd Street.
11. Post -script. Following the meeting, some staff felt that the
architectural treatment at the skyline was inappropriate to South Florida; a
commercial mediterranean approach -might be more.appropriate.
Attachments
cc: Large Scale Development Committee
JJ/94:32
.'Sergio.'Rodriguez
Assistant City Manager
Bruce Brosch
Nichols Partnership
Lucia pougherty
Greenberg Traurig, et al
Adrienne F. Pardo
Greenberg Traurig, et al
Teresita L. Fernandez, Chief
Hearing Boards Office
Roberto Lavernia
Planning, Building an Zoning Department
Page 2 of Z 9 5' 138
Y
I CITY OF MIAMI, FLORIOA f
INTER -OFFICE MEMORANDUM
TO: Joseph McManus, A.I.A. OATS August 29, 1994 FILE:
Deputy Director
Tanning Bu:Clding & Zoning DepVVWECT : 2475 Briekell Avenue
MUSP
James dw Ka .z.
FFKM
Deputy D3.r®c or as
Public Works Department 11NOLNUAKS ;
�..���I•�.�.�w.• �.�r!••..1. tee. •
This department has reviewed the proposed MUSP for the
development at 2475 Brickell Avenue. The following comments
relate to Public -Works issues regarding this project:
1. The eroposed. private entEX court and " orte cochere" must be
I-ocated behind the bass bu ld na line. Sidewalk on S.E. 25
Road must be continuous across the entrance. Standard City
driveways are required; "street type" entrances are not
allowed.
2. The easterly entrance to the parking driveway must meet the
record grade sidewalk elevation. The slope "down to parking"
must begin behind base building line. Maximum slope for this
driveway is 1 in 20 for the last 20 feet to the base building
line. The record grade sidewalk elevation shall be required
along S.B. 25 Road.
3. Proof of recognition of new property line on the N.W. 25 feet
of lot 3 must be submitted, otherwise, the tract must be
xeplatted.
4. The 70 foot wide service road does not apply to this parcel.
This determination is consistent with previous proposals for
this site.
5. Location m6p must be corrected to show "Karnegis
Subdivision-.
JJK:mw
`` MIAW-DADS WATER AND SEWER DEPAR7mE
P,O, Box 330316, M loMa 33233-0316. 3575 S. leJtune Road • Tch ' ' 5-7471 • Fax+ 669.7884
� I
salve • cowdavt
August 24th 1994
Planning and boning Division
City of Miami Planning,
13uilding & Zoning: Department
275 N.W. 2nd Street.
Miami, F1. 33128
Attnt Large Scale Development Committee
Oe: Chateau Meritage Limited Partnership
1 2475 Brickell Avenue
entlemen:
IThe Miami —Dade Water and Sewer Department offers the following
`comments regarding the referenced project submitted for
consideration:
t
IW TERs
The Department owns and operates a 20—inch water main located in
Brickell Avenue from which the developer may obtain water service
by installing a new 12—inch water main in S.E. 25th Road to cover,
Ithe full frontage of the property along said road.
ISEW R:
The department owns and operates an existing 18—inch gravity
sewer line which abuts the property on Brickell Avenue as well &%
a 15—inch gravity sewer- line located in an easemknt which abuts
Ithe easternmost property line.
The right to connect the proposed project to the Department's
sewer system is subject to the terms, covenants, and conditions
set forth in the settlement agreements entered into by
IMetropolitan Dade County with the State of Florida's Department
lof Environmental Protection as well as with the United States of
America Environmental Protection Agency and all current,
!subsequent or future agreements, court orders, judgements,
consent decrees, . enforcement and regulatory actions and
1 proceedings. Please contact D.E.R.M. for additional information
,regarding this matter.
In addition, the Developer must contact our New Business office
for the preparation of formal agreements and the submission of
plans to this office for approval.
if we can be of further assistance, please advise.
Si er ,
J5 1YIEF2I 1 r-1VE. L5U
Mea Plans Review Engineer
,
cc: Rick Herrera, P.L., Chief, Utilities Development Division
�. 95- 1381 7
N
or
-S'zo
'Z.d 7ZJ�
:R ,r / Q-2-
\ X
G�qH 0P =!
WALDEMAR E. LEE F� �x3 CESAR H. ODIO
Director Iloilo t,tl1 4e City Manager
to
August 26, 1994
Ms. Adrienne Pardo
Greenberg, Traurig, Hoffman, Llpoff, Rosen
& Quentei, P.A.
1221 Brigkeli Avenue
Miami, Florida 33131
Dear Ms. Pardo:
2475 BRICKELL AVENUE - 70 FOOT'WIDE SERVICE
ROAD DEDICATION
I have received your request for a determination If the 70
foot. wide service road dedication required by Section 401
of the City's Zoning Ordinance 11000 will apply to Lot 9,
Block G, Brlckell Hammock Unit *1 (2475 Brlckell Avenue) and
have the following Information.
Based on the original Intent of the Brlckell Avenue Service
Road contained In the Clty's previous Zoning Ordinance 6871
and the August 13, 1974 determination by the Public Works
Director, the 70 foot wide service road dedication Is not
required for Lot 9, Block G, Brlckell Hammock Unit *1 (2475
Brlckell Avenue). Enclosed Is a copy of the Public Works
Director's previous determination for your records.
Sincerely,
1 dema E . L
Director
LJH:gc •
` 95- 13�C./
S:ITV.OF MIAMI. FLORIDA
y INTER -OFFICE MEMORANDUM
DATE: FILE:
Clitten C. wy►e Ang"t 13, 19T4 Central
Deputy City Kanwr SUBJECT:
Aesootng Leta t t 9, Block* O t a�
Driftell Aamm"k �,_ VAlt • El (7-87)
M: REFERENCESs _
Vinesixt. is. ENCLOSURES: -
nis in ia "Mu is the 1oe"t tip *a. QV0asb
of ao �J cI"se im ellllulm on,
the Tthe ��
sorft : drive.
'!°his 4ep--a- has me 0"satsoa to the roses lrm I-3
is for the WW"t Ve also ttes that
loses of taw te�ioa or the tosrsertioo or say.
ZSth Dvaa With rev sad the Pit!► to tbt
tntraas is CaaeowW, 1t a" be
neawsm to Prow"* tiro TO !t a sorieo 4r3ve as s+slatao�
In the sates aedivasee*
t�
r�
taTCssa
set City r; -• 1`�
Davidxa�
be: SigiYxag6-'
Cadaotral
Central
95- 138 ��
OF .MIAA91, FLORIDA e .N toPo(m 61c,
INTIR-dFFICE MC'MORANDUM-UOCur'► &,jrT"AnotJ
TOi � /yea`• CAM. FILM
SUBJECT:
I ��
= Van d%
FROMI REFERENCEEi
�• �� iNC1�iUREEc -
MR top I
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i
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e.
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. q � w3Lk � � �2, c k�ct. tifln'inac. K uht 1-Ir�l wAs
: arc tbort6D 2- 3 Awo ' -R¢� s6t�✓� c
God WAS ��T
¢ L4T Cl Wq'i
be t M-owevowa-) 'TNi s M.oe40 t71(t<TS n+AT Pfs
cadastral Caaasel S62vLc.E (W60 aVQLA4,em' 47 OOT 14fl*Ll
L.0'i q. S.t�NL� ort,Dl, rcL if 000
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o� hti►ct�'�.c.. Afc-- • hgrwm,#j se,
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STAN05 B i T"5 I- 1� Narr acvgt (ZIPJ 61 r1 G
Brk—e l )Homeowners Asso, ition
Oc -ober 11, T99/-
Mr, Robert E. Schermer, Jr., President
Me ritage Propertles, Inc.
600 Douglas Road, Suite 900
Cc -al Gables, FL 33134
Dear Bob:
On behalf of the BHA Board of Directors we wish to express our
appreciation for the presentation you and your associates mace
on your proposed Chateau Meritage protect at our September 21st
meeting.
It is fair to say that our group liked what we said. The favorao4e
response echoeC the reactions at the prior meeting with representat':es
of the immediate 25th Road neighbors, We are particularly impressec
by the low density, the site P�acement, proposed landscaping and
the wullding's elegant design.
We are pleased That you have agreec to the requested construct;on
reou cements that minimize the acverse impact on exist -rig residents
during the ar'ticipated 16-mon"Uh cc�struction period,
►4e ,00k forward to welcoming your project into BHA.
Sincerely,—
T. Sinclair ,Jacobs
�resl�cenI*
195 SW 15th Rd., Suite 203, Mlaml, FL 33129 Phone (305) $58.9699 Fax (305) 65Q•6248
4r�— 1 qQ l /
Brickell Homeowners Association
September 26, 1994
41'��•� r9
Mr. Joseph McManus
Deputy Director, Planning, Building and Zoning
City of Miami
275 N.W. 2nd Street, 3rd Floor
Miami; FL 33128
Dear Joe:
Good to talk with you today.
Enclosed is a copy of the "Construction Requirement Letter"
relating to the Chateau Meritage project which we will
appreciate your having incorporated into the Class II permit.
Thank you for Your consideration.
Sincerely, /'' •'
c: '� ^ •y
T. Sinclair ory) Jacobs
President
y
912
Cll .o
CIP
Enclosure: (1)
95- 138
September 2, 1994
Mr. Tory Jacobs
President
Brickell Homeowners Association
195 S.W. 15th Road, Suite 203
Miami, Florida 33129
Reference: Request of Brickell Homeowners Association
for Construction Requirements
Dear Tory:
Meritage Properties, Inc. ("MPI"), on behalf of Chateau Meritage Ltd.
and the "Chateau Meritage" project, hereby commits to the following:
1. Parking by Construction Crews
Parking by construction crews will- not be permitted on Brickell
Avenue or 25th Road except for the spaces directly adjacent to
the project site.
2. Construction Noise
No construction related noise will be permitted before 7:00 a.m.
or after 6:00 p.m., Monday through Friday.
No construction related noise will be permitted before 9:00 a.m.
or after 6:00 p.m. on Saturdays, or all day on Sundays, except
during continuous pour operations.
3. Security and Traffic Control
If necessary to control construction related traffic around the job
site, an off -duty uniformed Miami police officer or a security
guard will be provided. Construction vehicles will not interfere
with exits from or entrances to adjoining buildings.
95- 138
.. 3 I
4. Cleanliness
All rubbish and construction debris fronting the job site on
Brickell Avenue and 25th Road will be removed (and the job site.
kept clean) - thereby preventing dirt, sand, paper, etc. from
blowing on adjacent property. All precautions required to
prevent blowing debris during storms will be taken.
5. Lighling
To .the extent it does not affect the security on site, security
lighting will be controlled to avoid disturbances to neighbors.
6. Streets, Sidewalks, etc.
After construction has been completed, any damage to streets,
sidewalks, medians, curbs, etc. that may have been inflicted by
construction traffic will be repaired.
Should you have any questions or comments regarding the above stated
Items, please don't hesitate to call. All.of us at MPI look forward to
working with you and the Brickell Homeowners Association in
developing the "Chateau Meritage"I
RES4eq
c.c. Lucia A. Dougherty, Esquire
Very truly yours,
Robert . Scherm , Jr.
President
95- 138
GflGENflGflG
A T T 0 P N E Y S A T L A 11'
IflflflfllG ..
ImCI)
_
2a
Adrienne Friesner Pardo C
CnJ
_-n
(305) 5W-06
'
' b
o
p3
October 4, 1994 �
A
"
oz
rn=
crn
-vz
!^
Mr. Joseph McManus
Deputy Director, City of Miami 0 2 4
Planning, Building & Zoning Department
27S N.W. 2nd Street
Miami, Florida 33128
Re: Chateau Meritage - 2475 Brickell Avenue
Shoreline Annikation No. 944
Dear Mr. McManus:
Pursuant to the enclosed letter from Alex A. David, Coordinator, Shoreline
Development Review Committee, the Council rendered a "No Need to Comply"
determination for the above referenced project. Therefore, Chateau Meritage is not
required to appear before the Shoreline Development Review Committee.
Please call me if you have any questions.
cc: Christopher Hewett
Robert E. Schermer, Jr.
Bruce F. Brosch
Walter Taft Bradshaw
Joe Gordon
Ms. Lourdes Slazyk '
Lucia A. Dougherty, Esq.
Very truly yours,
act�Q
Adrienne Friesner Pardo
95- 138
33
GREENBERG TRAURIG HOFFIMAN LIPOFF ROSEN & QU£NTEL. P. A.
1^
-IETROPOLITAN DADE COUNTY, FLORIDA ®,/0,&
ETRt}DADE ���
METRO-DADE CENTER
OFFICE OF THE COUNTY MANAGER
DEVELOPMENTAL IMPACT COMMITTEE
SUITE 1210
111 N.W. 1st STREET
MIAMI, FLORIDA 33129.1973
September 28, 1994 (305) 375.2557
Ms, Adrienne Pardo -
Greenberg, Traurig et. al.
1221 Bricked Avenue
Miami, FL 33131
Re: Chateau Meritage
Located at 2475 Brickell Avenue
Shoreline Application No. 94-4
Dear Ms. Pardo:
As you are aware by your attendance at today's Executive Council of the Developmental Impact
Committee meeting, the Council rendered a "No Need to Comply" determination for the above
referenced project.
This determination was based on certain facts: 1) that the easternmost property line is over 500
feet from Biscayne Bay; and, 2) that there are two existing condominium buildings between the
bay and the subject property.
If you have any further questions please do not hesitate to call me at 375-2589.
k:\alex\prooflpardo
Sincerely,
Mtax A. Caved, Coordinator
Shoreline Development Review Committee
95- 138
TM FOLWMG BACKUP IS To BE USED FOR
PZ-25 AND PZ-26.
95- 138 37
CHATEAU HERITAGE, LTD.
MAJOR USE SPECIAL PERMIT
APPLICATION FOR A PLANNED UNIT
DEVELOPMENT OVERLAY DISTRICT
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October, 1994
TABLE OF CONTENTS
I. Project Information
A.
Application for a Major Use Special Permit
1 B.
1
Disclosure of Ownership
C.
Ownership Affidavit
D.
Directory of Project Principals
E. ;
Project -Data' Sheet
F.'
Zoning Atlas Page 37
II. Project Description
A.
Zoning Ordinance No. 11000
1. Section 1304.2.1 Applications Forms; Supplementary
Materials
2. Section 1702.2.1 General Report
3. Section 1702.2.2 Major Use Special Permit
Concept Plan
4.
Section 1702.2.3 Developmental Impact Study
III. Supporting
Documents
Tab 1
Minority Construction Employment Plan
Tab 2
Traffic Impact Analysis
-Tab 3
Site Utility Study
Tab 4
Economic Impact Study
Tab 5
Survey of Property
Tab 6
Drawings Submitted
U 4 95- 138
CHATEAU MERITAGE LTD.
MAJOR USE SPECIAL PERMIT
PROTECT INFORMATION
ARTICLE I.
Project Information
A.: , Application for. a Major Use Special Permit
B. Disclosure of Ownership
C. Ownership Affidavit
D. 'Directory of Project Principals
E. Project Data Sheet
F. Zoning Atlas Page 37
957 138
1.
Revised 12/94
APPLICATION FOR A MAJOR USE SPECIAL PERMIT
Fite Number MU -
It is intended that.siajor use special, permits be required where specifted
uses and/or occupancies involv6 matters deemed to be of citywide or area-whhs
iatAorta<nce. • .
The City Coat fss'ion shall. be solely responsible for determinktions on applica-
tions foe.major use special permits. (See Article 17)
The City Ceaaission shall refer all applications for major use special pemits
to the Planning' Advisory Board and to the Director of the Department of
Planning Building and Zoning for recommendations, and may make referrals
to spencles, bodies,'or officers, either through the. Department of Planning
Building and Zoning or directly for review, analysis, 446/6r technieai
findings and determinations and reports thereon. (Section•130I.6`.)
1 hereby apply to the Director of Planning Building
and Zoning of the City of Miami for approval of a Major Use Special Permit
.under the provisions of Article ii of the City of Huai Zoning Ordinance.
Address of Property: 2475 Brickell Ave., Miami, FL
Nature of Proposed Use (Be specific):
Approval of Chateau Meritage for 158 Unit residential
-building. Approval is sought for designation as a
Planned Unit Development.
Preliminary Application*
I attach the following in support or explanation of the Preliminary Applica-
tions
1. Two copies of a survey of the property prepared by a State of Florida
Registered Land Surveyor.
2. Affidavit disclosing, ownership of property covered byy application and
diselosuro of interest form (attach Forms 4-83 and 4a% to application.
3. Certified listof owners of real estate within a 375-foot radius from
the outside boundaries of property covered by this application (attach
Form 6.83 to application). .
4. Maps oft (a) existing toning and (b) adopted comprehensive plan desiV)n/-
tions for areas on and around the property covered by this application.
S. General location map, showing relation to the site or activity to major
streets, schools, existing utilities, shopping areas, important physical
features in and adjoining the project, and the like.
6. Concept Plan
(a) Site plan and rrlevant information. Seetion.1304.2.1 (d through
b Relationships to surrounding existing and proposed future uses, h ` 138
activities, systems and facilities (Section 1702.3.2a).
(c) How concept affects existing zoning and adopted comprehensive plan
principles and designations; tabulation of any ' required variances,
special permits, change of zoning or exemptions (Section 1702.3.2b). 1/7
7. Developmental impact Study, (an app)ication for development approval for
C
.
APPLICATION FOR A MAJOR USE SPECIAL PERMIT (Continued)
8. Other (Be specific) r see attached suppplerpental document
9. FCC of $10 , 8 2 9.8 0, based on ordinance 10396. o
Additional fees for any required spe6:W permits, changes of toningp or
variances shill be.in accord With toning feet as listed in Section•42-6i of
the City -Code and'Ordinance 10396. '
s
'Fee tabulstiop
®uttdin (t•t '
Other gSpecify)i
Totalr
Final Application
I attach the following additional information in support or explanation of
the final application: '
Signature
Own or- AuthlrlzOdant
Lucia . Dougherty
Name: Address:
City. State, zip: Phone: '
Yhis application is [ } ap roved ( ] denied
mm In accord with City Cossign Resolution Number: '
Other:
ergo Ro Tigue; rector
Planning, Building and Zoning Department
Date:.,�_...r ...
95- 138
` Revised 12/94
APPLICATION FOR A MAJOR USE SPECIAL, PERMIT
File Number MV- -
It is intended that Wor use special. ponaits be reqQuirred where specified
• ases and/or occupancies involYo matters deemed to be of citywide or area -wide
importance.
The city Cop�lssi on sball.be solely responsible for determinations on applica-
tions for•any or use special permits. (See Article,I7) '
• . The City Omission shall refer all applications fir major use special permits
to the Planning' Advisory Board and to the Director of. the Department of �
Planning Building Ind Zoning for recgcmendations,• &PA aay make refert��al:
to agene�ess bodies, or officers, either through the. Department of Planning,
• . Building and Zoning or directly for review, anal sis, q:)6�or technirAl
findings and determinations and reports thereon. (Sect�on•130�.b'.)
i, hereby apply to the Director of Planning Building
and Zoning of the City of Miami for approval of a Major Use Special Pemit
-under the provisions of Article 17 of the City of Mlami Zoning Ordinance.
Address of Property: 2475 Brickell Ave., Miami, FL
• Nature of Proposed Use (Co specific): -
approval of Chateau Meritage, which is a proposed168 Unit
.besidential building. Approval is sought for an additional
5 % of floor area ratio pursuant to Article _914. •
Preliminary Application• ,
I attach the following in support or explanation of the Preliminary Applica-
tion:
1. Two copies of a survey of the property prepared by a State of Florida
Registered Land Surveyor.
2. Affidavit disclosing ownership of property covered byy application and
disclosure of int#res form (attach Forms 4-83 and 4a•83 to application.
3. Certified list of owners of real estate within a 375-foot radius from
the outside boundaries of property covered by this application (attach
Form 6.83 to application). .
4. Maps oft (a) existing zoning and (b) adopted comprehensive plan desi•gn+- '
tions for areas on and around the property covered by this application.
S. General location map, showing relation to.the site or activity to major
street$, schools, existing utilities, shopping areas, important physi 1
features in and adjoining the project, and the like. JC — 138
6. Concept Plan
(a} Site plan and relevant information. Stetion.1304.2.1 .(d through h).
(b) Relationships to surrounding cxistinq and proposed future uses, and
activities, systems and facilities (Section 1702.3.2a). '
(c) Now concept affects existing zoning and adopted -comprehensive plan
princi?les and designations; tabulation of any ' required variances,
eneria ne.•,.•i.. ..ti,....,. „f ". Afinne ftprtinn 1707_1.90.
APPLICATION FAR A MAJOR USE SPECtAI. PERMIT (Continued'
S. Other (Bo specific): see attached suppplerrental document
91 fee of based on Ordinance 10396. .
Additional fees for any required changes of zoniapp or
variances shall be.in accord Wiith toning fees as listed in Section'•62,bt of
the City,Code ahif Ordinance 10396.
Fee. 4ebulatiopi •
Buildln ((ta D
Other Specify)I
Totals '
final Application
1 attach the following additional infomotion in support or explanation of
the final application:
X
r.
rie•� • .
Signature
ORW or Authr ze ent
• Lucia Dougherty
Name: Address:
City, State; Zip: , Phones
• Yhis application is (j approved O denied .
in eccord with City comnissidn Resolution Number: '
Other:
5ergo Ro Figuez� r"ector
v Planning, Building and Zoning Department 9 5 '" 138
Date:
DISCLOSURE OF OWNERSHIP
1.• Legal description and street address of subject real property:
2475 Brickell Avenue, Miami, Florida
See attached Exhibit A for legal description.
2. Owner(s) of subject real property and percentage of ownership. Rote: City of Miami
Ordinance No. 9419 requires disclosure of all parties having a financial interest,
• either direct or indirect, in the subject matter of a presentation, request or
petition to the City Commission. Accordingly, question f2 rewires disclosure of
shareholders of corporations, beneficiaries of.trusts, -and/or any. other interested
parties, together with their addresses and proportionate interest.
See attached "Exhibit B"
3. Legal description and street address of any real property (a) owned by any party
listed in answer to question f2, and (b) located within 375 feet of the subject
real property.
none
OWNER WAN N Y FOR OWNER
Lucia A. Doughe ty
STATE OF FLORIDA } SS:
COUNTY OF DADE }
Lucia A. Dougherty being duly sworn, deposes and says that he is the
(Owner) (Attorney for Owner) of the real property described in answer to question fl,
above; that he has read the foregoing answers and that the sane are true and complete;
and (if acting as attorney for owner) that he has authority execute the Disclosure
of Ownership form on behalf of the owner.
SWORN TOAND SUBSCRIBEg
before ae this
day of (�- ' .. 19 9 4
MY COMMISSION EXPIRES:
Personally known.
(SEAL)
Lucia A. Dougherty 9 5 138
L-.1- 11V
blic, State of Florida at Large
OFF C L NOTARY 5EAL
JUNE H DAMS
NOTARY PUBLIC STATE OF FLORIDA
.... ,-.• ,Rer*-4
OWNER'S LIST
Owner's Name Chateau Meritage Ltd.,. A Florida T,JYnJ+PA
Nailing Address 2600 Douglas Road, Suite 900, coral rzabl am, Er.' 31114
Telephone Number 448-3293
Legal Description:
-See attached "Exhibit A"
Owner's Name
Mailing Address
Telephone Number
Legal Description:
Owner's Name
Mailing Address
Telephone Number
Legal Description:
Any other real estate property owned individually, jointly, or severally (by corporation,
partnership or privately) within 375 feet of the subject site is listed as follows:
Street Address Legal Description
None
Street Address
Legal Description
Street Address
Legal Description
95- 138
EXHIBIT loge#
The Northwest 25 feet of Lot 3 and all of Lots 4 through
9, Block "G", in BRICKELL HAMMOCK, UNIT NO. ONE
EXTENSION, according to the Plat thereof, as recorded in
Plat Book 7, at Page 87, of the Public Records of Dade
County, Florida.
95- �3�
SENT BY:305 5671469
54
9- 2-94 ;10:04AM -+
305 579 0716i# 2
TO: Adrienne Friesner Pardo, Esq,
Greenberg Traurig
FROM: Robert E. Schermer, Jr.
DATE: Septeber 1, 1994
SUBJECT: 'Disclosure of OwnerehIR
The sole owner of the subject real property is:
Chateau Meritaae Ltd.: (a Florida Limited Partnership)
2600 Douglas Road, Suite 900
Coral Gables, Florida 33134
General Partner of Chateau Meritaae Ltd.
2475 Brickell Avenue, Inc, (a Florida corporation)1 % ownership
2600 Douglas Road, Suite 900
Coral Gables, Florida 33134
Christopher S. Hewett - President/Director
Robert E. Schermer, Jr. - Executive Vice President/ Secretary
Treasurer1 Director
Limited Partners of Chateau Meritaae Ltd,
REsrieq
Christopher B. Hewett
2600 Douglas Road, Suite 900
Coral Gables, Florida 33134
Robert E. Schermer, Jr.
2600 Douglas Road, Suite 900
Coral Gables, Florida 33134
49.5 % ownership
49.5 % ownership
95- 138
Via
AFFIDAVIT
STATE OF FLORIDA }
} SS
COUNTY OF DADS }
Before me, the undersigned authority, this day personally appeared
Zucia A. Dougherty , who being by me first duly sworn, upon oath, deposes
and says:
I. That he is the owrt=xxtx*he legal representative of the owner,
submitting the accompanying application for a public hearing as required by
Ordinance 11000 of the Code of the City of Miami, Florida, affecting the real
property located in the City of Miami, as described and listed on the pages
attached to this affidavit and made a part thereof.
2. That all owners which he represents, if any, have given their full
and complete permission for him to act in their behalf for the change or modifica-
tion of a classification -or regulation of zoning as set out in the accompanying
petition.
3. That the pages attached hereto and made a part of this affidavit
contain the current names, mailing addresses, phone numbers and legal descriptions
for the the real property of which he is the owner or legal representative.
4. The facts as represented in the application and documents submitted
in conjunction with this affidavit are true and correc
Further Affiant sayeth not.
(SEAL)
Sworn to and Subscribed before me
this C day of , 19 T
(„Lucia A. Dougherty
95- 138
____OFFICIARNOLARY SEAL
JUNE H DAVIS
NOTARY PUBLIC STATE OF FLORIDA
COMMISSION NO. CC 163009
MY COMMISSION EXP. NOV. 21,1995
Owner/Developer:
Architect:
Landscape
Architect:
DIRECTORY OF PROJECT PRINCIPALS
FOR 2475 BRICKELL AVENUE
Meritage Properties, Inc.
2600 Douglas Road, Suite 900
Miami, FL 33134
Telephone: (305) 448-3293
Fax: (305) 567-2469
Robert E. Schermer, Jr., Principal
Christopher B. Hewett, Principal
Nichols Brosch and
Sandoval Associates, Inc.
2600 Douglas Road, Suite goo
Miami, Florida 33134
Telephone: (305) 443-5206
Fax:
Bruce F. Brosch, Vice President
Bradshaw, Gill Fuster & Associates
4337 Seagrape Drive
Lauderdale -By -The -Sea, Florida 33308
Telephone: (305) 944-7245
Fax: (305) 772-8417
Walter Taft Bradshaw
Joe Gordon
Civil &
David Plummer & Associates, Inc.
Traffic:
4225 Salzedo Street
Coral Gables, Florida 33146
Telephone: (305) 444-2116
Fax: (305) 444-4986
David Plummer
Ken Cox
Economist:
Sharpton, Brunson & Company, P.A.
1 S.E. Third Avenue, Suite 2100
Miami, FL 33131
Telephone: (305) 374-1574
Fax: (305) 372-8161
Darryl Sharpton,
Bryan Hankerson
Attorneys:
Greenberg, Traurig, Hoffman, Lipoff,
Rosen & Quentel, P.A.
1221 Brickell Avenue
Miami, Florida 33131
Fax: (305) 579-0717
Lucia Dougherty, Esq.
Telephone: (305) 579-0603
Adrienne Friesner Pardo, Esq.
Telephone: (305) 579-0683
i
CHATEAU MERITAGE LUXURY RESIDENTIAL BUILDING
Rev. December 27, 1994
CHATEAU MERITAGE PROJECT DATA
APPROVAL FOR PLANNED UNIT DEVELOPMENT
(INCREASE OF 20% IN F.A.R)
1.
Legal Description:
The northwest 25 feet of Lot 3 and all of Lots 4 through 9, Block "G", in "Brickell Hammock",
Unit No. one extension, according to the plat thereof, as recorded in plat book 7, at page 87, of
the public records of Dade County, Florida.
2.
Address: 2475 Brickell Avenue
Miami, Florida
3.
Zoning Classification: City of Miami Zoning District R4
4.
Lot Area:
Net: 150' x 475.17' = 71,275 s.f. = 1.64 acres
Gross: (includes to centerline of adjacent streets)
475' + 50' (to centerline of Brickell Avenue) x 150' + 50' (to center line of SW 25th Road)
= 525' x 200' = 105,000 s.f. = 2.41 acres gross lot area
6.
Density:
Units/Acre
150 units/acre allowed = 361 units allowed, 168 units provided
7.
Allowable Area:
Floor Area Ratio (FAR) - 1.72 allowed
105,000 s.f. x 1.72 = 180,600 s.f. allowed
Pursuant to Article 5, C::ty of Miami Zoning Ordinance, an increase of 20% in F.A.R. = 180,600
+ 36,120 = 216,720 s.f. of habitable residential area allowed.
Provided - 216,720 s.f.
8.
Loading Berths: 2 @ 12' x 35' x 15' H.
Y
57
95- 138
K
CHATEAU MERITAGE LUXURY RESIDENTIAL BUILDING
Rev. December 27, 1994
9. Height - unlimited
Front setback requires a height limit of 240' at the base building line, then allows 2 additional
feet in height for every foot in setback. Chateau Meritage Tower is located 206' from base
building lir . so allowable height at this point is 652' to main roof. Chateau Meritage is 305'-0"
to main building roof.
Building Footprint:
40% of lot area allowed = 105,000 s.f. x .4 = 42,000 s.f.
274' x 123' = 37,702 s.f. provided
No. of Parking Spaces Required:
1 space for each 1 bedroom unit
1 x 34 = 34
2 spaces for each 2 bedroom unit
2x 102=204
2 spaces for each 3 bedroom unit
2x32=64
Visitors - 1 space for each 10 units
168 + 10 = 16.8 say 17
34 + 204 + 64 + 17 = 319 required
353 provided
Handicapped Spaces: 7 required and provided (part of the 353 provided)
Green Space:
.15 of gross lot area required = .15 x 105,000 s.f. = 15,750 s.f. required.
26,933 s.f. provided
Setbacks:
Front (Brickell Avenue): 85'-0" (to podium) (20' required)
Side Street (S.W. 25th Road): 17'-0" (15'-0" required)
Side: 116'-0" (10'-0" required)
Rear: 10'-0" (10'-0" required)
5� 95- 138
-2-
CHATEAU MERITAGE LUXURY RESIDENTIAL BUILDING
Rev. December 27, 1994
CHATEAU MERITAGE PROJECT DATA
INCREASE OF 5% IN F.A.R.
1. Legal Description:
The northwest 25 feet of Lot 3 and all of Lots 4 through 9, Block "G", in "Brickell Hammock",
Unit No. one extension, according to the plat thereof, as recorded in plat book 7, at page 87, of
the public records of Dade County, Florida.
2. Address: 2475 Brickell Avenue
Miami, Florida
3. Zoning Classification: City of Miami Zoning District R4
4. Lot Area:
Net: 150' x 475.17' = 71,275 s.f. = 1.64 acres
Gross: (includes to centerline of adjacent streets)
475' + 50' (to centerline of Brickell Avenue) x 150' + 50' (to center line of SW 25th Road)
= 525' x 200' = 105,000 s.f. = 2.41 acres gross lot area
6. Density:
Units/Acre
150 units/acre allowed = 361 units allowed, 168 units provided
7. Allowable Area:
Floor Area Ratio (FAR) - 1.72 allowed
105,000 s.f. x 1.72 = 180,600 s.f. allowed
Pursuant to Section 904, City of Miami Zoning Ordinance, an increase of 5% (for a total increase
of 25%) = 216,720 + 9030 s.f. = 225,750 s.f. of habitable residential area allowed.
Provided - 225,670 s.f.
8. Loading Berths: 2 @ 12' x 35'.x 15' H.
95- 138 �9
CHATEAU MERITAGE LUXURY RESIDENTIAL BUILDING
Rev. December 27, 1994
9. Height - unlimited
Front setback requires a height limit of 240' at the base building line, then allows 2 additional
feet in height for every foot in setback. Chateau Meritage Tower is located 206' from base
building line, so allowable height at this point is 652' to main roof. Chateau Meritage is 300'-0"
to main )uilding roof.
Building Footprint:
40% of lot area allowed = 105,000 s.f. x .4 = 42,000 s.f.
274' x 123' = 37,702 s.f. provided
No. of Parking Spaces Required:
1 space for each 1 bedroom unit
1x34=34
2 spaces for each 2 bedroom unit
2 x 102 = 204
2 spaces for each 3 bedroom unit
2x32=64
Visitors - 1 space for each 10 units
168 + 10 = 16.8 say 17
34 + 204 + 64 + 17 = 319 required
353 provided
Handicapped Spaces: 7 required and provided (part of the 353 provided)
Green Space:
.15 of gross lot area required = .15 x 105,000 s.f. = 15,750 s.f. required.
26,933 s.f. provided
Setbacks:
Front (Brickell Avenue): 85'-0" (to podium) (20' required)
Side Street '(S.W. 25th Road): 17'-0" (15'-0" required)
Side: 116'-0" (10'-0" required)
Rear: 10'-0" (10'-0" required)
95- 138
-2-
CHATEAU MERITAGE LTD.
MAJOR USE SPECIAL PERMIT
PROJECT DESCRIPTION
ARTICLE II.
Description
A. Zoning Ordinance No. 11000
1. Section 1304.2.1 Application forms; supplemen-
tary materials
2. Section 1702.2.1 General Report
3. Section 1702.2.2 Major Use Special Permit
Concept Plan
4. Section 1702.2.3 Development Impact Study
.1NN."W"zz%1...I..2%B/2. /N
95- 138
Revised 12/94
Zoning ordinance No. 11000
1. section 1304.2.1 Application forma; supplementary materials
(a) Statements of ownership and control of the proposed
development of activity.
The Disclosure of Ownership and Ownership Affidavit are
provided in Article I.
(b) Statement describing in detail the character and
intended use of the development -or activity.
Chateau Meritage is a luxury residential condominium
development which will be located at 2475 Brickell
Avenue, Miami, Florida. The property consists of 1.64
net acres. The gross lot area is 2.41 acres. The
property fronts S.E. 25th Road on the Southwest and
Brickell Avenue on the Northwest.
Chateau Meritage will have a maximum of 168.residential
units and 28 levels. The building will complement the
Brickell luxury condominium corridor, and offer magnifi-
cent views of Downtown Miami, Biscayne Bay and Coconut
Grove. A swimming pool, clubroom and exercise room will
be provided, as well as an extensively landscaped
outdoor area. Drawings showing the architectural
character and location of the intended uses are included
under Tab 6 of the Supporting Documents.
The ground level includes landscaped areas, entrance/
exist drives, a tennis court, internal circulation
ramps, covered entry court, tenant service area and
emergency vehicle access..
(c) General location map, showing relation of the site or
activity for which special permit is sought to major
streets, schools, existing utilities, shopping areas,
important physical features in and adjoining the project
or activity and the like.
The following exhibits are included with the Major Use
Special Permit Application under Tab 6 of the Supporting
Documents:
(1) Sheet A-1: Map of the surrounding street system
indicating the project location.
iM\�M00A1\26" 10. A 1212If" - 2 -
95-. 138
Revised 12/94
(2) Tab 6: Aerial photograph of the surrounding area
indicating the project site.
(d) A site plan containing the title of the project and the
names of the project planner and developer, date, and
north arrow and, based on an exact survey of the
property drawn to a scale of sufficient size to shows
GTW%PA "%24 "1O. 2\1PM)H4
The site plan is located as Sheet A-1 under Tab 6. The
site plan includes the following:
(1) Boundaries of the project, any existing streets,
buildings, watercourses, easements and section
lines;
The boundaries of the project and the location of
existing streets and easements are shown on the
Survey located under Tab 5 of the Supporting
Documents.
(2) Exact location of all buildings and structures:
See Tab 6, Sheet A-1.
(3) Access and traffic flow and how vehicular traffic
will be separated from pedestrian and other types
of traffic;
A detailed analysis of site access and traffic
flow for the development is provided in the
Traffic Impact Analysis located under Tab 2 of
the Supporting Documents.
All traffic circulation to the site, will
originate from S.E. 25th Road. The entry drive-
way will begin at the Southwest end of the prop-
erty. At the eastern end of the building there
will be a ramp which accesses the basement park-
ing level. At the western end of the building
there will be an entrance which accesses the
ground level and the second and third level
parking.
The vehicular and service access to the develop-
ment will enter and exit from the westbound side
of S.E. 25th Road.
- 3 -
95- 138 65
(4) Offstreet parking and offstreet loading r%reas;
Offstreet parking will be located within the
building podium. Loading and delivery parking
will be located within the building podium.
(5) Recreational facilities locations;
Recreational facilities for the development are
shown located on the Site Plan, Sheets A-1 and A-
2 under Tab 6 of the Supporting Documents.
Amenities will include a swimming pool, clubroom,
exercise room.
(6) Screens and buffers;
La-idscaping and buffer areas are indicated on the
Landscape Plan, Sheets L-1 through L-5 under Tab
6 of the Supporting Documents.
(7) Refuse collections areas;
Waste collection will be provided by a container-
ized compactor, system located within the
building.
(8) Access to utilities and points of utilities
hookups.
Access and connections to site utilities are
discussed in the Site Utility Study located under
Tab 3 of the Supporting Documents.
(e) Tabulations of total gross acreage in the project and
the percentages thereof proposed to be devoted to%
(1) The various permitted uses;
Land Use
Building footprint 33,702 gross s.f. + 105,000 32W
(2) Ground coverage by structures.
Ground coverage by above ground parking structure
is 32W of the total gross lot area.
;1
95_- 138
Revised 12/94
(f) Tabulation showings
(1) The derivation of numbers of offstreet parking
and offstreet loading spaces shown in (d) above;
The offstreet loading area shown on the Site Plan
and the Ground Floor Plan, Sheets A-1 and A-2
under Tab 6 of the Supporting Documents, provides
2 loading berths within the building. Each berth
is 12' x 351.
(2) Total project density in dwelling units per acre.
The residential building will consist of a
maximum of 168 residential units. The density
per acre will be as follows:
168 residential dwelling units - 2.41 gross
acres = 69.70 dwelling units per acre.
(g) if common facilities (such as recreation areas of
structures, private streets, common open space, etc.)
are to be provided for the development, statements as to
how such common facilities are to be provided and
permanently maintained.
Common facilities to be provided will include the
swimming pool, lobby area, exercise room, clubroom and
tennis court. The common areas will be maintained by
the owner and ultimately the condominium association.
(h) Storm drainage and sanitary sewerage plans.
Storm drainage, water distribution, waste water and
solid waste generation provisions are discussed in the
Site Utility Study located under Tab 3 of the Supporting
Documents.
(i) Architectural definitions for buildings in the develop-
menti exact number of dwelling units, sizes, and types,
together with typical floor plans of each type.
The development will include residential use which
consists of a luxury highrise building.
Typical floor plans for residential units are included
in Sheets A-4 through A-5 under Tab 6 of the Supporting
Documents.
- 5 -
95- 138 67
D
(j) Plans for signs, if any.
Signs will be provided at ground level at the entrance
to the building. Additional signage will be at the east
entrance gate (owners only) and the west entrance gate
(owners, visitors, emergency and service).
(k) Landscaping plan, including types, sizes and locations
of vegetation and decorative shrubbery, and showing
provisions for irrigation and future maintenance.
The landscaping plan, Sheets L-1 through L-5 under Tab
6 of tie Supporting Documents, specifies the plant
types, sizes and locations, as well as, indications that
all planted areas will be fully irrigated and maintained
by the owner and ultimately the condominium association.
(1) Plans for recreation facilities, if any, including
location.and general description of buildings for such
use.
Recreational facilities provided will include a swimming
pool, an exercise room, a clubroom and a tennis court.
(m) Such additional data, maps, plans, or statements as may
be required for the particular use or activity involved.
The Drawings Submitted with this Application are located
under Tab 6 of the Supporting Documents.
(n) Such additional data as the applicant may believe is
pertinent to the proper consideration of the site and
development plan.
None.
2. Section 1702.2.1 General Report.
(1) Property ownership or ownerships and beneficial interest
within the boundaries of the area proposed for Major Use
Special hermit.
Statement of Ownership and beneficial interest within
the boundaries of the area proposed for Major Use
Special Permit are provided in Article I.
(2) The nature of the unified interest or control.
The nature of unified interest or control is indicated
in Article I.
95- 138
(3) Survey'of the proposed area showing property lines and
ownership.
A copy of the Survey is included under Tab 5 of the
Supporting Documents.
(4) Map of existing features, including streets, alleys,
easements, utilities lines, existing land use, general
topography, and physical features.
The existing site features and utility lines are shown
on the Survey plans located under Tab 5 and the Site
Utility Study, located under Tab 3 of the Supporting
Documents. In addition, the following exhibits are
included with the Major Use Special Permit Application.
(5) Materials to demonstrate the relationship of the
elements listed in (4) preceding to surrounding area
characteristics.
The Drawings Submitted with this Application are located
under Tab 6 of the Supporting Documents.
(6) Existing zoning and adopted comprehensive plan designa-
tions for the area on and around the lands proposed for
Major Use Special Permit.
Pursuant to City of Miami Ordinance No. 11000, the
existing zoning designation for the property is R-4
(Multi -Family High Density Residential). Page 37 of the
Zoning Atlas Map is located in Article I, and indicates
the existing and surrounding zoning.
The comprehensive plan future land use designation for
the property is Multi -Family High Density Residential.
The zoning and the comprehensive plan designation are
consistent with one another.
3. Section 1702.2.2 Major Use Special Permit Concept Plan.
Relationships of the concept plan to surrounding
existing and proposed future uses.
This Article contains a written narrative of this
project outlining proposed use, activities and architec-
tural character. This narrative also contains descrip-
tions of the project's relationship to traffic, pedes-
trian movements, and transportation access. Maps
located on Sheet A-1 indicates the project's relation-
ship to surrounding streets, land uses and functions.
Building elevations, sections and perspectives showing
the proposed materials, vertical profile and height, and
7 -
95- 138_
Revised 12/94
orientation to streets is included in the drawings
submitted with this Application. The list of drawings
submitted is found under Tab 6 of the Supporting
Documents.
b. Existing zoning and adopted comprehensive plan
principles and designations.
This project conforms to the R- 4 zoning of the property.
The comprehensive plan future land use designation
conforms with the land use designation currently
existing for this property. No zoning variances, or
special exceptions are contemplated for execution of
this project.
4. Section 1702.2.3 Developmental Impact Study.
a. A traffic analysis shall be submitted for an area within
approximately 1/4 mile of the site, or an area including
the major intersections to be impacted by the site,
whichever is larger.
The Traffic Impact Analysis is included under Tab 2 of
the Supporting Documents.
b. Economic impact data shall be provided, including
estimates for construction costs, construction employ-
ment, and permanent employment and shall demonstrate
that the proposed development is favorable to the
economy, public services, environment and housing supply
of the City.
The Economic Impact Study is included under Tab 4 of the
Supporting Documents.
C. A housing impact assessment.
The property will be residential with a maximum of 168
residential units. The Brickell area has a demand for
additional housing.
d. A description of proposed energy conservation measures
shall be provided, including only those measures that
are proposed in addition to the minimum requirements in
State Energy Code.
Architecturally, the building envelope will be compriz, I
of insulated walls and roof.
95- 138
Extensive use of wall shading by means of canopies and
balconies will be accomplished. Tinted glass will be
used throughout the building.
Electrically, all exterior and landscape lighting will
be controlled by means of time clocks and photocell
switches. Energy saving lamps, ballasts and fixtures
are being considered at cores and public spaces. All
motors over one-half horsepower will be high efficiency
motors.
e. Historic Buildings
There are no existing structures located on the
property.
£. Environmental Zone
Lots 5, 6 and 7 of the Property are located within the
City of Miami Historic Environmental Preservation
District. The project will be reviewed by the City of
Miami Historic Environmental Preservation Board.
95- 138
-71
CHATEAU MERITAGE LTD.
MAJOR USE SPECIAL PERMIT
ARTICLE III. _
Supporting Documents
Tab 1
Minority Construction Employment Plan
Tab 2
Traffc_Impact Analysis
Tab 3
Site Utility Study
Tab 4
Economic Impact Study
Tab 5
Survey of Property
Tab 6
Drawings Submitted
;� .. 9 5 - 138 -73
CHATEAU MERITAGE LTD.
MAJOR USE SPECIAL PERMIT
MINORM CONSTRUCTION
EMPLOYMENT PLAN
95- 138 75
SENT W 305 5671469 1-12-94 i10:22AM
-► 305 579 0717i## 2.
1
1, Milton
construction core.
EQUAL OPPORTUNITY.STATEMENT
CORPORATE STATEMENT:
To ensure that the company's personnel policies and practices
as well as the company's distribution of work to subcontractors
reflect the cultural and ethnic diversity of the areas in which we
operate. To this end, -the company warrants to administer itsel4_n
such manner a's is appropriate to guarantee 'equal and fair
employment, without regard for race, color, religion, age, o=
national origin.
POLICY:
Recruitment, selection, placement, and layoff decis-o::s are to
be made by the Company's supervisors or managers, .and will be based
solely on candidates' or subcontractors job related qualifications
and abilities, as well as reflecting.,the natural progression of the
job. All employees, job applicants, and subcontractors are
guaranteed equality of employment without regard for race, color,
religion, age, or national origin.
Employees that apply for promotion or transfer will be given equal
consideration, assuming that the applied position exists. Such
promotion will be individually assessed, and based upon he
qualifications, abilities, and merit of the applicant.
All other personnel policies and practices of 6i:e Company,
including compensation, benefits, safety, and health programs rri_l
be conducted and applied without regard to race, color, re:1! .on,
age, or national origin. Furthermore, the Company will take all the
necessary steps to ensure that each employees work environment,
regardless of corporate origin is free of unlawful discrimination
or harassment based on race, color, religion, age, or na-ionai
origin. The ebropany also warrants to continuously review and
educate its personnel with regards to its practices and procedure
to ensure adherence to the organization's commitment to Equal
opportunity requirements.,
7�Q 95- 1'38
StNI UY:305 5671469 --k% 9-12-94 ;10:23AM ; "Z.4 305 579 0717;# 3
i?vv ey,3u5 5571469 9- 5-04 ;10124AM ; Ct, " 43- e
;s
EQUAL EMPLOYMENT OPPORTUNITY
POLICY STATEMENT
49W t'`i�rt+�'1,R61�"f"l'OloU,IAdD. (TO BE POSTED AT ALL JOB SITES)
I; � �*%der to p ovice equal employment and advancement opportunities to all individuals, employment
decisions at JJW Construction, Inc, will be based on merit, qualifications, and abilities. Except where
rraOUre►tl by law, employment practioes will not be influenced or affected by an applicants or employee's
rang, CL-.lor, handicap, religion, sex, national origin, age, or any other characteristic protected by law.
In carder to eompiy with our purpose for equal employment opportunity, the following policies will apply
in aorcrdance with the above statement.
? All employees and job applicants are guaranteed equality of employment opportunity
without disorimination as explained above.
�. All recruitment, selection, placement, training, and decisions made by company officers
or project managers will be based solely on the candidates' job -related qualifications and
abilities. ;
�3. Ali employees who apply for a promotion or transfer will be given equal consideration.
!f an opening exists, the qualifications of a candidate for promotion or transfer wiii ae
assessed soiely- on the basis of the Individual's ability and job performance.
4. All other personnel policies and practices of JJW Construction, Inc, Including
compensation, benefits, discipline, and satiety programs will be administered and
conducted in accordance with the above statement.
E. .iiW Construction, Inc. has Special programs to recruit, hire and ensure the advancem-Onr
of the groups as outlined in the above statement.
6, J,1W Construction, inc, will take all necessary steps to ensure that each employee's work
environment is free from unlawful discrimination or harasernsm In accordance with the
alcove statement.
?, JJW Construction, Inc, will continually review its personnel praeftes and procedures tc
ensure that all officers, project managers and superintendents adhere to : e
organization's commitment to EEO principles.
A GOP' OF THIS POLICY MUST BE PROMINENTLY DISPLAYED AT EVERY JOSSITE OFFICE .Al
ALL � MSE-5. ALL DEPARTMENT HEADS, PROJECT MANAGERS, SUFSAINTENDENTS, ' NZ
TNER WUREiwiSOi;Y PERSONNEL .ARE RESPONSIBLE FOR CARRYING OUT. .i. V,
rONSTRUCTION, INC.' OBLiGATiON. A WORK ENVIRONMENT FREE OF HARASSMENT
INTPADATIC N AND COERCION MUST BE CENSURED AT ALL SITES WHERE OUR EMPLOYEE'
ME TO WORK. 95- 138 77
DAVID PLUMMER & ASSOCIATES, INC.
CONSULTING ENGINEERS AND TRANSPORTATION PLANNERS
December 29, 1994
Ms. Adrienne Friesner-Pardo
Greenberg, Traurig, Hoffman, et.al
1221 Brickell Avenue, 23 Floor
Miami, FL 33131
Re: 2475 Brickell Avenue - #94165
Dear Ms. Pardo:
We have completed our reanalysis of the subject project. The original application requested a
maximum of 148 units of high-rise residential condominium. The applicant would now like to
increase the project to 168 units. The additional units can be built without any significant
change or degradation of the operating conditions on the area roadway network, water supply,
sewer or solid waste. These results are based on a thorough and complete reanalysis of
operating conditions taking into account the additional units.
TRAFFIC IMPACT ANALYSIS
Intersection Capacity Analysis
Additional trips from the added units were assigned to each of the intersections in the
September 13, 1994 report. The resulting peak hour capacity analysis resulted in no significant
changes in delay or level of service.
Link Capacity Analysis
Peak hour level of service analysis was conducted on each of the links in the September report
taking into account the trips from the additional units of proposed development. No significant
impact is indicated in the analysis.
Pedestrian/Bicycle Impacts
The additional units will create an increase of approximately two percent of the peak hour
traffic on NE 25 Road. These added trips will not adversely affect the already low number
of pedestrian (bicycle)/vehicular conflicts created by the subject project.
CORAL GABLES, FOPT MYERS, PALM BEACH 9 y 138 7 d p
4225 SALZEDO STREET. CORAL GABLES. FLORIDA 33146
TELEPHONE 305 444 i116. FAX 305 444.4966
Ms. Adrienne Friesner-Pardo
Re: 2475 Brickell Avenue - #94165
December 29, 1994
Page 2
SITE UTILITY SUMY
Stormwater Drainage
The increase in the number of units does not effect the stormwater discharge since the
expansion will not change the total area of rooftop, driveways and pedestrian walk areas. ' The
approximate locations of the proposed wells will remain the same as in the September 13, 1994
report.
Water Distribution Master Plan
The reanalysis indicates that the proposed 12" water main on SE 25 Road would be sufficient
to supply water to the larger development.
Sanitary Sewer Master Plan
The increase in units will not change the results of the September Study. When the sewer
connection across Biscayne Bay is brought on-line (in May, 1995), the current development
moratorium will be lifted.
Solid Waste Generation
The solid waste generation will not significantly increase with the additional units.
Please call if you have any questions or require additional information.
Sincerely,
Kenneth J. Cox, PE
KJGkh-Occ%k94165IAl
cc: Mr. Christopher Hewett
Mr. Robert Schermer
95- .138
W
CHATEAU MERITAGE DEVELOPMENT
TRAFFIC IMPACT ANALYSIS
Project #94165
JUL94/94165R02
September 13, 1994
Prepared by:
David Plummer & Associates, Inc.
4225 Salzedo Street
Coral Gables, Florida 33146
9 5 - 13.8
W
INTRODUCTION
This report presents the findings of a traffic analysis
conducted
for
a proposed high-rise
condominium at 2475 Brickell Avenue in downtown
Miami.
The
development would
consist of a 29 story building (Chateau Meritage) which is planned to include a maximum
of 148 condominium dwelling units supported by 259 parking spaces. The project also
includes a tennis court, a swimming pool, a sundry shop and a health club all for internal
use only.
The study area boundary includes SE 15 Road to the north; SE 26 Road to the south;
I-95 to the west, Biscayne Bay to southeast. Exhibit 1 shows the site location and major
roadway network.
Brickell Avenue provides indirect access to the site from the north and the south via SE
25 Road. The east/west roadways closest to the site are SE 26 Road (approximately 0.08
miles to the south), and SE 15 Road (approximately 0.81 miles to the north).
PURPOSE OF THIS STUDY
The purpose of this report is to conduct roadway link and intersection level of service
analysis to
ensure that the vehicular
traffic impacts from
the development are
addressed.
This report
also considers pedestrian
and bicycle impacts
on SE 25 Road and
on Brickell
Avenue.
r�
1
95- 138
EXISTING CONDITIONS
Brickell Avenue is currently under construction between the Rickenbacker Causeway (SE
26 Road) and SE 8 Street. The Florida Department of Transportation (FDOT) is repairing
the curb and gutter, repaving the roadway and installing irrigation and landscaping in the
median. The most significant change near the project will be the elimination of most left
turns and east/west through movements at SE 25 Road and Brickell Avenue. East/west
drivers on SE 25 will be restricted to right turns only onto Brickell Avenue. Only
southbound left turns will continue to be allowed. A left turn lane will be cut into the
median to aid this maneuver. Those drivers coming from the subject project via SE 25
Road who desire to go south on Brickell avenue, will be required to first go north on
Brickell and make a U-turn at SE 23 Road. A dedicated left turn lane will be cut into
the median at SE 23 Road and the existing left turn signal will be used to facilitate U-
turns. The project is anticipated to be complete in March, 1995.
Due to the current construction on Brickell Avenue and the Brickell Bridge construction
over the Miami River, traffic counts could, not be conducted. Consequently, FDOT and
the City of Miami were consulted. It was agreed that the most recent counts would be
located an used for this analysis.
Previous twenty-four hour machine counts were obtained (dated between July, 1990 and
January, 1993), on Brickell Avenue at the approximate location of the site. These traffic
counts indicated that the peak hour occurs during the evening from 5:30 PM to 6:30 PM
{ 2 VA
95- 138
These existing traffic counts were conducted by the FDOT as part of the Brickell Avenue
study. The average daily traffic counts (ADT) are shown in Exhibit 2. Twenty-four hour
counts were conducted in September, 1994 by David Plummer and Associates, Inc. on SE
25 Road east of Brickell Avenue. Traffic volumes on SE 25 Road are not affected by
construction on Brickell Avenue, because it has a cul-de-sac at Biscayne Bay and does not
experience through traffic.
Turning movement counts were obtained from various traffic studies at the fallowing
intersections within the study area boundary.
• Brickell Avenue and SE 15 Road.
• Brickell Avenue and SE 25 Road.
• Brickell Avenue and SE 26 Road.
Seasonal adjustments and growth factors were applied to the counts.
TRIP GENERATION
Exhibit 3 includes trip generation rates for the proposed residential land use at ultimate
buildout (1996). The Institute of Transportation Engineers (ITE), Trip Generation Manual
(Fifth Edition) generation rates for high-rise residential condominiums (land use code 230),
were used for this purpose. The trip rates and equations are included in Appendix A. The
sundry shop activity as well as tennis courts, swimming pool, and health club would be
3
95- 138
limited to servicing residents of Chateau Meritage and would not generate traffic to and
from Brickell Avenue.
TRIP DISTRIBUTION
The assignment of development traffic to Brickell Avenue and other roadways within the
study area was determined based on the Miami Urban Area Transportation Study (MUATS).
The project lies within Traffic Analysis Zone (TAZ) 716.
The distribution of development traffic to Brickell Avenue is summarized below.
North:
63 %
South:
27 %
East:
5 %
West:
5 %
SITE ACCESS
The proposed development is planned to have three driveways on SE 25 Road with one
entry and exit lane per driveway as shown in Exhibit 4. The main entrance provides drop-
• offlpick-up only via a canopied arrival court in front of the main lobby. The west
driveway provides access to covered parking and loading docks. The east driveway
provides access to additional covered parking. Adjustments of the existing median openings
on SE 25 Road may be necessary to accommodate left -turn movements into and out of the
4 Q�
55- 13$ U
site. However, traffic volumes on SE 25 Road are anticipated to remain sufficiently low
to allow adequate circulation and freedom of movement with the existing median openings.
INTERSECTION CAPACITY ANALYSES
Capacity analyses were conducted for those intersections within approximately a quarter mile
of the site or impacted by the site. These intersections included:
0 Brickell Avenue and SE 15 Road
• Brickell Avenue and SE 25 Road (unsignalized)
• Brickell Avenue and SE 26 Road
A two percent growth factor, based on discussions with the City of Miami Public Works
Department, was applied to counts throughout the study area to adjust volumes to 1996
opening day conditions. Exhibit 5 summarizes these analyses. Detailed analyses are
presented in Appendix B. All intersections impacted by the proposed. development were
found to operate at acceptable levels of service.
An analysis of the proposed unsignalized intersection of the SE 25 Road with Brickell
Avenue
indicated
that it will
operate
at an acceptable
level
of service.
There
are
no
project
driveways
on Brickell
Avenue.
Instead, three
project
driveways
front on
SE
25
Road. The major impact of the project occurs at the intersection of Brickell Avenue and
SE 25 Road. The left turn movements at the intersection of Brickell Avenue with SE 25
g� 5 95- 138
Road will be restricted to southbound only into SE 25 Road when the current FDOT
reconstruction of Brickell Avenue is complete. The impact of project traffic to the
signalized intersection of Brickell Avenue at SE 23 Road is minimal, adding a total of 54
trips to the intersection during the PM peak hour. Data was not available to analyze this
intersection, however, project trips represent less than three percent of the total north/south
through traffic at the intersection.
LINK CAPACITY ANALYSES
Link capacity analyses using the FDOT's Level of Service Standards and Guidelines
Manual for Planning, were conducted for roadway segments that would be impacted by the
proposed development within the study area. These analyses indicated that all roadway
segments in the study area would operate at acceptable levels of service. The Brickell
Avenue bridge construction over the Miami River will enhance roadway capacity in the
downtown area of Brickell Avenue by providing six lanes of capacity crossing the river.
However, its effect on roadway capacity near the project will be minimal. The level of
service results for morning and evening peak hours are found in Exhibit 6 and capacity
tables are in Appendix C.
The subject project lies within the influence area of the Downtown Miami Development of
Regional Impact (DDRI) which was approved in 1990. Roadway link comparison of traffic
volumes for Phase I (1997) of the DDRI showed that the background traffic of the DDRI
6 95- 138
is greater than what is generated by the proposed condominium. Therefore, the project is
consistent with the DDRI study.
PEDESTRIAN/BICYCLE IMPACTS
Pedestrian and bicycle impacts on the development site were considered along SE 25 Road
in front of the project and on Brickell Avenue.
The residential developments east of the subject project use the sidewalk on the north side
of SE 25 Road. The residents of the area use SE 25 Road to access Brickell Avenue for
morning and evening walks. The three project driveways will cross the subject sidewalk.
Accordingly, all project driveways will be built so that the sidewalk remains on its existing
alignment.
The reduction in the number of movements at the intersection of SE 25 Road and Brickell
Avenue will benefit the pedestrian/bicycle movements through that intersection, even though
traffic volumes may be higher.
CONCLUSION
The results from the intersection and link capacity analyses indicate that the proposed
development would not significantly impact traffic level of service on the roadway network
within the study area. In addition, the results of the pedestrian/bicycle impact analysis
validate that the proposed project's impact on the area street network is minimal.
7
95= 138
EXHIBITS
95- 138 �q
�Njmj■-d
la`S�
EXHIBIT 1
dp� I CHATEAU MERITAGE I PROJECT LOCATION
it 0 rs
a
�� 11
11
l
r' Y
Y
V
SE 23rd Ruud �1',
;= Project l�
" li
1.273 I�
SW 25th Road 8d•376 4 SE 2Sth Road
4� 1 3.S=b. 1.1�4 A
�5W 26th Road 5.6160 3.092 ' (Rlc4enbac4er Carr
14. 7 °3.9 4 14 0 39
Legend
XXX s Average Daily o P
Traffic (1994)
Source: FDOT, District 6 and David Plummer & Assoc. 9 5! 138 EXHIBIT 2 '
EXISTING (1994) 4
�,.
Pal CHATEAU ME
RITAGE AVERAGE DAILY TRAFFIC qJ1
12-Sep-94
JOB#: 94165
FILE: TGEN.WK1
EXHIBIT 3
CHATEAU MERITAGE
TRIP GENERATION
LAND USE
INTENSITY
DIRECTIdN.
AM PEAK
_ PM PEAK
DAILY
TRIPS
TRIPS
TRIPS
HIGH RISE
148 DU
IN
11
43
352
RESIDENTIAL CONDO.
OUT
49
27
352
TOTAL
60
70
704
Source: institute of Transportation Engineers (rM Trip Generation Manual, 5th Edition.
SE 29rd Road
� OO C
rSE 25th Read
�P� I CHATEAU MERITAGE
95-
E:61bli 4
SITE ACCESS - I lit`
13-Sep-94 EXHIBIT 5
JOB# 94165 CHATEAU MERITAGE
LOSINT-WK1 INTERSECTION LEVEL OF SERVICE (PM PEAK HOUR)
},.;, v `ik•:. }ftkh} . f.Y:; . ..t: ';.:�&;C'+'•'+'; .:}
•,yk;•f+ T.:. 'v„+
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kfs4yo `::ii::x�t:•,.:fi:%>:•y;`.}�t?,•:?;a:•'tr:#:�::`i:tYf.;°•k;t:
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,:.ck#';:f{f•3k,;;#':X...:.3.,};:#:Yfk:.;a}:#'�ix3k....,r..tX{,,
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: ;.\„•: `}'. S:/,.;`Y,.',k.+{•\`f;r..,<;:•y..a ;}f:{Yk: !C::
��1�7.�A7Gv.FM';\::y}}}y}ntiff:$::�\v:::.:.vfY.Y:}:}Yf}>:.,.:�: :y:}}:•t:�k•:<I�I�:•.:J
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�{f }.
f{.}S•:
SE 15 ROAD at BRICKELL AVENUE
B
B
B
SE 25 ROAD at BRICKELL AVENUE
E
B
B
SE 26 ROAD at BRICKELL AVENUE
B
C
C
Note: Traffic diversions occur in the future due to the median modifications at
SE 25 Road and Brickell Avenue. SE 26 Road receives traffic diversions
from SE 25 Road. Levels of service change due to various reasons including
diversions, background traffic growth, and intersection modifications.
i
95- 138
13-Sep-94
04165
EXHIBIT 6
CHATEAU MERITAGE
LOS.WK1
ROADWAY LINK LEVEL OF SERVICE ANALYSIS
Peak
Roadway
From
TO
--- Daily --- I Hour I ------ AM PEAK HOUR -------I i------PM PEAK HOUR ------- I
Exist. Project LOS E Future Level of Traffic Level of Future Level of Traffic Level of
Lanes Traffic Traffic Capacity Traffic Service w/Project Service Traffic: Service w/ProJect SWIM
Brickell Ave
SE 26 Road
SE 25 Road
4LD 28048 243 2820 2218 D 2239 D 2305 D
2329
D
SE 25 Road
SE 1S Road
4LD 30910 444 3110 2669 C 2707 C 2669 C
2713
C
SE 25 Road
Biscayne Bay
Brickelf Ave
4LD 2407 704 4670 293 A 353 A 233 A
303
A
Brtckell Ave
S. Miaml Ave 4LD 7852 16 2820 645 D 647 D 596 D
598
D
S. Miami Ave
1-95
4LD 13010 18 2$20 799 D 801 D 934 D
936
D
SE 26 Road
Ricken. Toll
Brackell Ave
6LD 19854 35 4310 1425 D 1428 D 1714 D
1718
D
Brickelf Ave
S. Miami Ave 6LD 13046 18 4310 801 D 803 D 1099 D
1101
D
S. Miami Ave
1-95
6LD 19987 18 4310 1518 D 1520 D 1851 D
1853
D
W
00
APPENDIX A
TRIP GENERATION
95- 138
CHATEAU MERITAGE
SUMMARY OF TRIP GENERATION CALCULATION
FOR 148 DWELLING UNITS OF HIGH RISE RES. CONDO.
9/2/94
DRIVE
AVERAGE
STANDARD
ADJUSTMENT
WAY
RATE
DEVIATION
FACTOR
VOLUME
AVG WKDY 2-WAY VOL
4.76
0.00
1.00
704
7-9 AM PH HR
ENTER
0.08
0.00
1.00
11
7-9 AM PH HR
EXIT
0.33
0.00
1.00
49
7-9 AM PH HR
TOTAL
0.41
0.00
1.00
60
4-6 PM PK HR
ENTER
0.29
0.00
1.00
43
4-6 PM PH HR
EXIT
0.18
0.00
1.00
27
4-6 PM PH HR
TOTAL
0.47
0.00
1.00
70
SATURDAY 2-WAY VOL
4.94
0.00
1.00
731
PH HR ENTER
0.19
0.00
1.00
28
PH HR EXIT
0.25
0.00
1.00
37
PH HR TOTAL
0.43
0.00
1.00
64
SUNDAY 2-WAY
VOL
4.05
0.00
1.00
599
PH HR ENTER
0.21
0.00
1.00
31
PH HR EXIT
0.18
0.00
1.00
26
PH HR TOTAL
0.38
0.00
1.00
57
Note: A zero rate indicates no rate data available
The above rates
were calculated from
these equations:
24-Hr. 2-Way Volume:
LN(T)
_ .927LN(X)
+ 1.924, R^2
= .99
7-9 AM Peak Hr. Total:
LN(T)
_ .897LN(X)
+ -.381
R^2 =
.97 , .19
Enter, .81
Exit
4-6 PM Peak Hr. Total:
T =
.338(X) + 19.962
R^2 =
.99 , .62
Enter, .38
Exit
AM Gen Pk Hr. Total:
LN(T)
_ .831LN(X)
+ .014
R^2 =
.89 , .17
Enter, .83
Exit
PM Gen Pk Hr. Total:
LN(T)
_ .843LN(X)
+ .073
R^2 =
.99 , .68
Enter, .32
Exit
Sat. 2-Way Volume:
LN(T)
_ .918LN(X)
+ 2.007, R^2
.99_
Sat. Pk Hr. Total:
LN(T)
_ .876LN(X)
+ -.214
R^2 =
.99 , .43
Enter,. .57
Exit
Sun. 2-Way Volume:'
LN(T)
_ .897LN(X)
+ 1.913, R42
= .99
Sun. Pk Hr. Total:
LN(T)
_ .847LN(X)
+ -.197
R^2 =
.99 , .54
Enter, .46
Exit
Source: Institute of Transportation
Engineers
Trip Generation, 5th
Edition, 1991.
TRIP
GENERATION
BY MICROTRANS
0 `7
95- 138 � �
APPENDIX B
INTERSE TION LEVEL OF SEMCE ANALYSIS
r.
•
HCM: SIGNALIZED INTERSECTION SUMMARY 09-09-1994
David Plummer And Associates, Inc.
a saa=29x saes:a--a-i .-aaa=asaaaaaaaaasaasa=aa aaaaaaaaaaasaa
Streets: (E-W) SE 5 ROAD (N-S) BRICKELL AVENUE
Analyst: DPA File Name: 15EX.HC9
Area Type: Other 9-9-94 PM PEAK
Comment: 1994 EXISTING
=ass=asasaaa=as�aas=---aaa=aa=awe naarsa=--aaaaasaaaa==a
---Eastbound Westbound Northbound Southbound
I L T R I L T R L T R I L T R
---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ----
No. Lanes > 2 < > 2 < > 2 < > 2 <
Volumes 14 37 39 30 37 12 42 843 44 38 1778 37
Lane Width 11.0 11.0 11.0 11.0
RTOR 'Vols 0 0 0 0
-----------------------------------------------------------------------
Signal Operations
Phase Combination 1 2 3 4 5 6 7 8
EB Left
Thru
Right
Pads
WB Left
Thru
Right
Pads
NB Right
SB Right
Green 11.0A
Yellow/A-R 4.0
Lost Time 3.0
Cycle Length: 90.0 secsPhase combinat:
---------------------------------------
Intersection Perfori
Lane Group: Adj Sat v/c
Mvmts Can Flow Ratio ]
NB Left
Thru
Right
Pads
SB Left
Thru
Right
Pads
EB Right
WB Right
Green 70.OA
Yellow/A- 5.0
Lost Time 3.0
Lon order: #1 jF5
------------------- -------------
aance Summary
g/C Approach:
tatio Delay LOS Delay LOS
EB
LTR
433
3250
0.23
0.13 22.6
C
22.6
C
WB
LTR
444
3327
0.20
0.13 22.5
C
22.5
C
NB
DfL
78
97
0.57
0.80 9.1
B
306
A
TR
1373
1716
0.68
0.80 3.4
A
SB
LTR
2440
3050
0.84
0.80 5.2
B
5.2
B
Intersection
Delay
5.8 sec/veh Intersection LOS
B
Lost
------
Time/Cycle, L =
-- - -- -- - - - - - - - -
6.0
- -- - - -
C;
sec Critical v/c(x)
- - - - - -- - - - - - - - - - - -- -- - - -
- 0.753
- -- ---- --
- - - - --
---- -
95- 138
a-,
HCM: SIGNALIZED INTERSECTION SUMMARY
09-09-1994
David Plummer And Associates, Inc.
Streets: (E-W) SE 15 ROAD
(N-S) BRICKELL AVENUE
Analyst: DPA
File Name: 15FUT.HC9
Area Type: Other
9-9-94 PM PEAK
Comment: 1996 FUTURE TRAFFIC
ssssx:aaasas::s:xrassass=ssxsssacssmsssssssssasssssssassss-
ssssssasssass:
Eastbound
Westbound
Northbound
Southbound
L T R
- - - - ---- - - --
L T R
- - -- - -- - -- --
L T R
-- -- - -- -
L T R
No. Lanes
> 2 'C
> 2 'C
---
> 2 <
-
.
---- -- -- ,,.---
> 2
Volumes
15 38 41
31 38 12
44 877
46
.40 1850 38
Lane Width
11.0
11.0
11.0
11.0
RTOR Vols
---
01
0
01.
0
---------------------------------------
------------
Signal Operations
----------
Phase Combination 1 2
3 4
5
6 7 8
EB Left *
NB Left
Thru *
Thru
Right *
Right
Peds
Pods
WB Left *
SB Left
Thri i *
Thru
Rx 4t *
Right-
Peds
Peds
NB Right
EB Right
SB Right
WB Right
Green 11.OA
Green 70.OA
Yellow/A-R 4.0
Yellow/A- 5.0
Lost Time 3.0
Lost Time 3.0
Cycle Length: cr.0 secsPhase
--
combinat
on order: A 05
---- - ----- - - - - - - - ---- - - --
Intersection
- - - --- ---- - ---- --- - - --- -----------------
Performance Summary
Lane Group: Adj Sat
v/c g/C
Approach:
Mvmts Cap Flow
----- -----------
Ratio Ratio Delay.
eeer- ----- -----
LOS Delay LOS
---
EB LTR 431 3232
0.24 0.13 22.6
--- ---
C 22.6 C
WB LTR 441 3311
0.20 0.13 22.5
C 22.5 C
NB DfL 78 97
0.59 0.80 10.5
B 4.0 A
TR 1373 1716
0.71 0.80 3.7
A
SB LTR 2382 2978
0.89 0.80 7.1
B 7.1 B
Intersection
Delay = 7.0 sec/veh Intersection LOS B
Lost Time/Cycle, L = 6.0
Sec Critical v/c(x) =
0.801
------------------------------
------------------------------
-----------�-
goo. , , '4
B - 2
95- 138
1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1
IDENTIFYING INFORMATION
-------------- --- -------- --------- -----------------------------------
AVERAGE RUNNING SPEED, MAJOR STREET..
30
PEAKHOUR FACTOR .....................
1
AREA POPULATION ......................
300000
NAME OF THE EAST/WEST STREET.........
SE 25 ROAD
NAME OF THE NORTH/SOUTH STREET.......
BRICKELL AVENUE
NAME OF THE ANALYST****
DPA
DATE OF THE ANALYSIS (mm/dd/yy)......
09-09-1994
TIME PERIOD ANALYZED .................
PM PEAK HOUR
OTHER INFORMATION.... 1996 FUTURE TRAFFIC (WITH DIVERSIONS'
INTERSECTION TYPE AND CONTROL
------------------'---------------------------------------------------
INTERSECTION TYPE: 4-LEG
MAJOR STREET DIRECTION: NORTH/SOUTH
CONTROL TYPE EASTBOUND: STOP SIGN
CONTROL TYPE WESTBOUND: STOP SIGN
TRAFFIC VOLUMES
--- -- - - - --- -- - -- - - -- -- ---------------------------------------------
ES WB NB SB
---- ---- ---- ----
LEFT 0 0 0 20
THRU 0 0 934 1479
RIGHT 28 123 92 376
NUMBER OF LANES AND LANE USAGE
---- - ---- - - ---- --- - - - - - - -- - - -- - - - - - --
- -- --- - --- - - -- - - - - - ---
---- -- ----
EB WB 'NB
-------
SB
--------------
LANES 2 2 2
------
2
LANE USAGE L + R L + R
95- 138.
,�
ADJUSTMENT FACTORS Page-2
---------------------------------------------------------------------
PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE
GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS
----
-------------
EASTBOUND 0.00 90 20 N
WESTBOUND 0.00 90 20 N
NORTHBOUND 0.00 90 20 N
SOUTHBOUND 0.00 90 20 N
VEHICLE COMPOSITION
----------------------------------------------- ----------------------
SU TRUCKS COMBINATION
AND RV"S VEHICLES MOTORCYCLES
- ------ ------------- -------------
EASTBOUND 0 0 0
J. ..
WESTBOUND 0 "0 0
NORTHBOUND 0 0 0
SOUTHBOUND 0 0 0
a I. l i.
CRITICAL GAPS
--------------------------------------------------------------------
TABULAR VALUES ADJUSTED SI",:iT DIST. FINAL
(Table 10-2) VALUE ADJUSTMENT CRITICAL GAP
-------------- -------- ----------- - --------
MINOR RIGHTS
EBB 5.50 5.00 0.00 5.00
WB5.50 5.00 0.00 5.00
MAJOR LEFTS
SB 5.50 5.00 0.00 5.00
NB 5.50 5.00 0.00 5.00
MINOR THROUGHS
EB 6.50 6.00 0.00 6.00
WB 6.50 6.00 0.00 6.00
MINOR LEFTS
EB 7.00 6.50 0.00 6.50
WB 7.00 6.50 0.00 6.50
IDENTIFYING INFORMATION
---------------------------------------------------------------------
NAME OF THE EAST/WEST STREET...... SE 25 ROAD
NAME OF THE NORTH/SOUTH STREET....-BRICKELL AVENUE
DATE AND TIME OF THE ANALYSIS..... 09-09-1994 ; PM PEAK HOUR
OTHER INFORMATION.... 1994 EXISTING
J02 95- 138
8-4
CAPACITY AND LEVEL -OF -SERVICE Page-3
-wrr--r w r--www-r-rww-wwr--rr r--w--w--w--------r-r--------------------
POTEN- ACTUAL
FLOW- TIAL MOVEMENT SHARED RESERVE
RATE CAPACITY CAPACITY CAPACITY CAPACITY
MOVEMENT v(pcph) c (pcph) c (pcph) c (pcph) c - c - v LOS
p M SH R SH
- -- - - - - - ---- -- - - -- - - - - - - -- - -- - ------ - - ---------- ---
MINOR STREET
EB LEFT 164 95 30 30 -134 F
THROUGH 62 115 87 > 87 > 25 > E
RIGHT 29 485 485 > 117 485 > 27 457 >E A
MINOR STREET
WB LEFT 26 95 38 38 11 E
THROUGH 76 115 87 > 87 > 11 > E
RIGHT 26 813 813 > 113 813 > 10 787 >E A
MAJOR STREET
SB LEFT 21 525 525 525 504 A
NB LEFT 55 185 185 185 130 D
IDENTIFYING INFORMATION
---------------------------------------------------------------------
NAME OF THE EAST/WEST STREET...... SE 25 ROAD
NAME OF THE NORTH/SOUTH STREET.... BRICKELL AVENUE
DATE AND TIME OF THE ANALYSIS..... 09-09-1994 ; PM PEAK HOUR
OTHER INFORMATION.... 1994 EXISTING
95- 138
H
1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1
IDENTIFYING INFORMATION
--- - -- - - --- - - -- - - - - - - - - ---- - -- - - - - - - - - - - ---- - -- -- -- -- - - - - - - -- -- - - -- --
AVERAGE RUNNING SPEED, MAJOR STREET.. 30
PEAKHOUR FACTOR ..................... 1
AREAPOPULATION ...................... 300000
NAME OF THE EAST/WEST STREET......... SE 25 ROAD
NAME OF THE NORTH/SOUTH STREET....... BRICKELL AVENUE
NAMEOF THE ANALYST .................. DPA
DATE OF THE ANALYSIS (mm/dd/yy)...... 09-09-1994
TIME PERIOD ANALYZED ................. PM PEAK HOUR
OTHER INFORMATION.... 1996 FUTURE TRAFFIC WITH PROJECT (WITH DIVERSI
ONS)
INTERSECTION TYPE AND CONTROL
---------------------------------------------------------------------
INTERSECTION TYPE: 4-LEG
MAJOR STREET DIRECTION: NORTH/SOUTH
CONTROL TYPE EASTBOUND: STOP SIGN
CONTROL TYPE WESTBOUND: STOP SIGN
i
i
TRAFFIC VOLUMES
----------------------- ---------------------------------------------
EB WB NB SB
---- ---- ---- ----
LEFT 0 0 0 47
THRU 0 0 934 1488
RIGHT 28 150 108 377
NUMBER OF LANES AND LANE USAGE
--------------------------------------------------------------------
EB WB NB SB
LANES 2 2 2 2
LANE USAGE L + R L + R
oy
95-- 138
®-e
ADJUSTMENT FACTORS Page-2
- - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - -- - - -- - - -- - -- ------ --------
PERCENT RIGHT TURN CURB RADIUS (ft) ACCELERATION LANE
GRADE ANGLE FOR RIGHT TURNS FOR RIGHT TURNS
------- ---------- ---------------- -----------------
EASTBOUND 0.00 90 20 N
WESTBOUND 0.00 90 20 N
NORTHBOUND 0.00 90 20 N
SORTHBOUND 0.00 90 20 N
VEHICLE COMPOSITION
--------------------- ----------------------- -------------------------
!t SU TRUCKS COMBINATION
AND RVIIS VEHICLES 4 MOTORCYCLES
----------- ------------- -------------
EASTBOUND 0 0 0
WESTBOUND 0 0 0
NORTHBOUND 0 0 0
SORTHBOUND 0 0 0
CRITICAL GAPS
---------------------------------------------------------------------
TABULAR VALUES
ADJUSTED
SIGHT DIST.
FINAL
(Table 10-2)
--------------
VALUE
ADJUSTMENT
CRITICAL GAP
MINOR RIGHTS
--------
-----------
- ---------
EB 5.50
5.00
0.00
5.00
WB 5.50
5.00
0.00
5.00
MAJOR LEFTS
SB
5.50
5.00
0.00
5.00
NB
5.50
5.00
0.00
5.00
MINOR THROUGHS
EB
6.50
6.00
0.00
6.00
WB
6.50
6.00
0.00
6.00
EB 7.00 6.50 0.00 6.50
WB 7.00 6.50 0.00 6.50
IDENTIFYING INFORMATION
-----------------------------------------------------------------
NAME OF THE EAST/WEST STREET...... SE 25 ROAD
NAME OF THE NORTH/SOUTH STREET.... BRICKELL AVENUE
DATE AND TIME OF THE ANALYSIS..... 09-09-1994 ; PM PEAK HOUR
OTHER INFORMATION.... 1996 FUTURE TRAFFIC (WITH DIVERSIONS)
55- 13$ /05
r%_
CAPACITY AND
- ------------------------------------------------------------------
LEVEL -OF -SERVICE
Page-3
POTEN-
ACTUAL
FLOW-
TIAL
MOVEMENT
SHARED
RESERVE
RATE
CAPACITY
CAPACITY
CAPACITY
CAPACITY
MOVEMENT
v(pcph)
c (pcph)
c (pcph)
c (pcph)
C = C - v
LOS
-------
p
--------
M
---------------------
SH
R SH
------------
---
MINOR STREET
EB LEFT
0
95
79
79
79
THROUGH
0
115
ill
ill
111
RIGHT
31
433
433
433
402
A
MINOR STREET
WB LEFT
0
95
sr
88
88
THROUGH
0
115
11'
111
1i1
RIGHT
135
702
702
702
566
A
MAJOR STREET
L,�
z-
SB LEFT
22
384
384; Lc
,ime 384
362
B
NB L
0
'st85 `
1851or.
ler. 185
185
IDENTIFYING INFORMATION
NAME OF THE EAST/WEST
STREET......
SE 2F
------
'?OAD
----------------
NAME OF THE NORTH/SOUTH
STREET.... BRIO'
L AVENUE
DATE AND TIME
OF THE
ANALYSIS.....
09-01-�994
; PM
PEAK HOUR
OTHER INFORMATION....
1996 FUTURE
TRAFFIC
(WITH DIVERSIONS)
/0( 138
HCM: SIGNALIZED INTERSECTION
SUMMARY 09-09-1994
David Plummer And Associates, Inc.
Streets: (E-W) SE 15 ROAD
(N-S) BRICKELL AVENUE
Analyst: DPA
File Name: 15PROJ.HC9
Area Type: Other
9-9-94 PM PEAK
Comment: 1996 FUTURE TRAFFIC
WITH PROJECT
asssus=
Eastbound
Westbound
Northbound
Southbound
L T R
L T R
L T R
---- ---- ----
L T R
--- ---- ----
No. Lanes
--- ---- ---
> 2 <
----
---- ----
> 2 <
> 2 <
> 2 <
Volumes
15 38 41
31 38 12
44 894 46
40 1877
38
Lane Width
11.0
11.0
11.0
11.0
RTOR Vols
01
0
- -- - - ! - -
0
- !-!-- ! ---- - --!!
r - - r--------
0
--
...................
-- -- - -- - - - -- l ..! - -- . - - - - - - - -
Signal
- - - --
Operations
Phase Combination 1 2
3 4
5 6 7
8
EB Left *
NB Left
Thru *
Thru
Right *
Right
Peds
Peds
WB Left *
SB Left
Thru *
Thru
Right *
Right
Peds
Peds
NB Right
EB Right
SB Right
WB Right
Green 11.0A
Green 70.OA
Yellow/A-R 4.0
Yellow/A- 5.0
Lost Time 3.0
Lost Time 3.0
Cycle Length: 90.0 secsPhase combination order: 11 15
-- --- - - - - - -- --- - -- - - - - - - -- - - - - - - - - --- - - - - - --- --- -- - - --- - - - - -- - - - - - ----
-
Intersection Performance Summary
Lane Group: Adj Sat
v/c g/C Approach:
Mvmts Cap Flow
- - - - - - - - - - -
Ratio Ratio Delay LOS Delay LOS
- - - -! - - - - - -!- -- --- -! ---
- - - - -
EB LTR 431 3232
0.24 0.13 22.6 C 22.6
C
WB LTR 441 3311
0.20 0.13 22.5 C 22.5
C
NB DfL 78 97
0.59 0.80 10.5 B 4.2
A
TR 1373 1716
0.72 0.80 3.9 A
SB LTR 2358 2948
0.92 0.80 8.2 B 8.2
B
Intersection
Delay = 7.8 sec/veh Intersection LOS -
B
Lost Time/Cycle, L - 6.0 sec Critical v/c(x) - 0.820
--------- -- - -- - - - - - - - - --- - --- - -- - - - - -- - -- - - ---------------- --- - -----
-- -
95- 138 /07
s-0
1985 HCM: UNSIGNALIZED INTERSECTIONS Page-1
IDENTIFYING INFORMATION
-------------- ----..
AVERAGE RUNNING SPEED, MAJOR STREET.. 30
PEAK.HOUR FACTOR ..................... 1
AREAPOPULATION ...................... 300000
NAME OF THE EAST/WEST STREET......... SE 25 ROAD
NAME OF THE NORTH/SOUTH STREET....... BRICKELL AVENUE
NAMEOF THE ANALYST .................. DPA
DATE OF THE ANALYSIS (=/dd/yy)...... 09-09-1994
TIME PERIOD ANALYZED ................. PM PEAR HOUR
OTHER INFORMATION.... 1994 EXISTING
.INTERSECTION TYPE AND CONTROL
---------------- ------------ ---------------------------------- ----
INTERSECTION TYPE: 4-LEG
MAJOR STREET DIRECTION: NORTH/SOUTH
CONTROL TYPE EASTBOUND: STOP SIGN
CONTROL TYPE WESTBOUND: STOP SIGN
TRAFFIC VOLUMES
-----------------------+---------------------------------------------
EB
----
WB
NB
SB
LEFT 149
----
24
----
50
----
19
THRU 56
69
731
1371
RIGHT 26
24
31
285
NUMBER OF LANES AND LANE USAGE
---------------------------------------------------------------------
EB
LANES 2
LANE USAGE L + TR
/09 1 a I
WB ' NB SB
---------------------
2 2 2
L + TF',
95- 138
ADJUSTMENT
---------------------------------------------------------------------
FACTORS
Page-2
PERCENT
RIGHT TURN
CURB RADIUS (ft)
ACCELERATION LANE
GRADE
ANGLE
FOR RIGHT TURNS
----------------
FOR RIGHT TURNS
-----------------
EASTBOUND
-------
0.00
----------
90
20
N
WESTBOUND
0.00
90
20
N
NORTHBOUND
0.00
90
20
N
SOUTHBOUND
0.00
90
20
N
VEHICLE COMPOSITION
----------------------
-----------------------------------------------
SU TRUCKS COMBINATION
AND RV"S VEHICLES
% MOTORCYCLES
-------------
EASTBOUND
0
0
0
WESTBOUND
0
0
0
NORTHBOUND
0
0
0
SOUTHHOUND
0
0
0
CRITICAL GAPS
---------------------------------------------------------------------
TABULAR VALUES
ADJUSTED
SIGHT DIST.
FINAL
(Table 10-2)
VALUE
ADJUSTMENT
CRITICAL GAP
MINOR RIGHTS
EB
5.50
5.00
0.00
5.00
WB
5.50
5.00
0.00
5.00
-MAJOR LEFTS
SB
5.•50
5.00
0.00
5.00
NB
5.50
5.00
0.00
5.00
MIN(:R THROUGHS
EB
6.50
6.00
0.00
6.00
WB
6.50
6.00
0.00
6.00
MINOR LEFTS
EB 7.00 6.50 0.00 6.50
WB 7.00 6.50 0.00 6.50
IDENTIFYING INFORMATION
---------------------------------------------------------------------
NAME OF THE EAST/WEST STREET...... SE 25 ROAD
NAME OF THE NORTH/SOUTH STREET....-BRICKELL AVENUE
DATE AND TIME OF THE ANALYSIS..... 09-09-1994 ; PM PEAK HOUR
OTHER INFORMATION.... 1996 FUTURE TRAFFIC WITH PROJECT (WITH DIVERSI
ONS )
95- 138
B-„
HCM: SIGNALIZED INTERSECTION SUMHARY 09-12-1994
David Plummer And Associates, Inc.
--sasssssssassssaams ss:aaas:sssassaas=ass��ass=sea- ssm mm==s:asssasasa:ssse
Streets: (E-W) SE 26 ROAD
(N-S) BRICKELL AVENUE
Analyst: DPA
File Name: 26EX.HC9
Area Type: Other
9-9-94 PM PEAK
Comment: 1994 EXISTING
a�ssasassassess:=r_=-ass==ssesas:asaa as�asaaas==seass�easaaass:szssaasa=a=sears:ffisaaa
Eastbound
r-Westbound
Northbound
Southbound
L T R
---- ---- ---
L T F
---- ---- -�
L T R
---- ----
L T R
--._,_
No. Lanes
1 4<
2<
----
2 1
---- ----
2 2<
Volumes
105 697 2
257 168
555 381
186 1231 16
Lane Width
12.0 11.0
11.0
11.0 12.0
12.0 11.0
RTOR Vols 1
-----------------------------------------------------------------------
01
01
284
0
Signal Operations
Phase Combination 1 2
3 4
5 6 7 8
EB Left * *
NB Left
Thru * *
Thru
-.-- Right * *
Right
Peds
Peds
WB Left
SB Left
Thru *
Thru
Right *
Right
Peds
Peds
NB Right
EB *Right
SB Right
WB Right
Green 6.OA 30.OA
Green 14.OA 23.OA
Yellow/A-R 3.0 5.0
Yellow/A- 3.0 6.0
Lost Time 3.0 3.0
Lost Time 3.0 3.0
Cycle Length: 90.0 secsPhase
--- ---- - - - - - - - - - - - - - - - - - - - -
combination
order: #1 12 #5 06
Interseetion
- - -- - - - - - - - - - - - - - - ---- ---- ----- - - - - - - - - - - - - -
Performance Summary
Lane Group: Adj Sat
v/c g/C Approach:
Mvmts Cap Flow
----- -----------
Ratl Ratio Delay LOS Delay LOS
----
EB L 113 1693
----- ----- --- --- --
O.Ou 0.46 0.0 A 8.6 B
TR 3148 6911
0.26 0.46 9.8 B
WB TR 1156 3252
0.41 0.36 14.2 B 14.2 B
NB T 999 3457
0.61 0.29 16.6 C 18.2 C
R 438 1515
0.23 0.29 15.8 C
SB L 510 3279
0.21 0.48 10.4 B 15.0 B
TR 1648 3450•
0.84 0.48 15.6 C
Intersection
Delay 13.9 sec/veh Intersection LOS B
Lost Time/Cycle, L s 6.0
-------------------------------------------------------------------.,.,......
sec Critical v/c(x) - 0.583
95- 138
A-19
HCM: SIGNALIZED INTERSECTION SUMMARY 09-09-1994
David Plummer And Associates, Inc.
sss.�srtxasesma:ssa=aessssssssmeasa=ar..asaae�sa- a�ae--------sa=ast-r s=sa
Streets: (E-W) SE 26 ROAD (N-S) BRICKELL AVENUE
Analyst: DPA File Name: 26FUT.HC9
Area Type: Other 9-9-94 PM PEAK
Comment: 1996 FUTURE TRAFFIC (WITH DIVERSIONS)
:mom=w=s ====�wmw =Z=M= =MMMMMMOMM
Eastbound Westbound Northbound Southbound
L T R L T R L T R L T R-
---- -- - - - - -- ! ! -- - - - --- - --- - - - - ---- ---- - - - - - --- ----
No. Lanes
Volumes
Lane Width
RTOR Vols
1 4 <
326 725 2
12.0 11.0
0
2 <
320 122
11.0
C7
2 1
577 396
11.0 12.0
295
2 2 <
194 1281 17
12.0 11.0
-! - --- - - - -- - - - -- - - - - - - - -- -- - - --- -- --- - -- -- --------- - -- --- - - - -- ---------
Signal Operations
Phase Combination 1
2
3 4
5
6
7 8
EB Left
*
*
NB Left
Thru
*
*
Thru
Right
*
*
Right
Peds
Peds
WB--"'Left
SB Left
Thru
*
Thru
Right
*
Right
Peds
Peds
NB Right
EB Right
SB Right
WB Right
Green
6.OA 30.OA
Green 14.OA
23.OA
Yellow/A-R
3.0
5.0
Yellow/A- 3.0
6.0
Lost Time
3.0
3.0
Lost Time 3.0
3.0
Cycle Length:
- ------------------------------------------------------------------
90.0
secsPhase
combination
order: 11 12
#5 16
Intersection
Performance Summary
Lane Group:
Adj Sat
v/c g/C
Approach:
Mvmts
Cap
Flow
Ratio Ratio Delay
-- --
LOS
Delay LOS
EB L
113
1693
-- --- --- --
0.89 0.46 52.1
- --
E
- - - -- - !
22.1 C
TR
3150
6914
0.27 0.46 9.8
B
WB TR
1178
3312
0.41 0.36 14.3
B
14.3 B
NB T
999
3457
0.64 0.29 18.8
C
18.4 C
R
438
1515
0.24 0.29 15.9
C
SB L
510
3279'
0.24 0.48 10.6
B
16.0 C
TR
1649
3452
0.87 0.48 16.8
C
Intersection
Delay - 18.0 sec/veh Intersection LOS - C
Lost Time/Cycle,
------------------------------
L - 6.0
sec Critical v/c(x)
-----------------------------------------
0.666
95- 1.38 /�/
HCM: SIGNALIZED INTERSECTION
SUMMARY 09-09-1994
David Plummer And Associates, Inc..
a-�s-�mm����ones�a=-maes�s-:�=oa=-m=�n=�¢r�.------��asasrss-••�� -
Streets: (E-W) SE 26 ROAD
(N-S) BRICKELL AVENUE
Analyst: DPA
File Name: 26PROJ.HC9
Area Type: Other
9-9-94 PM PEAK
Comment: 1996 FUTURE TRAFFIC
WITH PROJECT (WITH DIVERSIONS)
was-m-ma�a�x��nassst=sr-saes�sa�sa�;�-----ae a-ass�axees�s
Eastbound
Westbound
Northbound
Southbound
L T R
L T R
L T. R
----
L T R
---- ---- ----
No. Lanes
-- ---- ---w
1 4<
--- ---- ----
2<
---- ----
2 1
2 2<
Volumes
328 725 2
320 124
569 396
195 1289 17
Lane Width
12.0 11.0
11.0
11.0 12.0
12.0 11.0
RTOR Vols
1 01
01
---- - -- - - -
295
----- -----------
0
- -------------
- r- --- - - -w -------- - - - - -- - ---w-
Signal operations
Phase Combination 1 2
3 4
5 6 7 8
EB Left * *
NB Left
Thru - * *
Thru
Right * *
Right
Peds
Peds
WB Left
SB Left
Thru *
Thru
Right, *
Right
Peds'
Peds
NB Right
EB Right
SB Right
WB Right
Green 6.OA 30.OA
Green 14.0A 23.OA
Yellow/A-R 3.0 5.0
Yellow/A- 3.0 6.0
Lost Time 3.0 3.0
Lost Time 3.0 3.0
Cycle Length: 90.0 secsPhase
combinat
on order: 01 12 15 16
-------------------------------------------------------
Intersection
7---------------
Performance Summary
Lane Group: Adj Sat
v/c g/C Approach:
Mvmts Cap Flow
-- ----
Ratio Ratio Delay LOS Delay LOS
----- ----- ----- --- ----- ---
-------
EB L 113 1693
0.91 0.46 58.1 E 23.8 C
TR 3150 6914
0.27 0.46 9.8 B
WB TR 1178 3312
0.42 0.36 14.3 B 14.3 B
NB T 999 3457
0.65 0.29 19.0 C. 18.6 C
R 438 1515
0.24 0.29 15.9 C
SB L 510 3279'
0.25 0.48 10.6 B 16.3 C
TR 1649 3452
0.88 0.48 17.1 C
Intersection
Delay - 18.7 sec/veh Intersection LOS - C
Lost Time/Cycle, L - 6.0 sec Critical v/c(x) - 0.672
-----------------------------------------------------------------------
95- 138
APPENDIX C
FLORIDA DEPARTMENT OF TRANSPORTATION
LEVEL OF SERVICE TABLES
95- 138
GENERALIZED TWO-WAY PEAK HOUR VOLUMES FOR FLORMA'S
URBANIZED AREAS*
STATE TWO-WAY ARTERIALS
UNDO' ILRUP'f?;D FLOW
Crow A (lost then OJO aifrmliead Intersections per mile) (Warelep psi
a •'p1eau'lis smallide a fecal►yM ualotwvupud p+etlo" Sad
the porileoa ouh,," is oaprolty modealsu should be
ovahwal New 1
Lana&
Level of'atvtas
Divided
A
a
C
D
t
2 Udiv.
410
Woo
1.480
1 A20
2150
d Div.
LAW
2J40
2340
0.490
4,670
6 DIV.
1.400
Sim
slow
Sim
GNA
6 Div.
1.111110
4.W
94M
7,340
Ugo
WmRRUPTED F1,OW
Cresrs ti MAO is 2.49 d6rtallaed intarseetione PW mild
Lnw
Laval of Itemse
Divided
A•• ti
C
D"
! •'
2Undiv.
1,060
�'
-1J40
1.460
1.490
4 Div.
• S 2a60
2.100
0.110
3.110
6Div.
2,670
4.400
4400
400
tDiv.
41AW
5.440
$.no
6.710
Crwup C CM to 4JO li fnallsed intarloni ne Par milol
1,411A,e,
Divided
;Etas•.
4 Div.
6 Div.
t Div.
Laval of 2ervin
A« 0« C
so
I Jto
2J50
0,440
D
1=0
2A70
4.100
6.h70
t
Ixo
ILM
4.440
9Xm
Crw,p D (mare than 4.56 iensliad Intarssuute per, mile and net within
primary city surivW business di"d d ttrleniaed
wan war &MAN)
Lord
Laval d Some*
Divided
A« 0•• C«
D
t
2 udiv.
1,020
I jw
4 Div.
2.240
2220
4 Div.
0.410
4.210
2 DIV.
4290
5190
C
L
A
2
5
1
FREEWAYS
Crsay 1 Iwithin urbstalsd arm aver 600A00 ad leading to w within
t moot of primary city asntnl business difu*0
lama
Lsv41 of suviae
A
8
C
D
t
4
2.280
2420
6A20
Cm
GAN
t
2.420
L250
?AM
0,100
9.790
0
4J70
7440
10.100
12.120
12A60
10
6,710
SAM
12,1140
15470
16110
12
$470
loom
14J60
17,720
19.070
14
7AN
11.700
lsim
20340
MAN
Crwtq 2 (within tutanised area and ant In Gm* 1)
Lure
tarot at 2amoe
A
D C
D
4
2150
2,420 4J90
6,210
6
0,240
6.160 7,240
2270
a
4.450
UA6o 9.700
IIA20
10
6J1110
8"o I2.220
14.7F0
12
GAN
10530 14,300
17170
14
73"
11.090 16.780
19.of4
NON -STATE ROADWAYS
26MOR CITIPCOUNTY ROADWAYII
lArA w
Laval at$own
Divided
A••
stir•• C
D
2udiv.
no
it0
4 fhv.
2.160
UP,0
t Div.
6,220
4A:0
OTHER 61CNAL=D ROADWAYS
lsipialirad IntemenMn arrlrole)
lanai
Loral d lervies
Divided
A••
II•• C
D
2 Udiv.
480
$a
4 Div.
1.060
2=4
Graeae E fawn that, 4A0 dgmiliad lnwsaetlone per mile and wiL iln
primary, oily sonwel business dletnat d urbaniand
C
one sir GNAW)
L
A
Lama/
L..ol dlaevko
6
D1vYd
A•• D•• Co. D
t
S
2udly.
- 1.1fi0
1.=
4 Dlr.
2J20
2J20
III
0 Div.
3Jeo
4.210
0 Div.
4210
6190
t
SAN
9AN
12.710
16J00
118,578
t
Soo
2M
A=STh[.NTS
DIVID11104 11VIDRD
(oltw asompwdint twmwsq volume Imflestad paeeat)
Lens
Modian
Loll Turn Kaye
Ad) meant /lnen
2
Divided
Yee
• ii
2
Undiv"
No
• 16s
Multi
Utdlvidd
Yea
• 6f
Muhl
Undivided
No
• 20ti
ONE-WAY
(altar earmissriding twaway volume Indicated Pas notI
OINWay,
Cwrsepedbt6
Adiwimmit
lame
Tips -Way Lenes
rmw
2
4
•40s
2
6
-40%
4
t
• 40%
6
6
•26%
• The tabis does not omnitula a standard and should bourd only for rsrrnl pisnrung apousu rw. The eamputar models from whYh tJoa taale is donved Should Its uotd
for son speclM ptaruun2 appostiena The table and denvia4 eesnputer madals should meat be used for eantdw w lamroartles dowe% whom men NBned taahnislaos ameL
Values shrwn an twawelL hwMy volumes bard an the 15" Iliphosy Cop mty Manual ad nlwide to i6 readsq ad siprliati n data. TO maven u annual 6orsts
dai'y.tralik val. n -w; theavalum must be divided by as apptropnote KI00 fesw (Wanting dense woo pear Y daly tn(5c suet a IC 00 suet be 0" The uble's Input
eiahr asnanpu, n4 lava) of =Mae anisro appear on the back.
Camas be aah.
•'a Volumes an "srar"le beraur mtarsortlan npSaum an naehd. 9 % !� Q 1TWP
fans nerlda Dopanmoni elTnngenallem. 1911. V V QV W12102
CAPACITY AND LEVEL -OF -SERVICE Page-3
--- - - - -- - - - - - -- - - - - - - -- - - - - - -- - - -- ----- -- - -- - - - - - -- --- - - -- --- --------
POTEN- ACTUAL
FLOW- TIAL MOVEMENT SHARED RESERVE
RATE CAPACITY CAPACITY CAPACITY CAPACITY
MOVEMENT v(pcph) c p M SH (pcph) c (pcph) c (pcph) cR SH- c v LOS
------- -------- ------------- ------------ ---
MINOR STREET
EB LEFT
0
95
72
72
72
THROUGH
0
115
105
105
105
RIGHT
31
430
430
430
400 B
MINOR STREET
WB LEFT
0
95
83
83
83
THROUGH
0
115
105
105
105
RIGHT
165
695
695
695
530 A
MAJOR STREET
SB LEFT 52 377 377 377 325 B
NB LEFT 0 185 185 185 185
IDENTIFYING INFORMATION
-------------- -----------------------------------------------------
NAME OF THE EAST/WEST STREET...... SE 25 ROAD
NAME OF THE NORTH/SOUTH STREET.... BRICKELL AVENUE
DATE AND TIME OF THE ANALYSIS..... 09-09-1994 ; PM PEAK HOUR
OTHER INFORMATION.... 1996 FUTURE TRAFFIC WITH PROJECT (WITH DIVERSI
ONS )
95- 138 //5
DAVID PLUMMER & ASSOCIATES, INC.
CONSULTING ENGINEERS AND TRANSPORTATION PLANNERS
December 29, 1994
Ms. Adrienne Friesner-Pardo
Greenberg, Traurig, Hoffman, et.al
1221 Brickell Avenue, 23 Floor
Miami, FL 33131
Re: 2475 Brickell Avenue - #94165
Dear Ms. Pardo:
We have completed our reanalysis of the subject project. The original application requested a
maximum of 148 units of high-rise residential condominium. The applicant would now like to
increase the project to 168 units. The additional units can be built without any significant
change or degradation of the operating conditions on the area roadway network, water supply,
sewer or solid waste. These results are based on a thorough and complete reanalysis of
operating conditions taking into account the additional units.
TRAFFIC IMPACT ANALYSIS
Intersection Capacity Analysis
Additional trips from the added units were assigned to each of the intersections in the
September 13, 1994 report. The resulting peak hour capacity analysis resulted in no significant
changes in delay or level of service.
Link Capacity Analysis
Peak hour level of service analysis was conducted on each of the links in the. September report
taking into account the trips from the additional units of proposed development. No significant
impact is indicated in the analysis.
Pedestrian/Bicycle Impacts
The additional units will create an increase of approximately two percent of the peak hour
traffic on NE 25 Road. These added trips will not adversely affect the already low number
of pedestrian (bicycle)/vehicular conflicts created by the subject project.
95- 138 /1
i��p�
Ms. Adrienne Friesner-Pardo
Re: 2475 Brickell Avenue - #94165
December 29, 1994
Page 2
SITE UTILITY STUDY
Stormwater Drainage
The increase in the number of units does not effect the stormwater discharge since the
expansion will not change the total area of rooftop, driveways and pedestrian walk areas.. The
approximate locations of the proposed wells will remain the same as in the September 13, 1994
report.
Water Distribution Master Plan
The reanalysis indicates that the proposed 12" water main on SE 25 Road would be sufficient
to supply water to the larger development.
Sanitary Sewer Master Plan
The increase in units will ne• change the results of the September Study. When the sewer
connection across Biscayne ;,is brought ,on-line (in May, 1995), the current development
moratorium will be lifted.
Solid Waste Generation
The solid waste generation will not significantly increase with the additional units.
Please call if you have any questions or require additional information.
Sincerely,
Kenneth J. Cox, PE
KJ C/ k h -Oc i94\94 l 65 [A 1
cc: Mr. Christopher Hewett
Mr. Robert Schermer
112
t
95- 138
CHATEAU MERITAGE
MAJOR USE SPECIAL PERMIT
SITE UTILITY STUDY
Project #94165
Jul94/94165R01
September 13, 1994
Prepared by:
David Plummer & Associates, Inc.
4225 Salzedo Street
Coral Gables, Florida 33146
011-7
95- 138
SITE UTILITY STUDY
CHATEAU MERITAGE CONDOMINIUM
I. DRAINAGE
A. Drainage Area Details
The site consists of six and a half adjacent lots for a total area of
approximately 2.41 acres.
Development will produce approximately 85 % impervious area and 15 %
.pervious area. Stormwater discharge will consist primarily of rooftop,
driveway and pedestrian walk area run-off.
Site drainage can be summarized as follows:
Total Gross Impervious Open Space or Surface
Lot Area Surface Landscaped Areas Retention
2.41 2.05 0.36 acres 0
B. Existing Drainage System
Brickell Avenue has City of Miami and FDOT drainage systems. Southeast
25 Road has a City of Miami drainage system.
Presently the site run-off drains into the ground on -site. The existing
systems are adequate for the present conditions.
1
95- 138
C. Proposed Drainage System
After development of the site occurs run-off will continue to be retained
entirely on -site.
1. On -Site Drainage
The conceptual drainage plan calls for all site run-off to be collected
and routed through a stormwater system and subsequently to flow into
the Biscayne Aquifer through drainage wells.
Run-off from impervious surfaces will be collected in catch basins and
routed by pipes to detention tanks. See Exhibits 2 and 3 for water
control structure and catch basin details.
The run-off will discharge through the drainage wells into the
Biscayne Aquifer.
The approximate location of the proposed wells is shown in Exhibit
1.
If necessary, pumps will be used to discharge collected run-off into
the drainage retention tanks and wells.
95- 138
All parking for the project is covered, however, the retention tanks and catch
basing collecting run-off from driveways and loading areas will incorporat,
oil and grease traps.
2. Off -site Drainage
This proposed project will contain stormwater run-off on the site, as
opposed to allowing the stormwater run-off to drain onto surrounding
streets. Therefore, off -site drainage structures will not be necessary
since the -project does not use the existing off -site systems in Brickell
Avenue and SE 25 Road.
IIa WATER DISTkMUTION, MASTER PLAN
The anticipated average and peak daily water flows have been calculated and listed
in Table 2. The existing distribution system has been researched and shown af;::
with proposed water lines in Exhibit 4. A single connection is proposed to the
water line on Brickell Avenue by installing a new 12" water main in SE 25 Road
to cover the full frontage of the property.
The recommendations and comme:.:, from Miami -Dade Water and Sewer Department
have been incorporated into the Water L ,ribution Master Plan. No on -site supply
wells or internal water supply systems are proposed for this project.
f 3 95- 138
2 R A
III. SANITARY SEWER MASTER PLAN
The average and peak daily flow
anticipated for this
project
have been
calculated
based on the latest information
from Miami Dade
Water
and Sewer
Authority
Department. These average and peak flows are listed in Table 2. The current
moratorium on sewer connections should be lifted in May, 1995 when the Biscayne
Bay crossing is brought on-line. The existing sanitary system was researched and
shown along with proposed connections. Exhibit 5 reflects the project area proposed
improvements. A single connection is proposed to the sanitary sewer line in the
easement on the north side of the property.
IV. SOLID WASTE GENERATION
The projected daily volumes of solid waste generated by Chateau Meritage are
summarized in Table 3. Generation rates were determined from data summarized
by Metro -Dade County Department of Solid Waste. Solid waste generated will be
placed in standardized on -site containers for refuse and recyclables per City of
Miami Code, for regular pickup by private hauling companies and/or the City of
Miami Solid Waste Department. The solid waste will then be transported to Metro
Dade County's Disposal Facilities. Actual waste pick-up locations will be shown
in the architectural plans.
4 /023
95- 138
TABLE 1
CHATEAU MERITAGE
DRAINAGE CALCULATIONS
Drainage Area - Building Site
1. Total Gross Lot Area - 2.41 Acres
A. Impervious - 85 `X or 2.05 acres
B. Pervious - 15 % or 0.36 acres
2. Average Runoff Coefficient - (.85) ((.9) + (.15) (.3) 0.81
3.' Design Storm - 5 year
4. Time of Concentration - 10.00 min.
5. Rainfall Intensity - 6.10 in/hr
6. Peak Runoff (Q) = CiA - (.81) (6.10) (2.41) = 11.9 CFS
Assume each 24" diameter drainage well flows at 650 gpm per foot of head - using 3 feet of head:
3 x 650 gpm = 1,950 gpm per well
1,950 gpm = 4.31 CFS
Number of Wells Needed:
(Peak runoff) _ 11.9 CFS Q 2.76
(Fiow per well) 4.31 CFS
Provide - 3 - 24" diameter wells
Detention Tank Dimensions:
Providing 1 1A minute detention time of storage in tank.
Volume of tank required to handle 1,950 gpm for 1.5 min.
1,950 gpm x 1.5 min. = 2,925 gal/tank or 391 CF each.
Provide 3 tanks each with the following interior dimensions:
6' (width) x 7' (height) x 12' (length) = 504 CF
Provide-3 tanks w/504 CF volume each
Notes:
1. CFS = cubic feet per second.
2. gpm = gallons per minute.
a � .
TABLE 2
CHATEAU MERITAGE
ANTICIPATED AVERAGE DAILY FLOWS
WATER DISTRIBUTION
Condominium Units - 148 DU x 200 GPD/U = 37,000 gpd
Average Flow = .0370 mgd
Peak Flow = .1295 mgd
ANTICIPATED AVERAGE DAILY FLOWS
WASTEWATER
Average Flow = .0370 mgd
Peak Flow = .1295., mgd
Notes:
1. No industrial wastewater is anticipated to be generated.
2. Peak flow uses a factor of 3.5 times average flows.
3. gpd = gallons per day
mgd = million gallons per day
Source: Miami Dade Water and Sewer Authority Department
95- 138 IP25
TABLE 3
CHATEAU MERITAGE
SOLID WASTE GENERATION
Condominium - 148 DU x 8 lbs per day/unit 1,184 lbs
1,184 da 0.59 tons
Y Y
Total Anticipated Sollaaste Generated:
- 7 cu. vds. z 0.59 tons = 4.13 cu. yds.
ton day day
Source:
Metro -Dade County Department of Solid Waste
95- 138
:i
EXHIBITS
95- 138/�
SE 23rd Road
9
oral"
Well and
Tank
Building
Drainage
Well and foolprlal
Tank
Dralnase
Weil acid
Tank
T
SE 2Slk Road
LIA 95- 138 Eab
MASTER 9'
f CHATEAU MERITAGE DRAINAGE (PLAN
(00"�
POLLUTION RETARDANT BASINS: BAFFLE TYPE
I
BRICKED M GRADE
w
ti
(44
PRODUCT DESCRIPTION
i
t
THESE STRUCTURES ARE USED TO TRAP FLOATING POLLUTANTS ON
138
THE UPSTREAM SIDE OF THE BAFFLE THE BAFFLE WALL IS POURED
SEPARATELY AND IS GROUTED INTO A KEYWAY WHICH IS CAST INTO
THE WAIL SECTION. THIS STRUCTURE IS USUALLY THE LAST
STRUCTURE BEFORE THE OUTFALL IN A POSITIVE DRAINAGE SYSTEM.
SoarcoM.S. Precast Corp.
Es>slblt 2
dP�
CHATEAU MERITAGE
WATER CONTROL
STRUCTURE
'•"s
a 1 %Q. (BARS
I 4—
IL
'S DIAG BARS--.
t
' S BARS, 6"C-C
I(EACH WAY) -
�. --- -1
PLAN A ...,ARSI6"OC PLAN %8'
EACH WAY(MIN.)
_ �4D,N� z (ROUND or SQUARE TOP SLAB DETAILS
SEE NOTE L SECTION •05 BARS, 6"OC
(SEE NOTE 8) SQUARE
BARS FOR
SQUARE AND
FRAME a GRATE CATCH BASIN PV'MT ROUND BOTTC
1 (SEE SD23) 1 1 C (SEE SD25)
LEVELING
COURSE
TOP SLAB
(SEE DETAIL)
t UN or SQUARE) 6''MIN.
I A SMOOTH LINE
d (SEE NOTE 4) OF MORTAR
oa 15"PIPE
3 TO DRAIN
N W INLET
w
CL
I =°3 BARS,12'L'C
EA.WAY, or ta6"
J'WIRE MESH/
GROUT 2'COVER
TYPICAL SECTION
l
Source: Metro -Dads Public Works Dept. (6/4/86)
4
PLAN W
�1
d PLAN IBI ww PSI w t. `USE tw onn SECT.
(MINIMUM) AS MAM '
SECTION
BOTTOM SLAB
QETAI LS
°S' CLR. IF CAST -IN -PLACE '
NOTES: I
I. CAST TOP SLAB TO FIT WALL USED. !
2. TONGUE & GROOVE REINFORCED CONCRETE PIPE A.S.T.M. i
DESIGNATION C 76 CLASS M.
3. BOTTOM SLAB MAY BE PRECAST OR POURED -IN -PLACE. I"
PLAN '8' REINFORCING MUST BE USED WHEN ROUND.
RISER IS POURED INTEGRAL WITH BOTTOM. !
4. PIPES MAY EXTEND INTO CATCH BASIN A MAXIMUM OF
3.
5. USE 3,000 psi CONCRETE. (MINIMUM)
6. MAXIMUM CONCRETE PIPE SIZE 24".
7. MORTAR SHALL BE AS SPECIFIED IN SUB -ARTICLE
320.02 f .
8. A SMOOTH LINE OF MORTAR T THICK INSIDE AND
OUTSIDE.
CATCH BASIN PVM T
SO-2.5
CATCH BASIN CONS1'.
SEC.350
CATCH BASIN FR.8 GR
SO-23
ITEM
CROSS
REF.
SPEC.
REF.
CHATEAU MERITAGE
CATCH B�IN138
SE 23rd Road
+r�
Legend
Fire Hydrant
Proposed Water Main
v
SE 25tb Read
Connect Into now
12'. Water Main 9 5 - 13 8 /
dP� I CHATEAU MERITAGE
E:6161t 4
MASTER 94165 }
WATER PLAN
i
E 23rd Road
I
Legend
o Proposed Sanitary
Sever Manbole
Proposed Sanitary
Sever Line
Connect into existing
15 San. Sr. Exist. 15' San. Sr.
BYliding
Footprint I j
SE 25tb Road
MASTER SANITARY 94165
® CHATEAU MERITACE ' -
P SEWER PLAN
95- 138
95_ 138
/33
t It
Sharpton, Brunson & Company, P.A.
CERTIFIE PUBLIC ACCOUNTANTS ONE SOUTHEAST THIRD AVENUE. SUITE 2100. MIAMI, FLORIDA 33131
TELEPHONE: (305) 374-1574 / FACSIMILE: (305) 372-8161
December 30, 1994
Mr. Robert E. Schermer, Jr.
PRINCIPAL
Meritage Properties, Inc.
2600 Douglas Road, Suite 900
Coral Gables, FL. 33134
Dear Mr. Schermer
As a supplement to our report, dated September 6, 1994, on the
Economic and Tax Benefits to the City of Miami resulting from the
2475 Brickell Avenue Project, you have asked us to evaluate the
impact of increasing the number of apartment units to 168.
While not every economic output indicated in our original report
would increase in direct proportion to the proposed increase, it
is reasonable to assume that overall output would experience a
positive effect on the economic benefits to the City of Miami.
If you have any questions regarding this supplemental report or
our original report, please feel free to call us.
very truly yours,
Dar Wharpton, C.P.A.
/3 i�
Y - -) J
95- 138
2475 BRICKELL AVENUE
REPORT ON THE ECONOMC AND TAX
BENEFITS TO THE CITY OF MIAAH
r•
har ton Brun an S p Brunson &Comp y, P.A.
Certified Public Accountants
.� - 138
2475 BRICKELL AVENUE
REPORT ON THE ECONOMIC AND TAX
BENEFITS TO THE CITY OF MIAMi
Prepared for Chateau Meritage Ltd.
by
SHARPTON, BRUNSON & COMPANY, P.A.
One Southeast Third Ave.
Suite 2100
Miami, Florida 33131
(305) 374-1574
r
September 6, 1994
95-- 138
2475 BRICKELL AVENUE
ECONOMIC IMPACT ANALYSIS
TABLE OF CONTENTS
SUMMARY OF BENEFITS
INTRODUCTION, OBJECTIVE AND DEFINITIONS
Introduction
Objectives
Definitions of Economic and Tax,Impact
Measures of Economic Impact
Description of Results
THE PROJECT OVERVIEW
DISCUSSION OF THE RESULTS OF INDICATOR
Impact Indicators
Results of Indicators
Impact of Construction
Impact of Operations
Impact on Local Tax Revenues
RESULTS OF THE ANALYSIS BY INDICATORS
Employment
Wages
Output
Taxes
CONSIDERATIONS
Public Sector Cost
Impact Fees
SUMMARY AND CONCLUSIONS
EXHIBITS
PAGE
1
95- 138
3
4
6
6
7
8
8
9
9
9
10
11
12
13
15
15
Ti
17
13
2475 BRICKELL AVENUE
SUMMARY OF BENEFITS
Significant Community Benefits:
• Jobs
• Wages
• Taxes
• Economic Activity
Resident and Visitor spending impacting to Local Businesses:
• Food
• Recreation/Entertainment
• Transportation
• Retail
1
9.5- 138
2475 BRICKELL AVENUE
SUMMARY OF ECONONIIC WPACT (BENEFITS)
The following table summarizes the economic impact of the 2475 Brickell Avenue development:
Construction
Period
IMRct
-.
Annual
Big
Economic Activity Stimulated:
Output
$58,807,683
$1,214,055
Taxes
1,265,864
1,169,644
Wages
2,630,433
264,600
Total
$62,7039980
$296489299
Jobs created
64
15
J
95- 138
.r
1140�- 95- 138
2475 BRICKELL AVENUE
INTRODUCTION, OBJECTIVES AND DEFINITIONS
Introduction
This document represents an in-depth economic and tax benefits analysis of the development and
operation'of a luxury condominium project located at S.E. 25th Road and Brickell Avenue (the
Project). The Project is 128 luxury condominiums in a 28 story building. —
The site contains 2.41 gross acres with the building being on 1.64 net acres.
The actual number of condominium units constructed may be as high as 148, but in the interest
of conservatism, we have used 128 units throughout this report.
This analysis encompasses the entire Project and estimates the economic and tax benefits for both
the development and operational phases of the project.
QbJectlyg�
The objective of this analysis is to provide information on the various benefits created by the
Project and to prepare an estimate of such benefits to Miami, Florida (the City).
Our analysis is based on an economic model which estimates economic and tax impacts of
various projects on a designated area. The model is specifically tailored to the economy of The
City of Miami.
Definition of Economic and Tax Impact
The construction and subsequent operation of the Project will create important benefits v Ain
Greater Miami. These benefits include new income, new jobs, new tax revenues and new
economic activity impacting upon every sector of the local economy. Moreover, through the
multiplier effect of respending and reinvesting, indirect economic benefits are added to the direct
benefits brought about by initial construction expenditures and the expenditures from
maintenance of the condominium units.
95- 138 /a/
2475 BRICKELL AVENUE
INTRODUCTION, OBJECTIVES AND DEFINITIONS
Direct and Indirect Effects
The total economic impact of public and private projects and policies on a region do not end
with the impact from the initial construction expenditures; the continued benefits to the local
i
economy must also be considered. Salaries to firms furnishing construction materials and
services is subsequently converted into employee salaries, material purchases, investment in plant
and equipment, savings, profits, purchases of services, and a variety of other economic
activities. - Income to laborers is subsequently respent for purchases of food, housing,
transportation, entertainment, education, medical and dental services, clothing, personal services,
and a wide variety of other goods and services.
Income to governmental units is respent as salaries, purchases, and support of a variety of
programs, including education, transportation, and social services. In turn, individuals, firms,
and governments furnishing these goods and services again respend their income for more
purchases, salaries, investments, and savings. In this manner, indirect benefits result each time.
the initial sum is respent, and the additional sum available in the local economy induces further
job creation, business development and savings.
Quantification of these indirect benefits has been the object of considerable economic study.
Because economic relationships are so complex in our modern society, no single area or political
unit is a completely self-contained economic unit. Therefore, purchases from other areas and
political units. are necessary, and goods and services are exported in return. As purchases are
made from other units, some of the benefits of economic respending are lost to the local
economy. Ultimately, a smaller and smaller portion of the initial sum would remain, until, after
several rounds of respending, an insignificant sum is left.
The indirect effects can be viewed as a set of "ripples" in the economy. Indirect, like direct,
resources require labor, materials, equipment and services for their production to induce further
jq�job creation and spending of wages.
95- 138
2475 BRICKELL AVENUE
INTRODUCTION, OBJECTIVES AND DEFINITIONS
The "ripple" impact of the indirect effect multiplies the original impact of the purchase. The
common measure of the magnitude of the "ripple" effect is called a multiplier. A multiplier
measures the total magnitude of the impact on each particular economic indicator as a multiple
of the initial, direct effect. For instance, a multiplier of "1" would signify no "ripple" effects
as the total impact was 1 times the initial impact, while a multiplier of "2" would imply that the
total impact was 2 times the direct effect.
The actual magnitude of a multiplier depends on the likelihood the goods and services purchased
in a region would be produced in, or provided from the region.
The model we used to estimate the total economic impact incorporates a multiplier developed
by utilizing past consumption and production patterns in The City of Miami.
Measures of Economic Impact
Various measures can be used to indicate the impact of a policy or project on a region.
Specifically, for this study, they are the changes (increases) in local employment, wages, tax
revenue and output that result. Definitions of these measures are as follows:
• Employment is measured in full -time -equivalent jobs.
• Wages include wages, salaries, and proprietors income only. They may include
non -wage compensation, such as pensions, insurance, and health benefits. Wages
are assumed to be expended by households at their place of residence.
• Local Taxes include additional revenues from both ad valorem and non ad
valorem assessments.
j 95- 138.
Output describes total economic activity, and is essentially equivalent to the sum
of direct and indirect, expenditures (exclusive of wages and taxes). `
i
BR
JNTRODUCTION. OBJECTIVES AND DEFINITIONS
Description of Results
For the purpose of describing the total economic benefits of the Project, the related expenditures
i have been broken into two categories:
(1) Development
(2) Operational
P-gv,elomentaI expenditures include those expenditures related to the design and construction
phase of the Project and related amenities.
Operational exp&nditures are those. expenditures incurred in connection with the ongoing
operation of the condominium complex.
J
95- 138
.J
2475 BRICKELL AVENUE
PROJECT OVERVIEW
THE PROJECT
The proposed Project is a 128 unit luxury condominium located on a 1.64 nef acre parcel at S.E.
25th Road and Brickell Avenue. The site contains 2.41 gross acres. Construction is expected
Jto commence by June 1, 1995. The construction period is expected to be 18 months.
Occupancy of the constructed units is expected to begin no later than May 31, 1997. The units
are expected to be sold at a rate of between 6 and 7 per month at a cost of approximately $205
per square foot.
The actual number of condominium units constructed may be as high as 148, but in the interest
I
of conservatism, we have used 128 units throughout this report.
I
I
I
i
I
i
I
i
I .
9.5- 138
J
i
2475 BRICKELL A3MMM
tJSCMTON OF THEi :,'
95- 138 ILI 7
2475 BRICKELL AVENUE
DISCUSSION OF THE RESULTS OF THE ANALYSIS
Impact Indicators
We measured the project's impact on four commonly -used indicators of economic activity.
Those indicators are: --
• Jobs
• Wages
• Total output
• Local taxes
Results of Indicator,
The economic indicator most commonly measured, and publicly reported on to gauge the
economic impact of a public project is output. The impact of a project on the indicator ou ut
is often referred to as the project's economic impact.
Exhibits I - III detail the Project's direct and indirect impact on the above economic indicators
r
for Greater Miami. A summary of such impact follows:
Development
Employment
Wages
Output
Taxes
Total
One - Time
Direct
64
$2,630,433
$301995,662
$1,265,864
$34,8919959
Indirect
27,812,021
27,812,021
Total Development
Impact
64
2,630,433
58,807,683
192659864
629703,980
Operational
Annual
Direct
15
264,600
617,400
11169,644
2,051,644
Indirect
596,655
596,655
Total Operational
Impact
15
264,600
192149055
1 1,169,644
L96489799JI
95- 138
2475 BRICKELL AVENUE
DISCUSSION OF THE RESULTS OF ANALYSIS
Ihnoact_of Construction:
The approximately $31 million for site preparation and construction expenditures within Greater
Miami would create approximately 64 new full time equivalent jobs with the maximum number
of 89 workers employed during peak periods. The workers will earn approximately $2.6 million
in wages. These jobs will primarily be in the construction, transportation and related service
industries.
As can be seen in the above chart, spending for site preparation and project construction would
result in a total estimated impact of $61 million dollars. This impact consists of the effects of
both the direct site preparation and project construction expenditures, including wages, and the
multiplied effects of resulting indirect benefits.
Impact of Ongoing Operations
As a result of the on -going operations of maintenance and security for the 128 condominium
units, Greater Miami will gain approximately 15 new, permanent, full-time equivalent jobs.
The workers who obtain these positions will earn approximately $265 thousand annually.
The total expenditures for the Project's operations will provide a new, permanent impact of $1.5
million annually to the City's economy. This impact consists of the effects of the direct
expenditures from the maintenance and security of residential units as well as the multiplied
effects of such spending thus creating indirect benefits.
J
Impact on Local Tax Revenues
As a result of the construction and operation of the Project, various state, county, and city
governments and agencies would gain a one-time tax revenue increase of $1.2 million and an
estimated annual tax benefit of $1.1 million. The specific entities receiving these tax revenues
are shown on page 14.
95-
138
2475 BRICKELL AVENUE
DISCUSSION OF RESULTS BY ECONOMIC DWICATOR
95-- 138
r
2475 BRICKELL AVENUE
DISCUSSION OF RESULTS BY ECONONIIC INDICATOR
Our analysis of the economic and tax benefits of the Project was done by each major phase of
the project. We identified the major phases to be development and operations. This analysis
determines the economic benefits to The City of Miami by identifying suctr*benefits for each of
the phases. The effect on economic indicators used to measure benefits (employment, wages,
output and taxes) were computed for each phase
Em—tlo
Employment is. one of the most important economic benefits of the development. It is one of
the most accessible and direct benefits for The City of Miami residents and is a primary means
by which development, operations and maintenance expenditures generate indirect economic
benefits. A portion of this employment occurs on -site in the form of short-term development
and marketing activity, and a portion is longer term employment derived from on -going
operations. Further employment is generated off -site by expenditures of the condo owners in
area businesses.
Additional on -site employment is a result of the on -going operations (maintenance) of the
management company and the related sales, marketing and administrative efforts.
As can be seen in Exhibit 1, total short term (Developmental) employment will average 64
employees over a two year period and the total on -going employment will average 15. The total
on going positions can be summarized as follows:
• Management
• Security/Police
• Parking
0 Maintenance and Clean -Up
2475 BRICKELL AVENUE
DISCUSSION OF RESULTS BY ECONOMIC INDICATOR
From statistical data obtained from the Tourism Department, residents spending in The City of
Miami is classified into various expenditure categories. These include:
• Eating/Drinking
• Auto Rental
• Service Station
• Retail
• Grocery
• Other Transportation
• Recreation
Although it is known that these expenditures will be made, in the interest of conservatism, we
did not include same in this report. We took this approach because we believe it would be
difficult to contend that a majority of the purchasers of this Project will come from out of town
rather that other parts of the city or county.
Wages
The computation of wages are a direct by-product of employment. As discussed in the above
section, both on -site and off -site jobs are created. These jobs were both temporary and
permanent in nature.
To compute the wages associated with the new employment we started with budgeted data
directly related to the development and operations of the Project.
Employment created, such as construction related employment, was obtained directly from
construction estimates. These numbers were tested for reasonableness.
1,52
95- 138
2475 BRICKELL AVENUE
DISCUSSION OF RESULTS BY ECONOMIC INDICATOR
Qutout
Total output generated as a result of the development and operations of the Project is caused by
the following type of expenditures.
• Developer cost expended in Miami (100%)
• Annual operational expenditures of Management Company
• New spending in Greater Miami by ' residents, visitors, employees and
business owners
Exhibit 2 shows a summary of the development cost expanded, in Greater Miami and of
operational expenditures made in relation to the on -going maintenance of the Project.
To incorporate the impact of dollars being respent and/or reinvested in The City of Miami, a
multiplier was applied to total direct output. A multiplier of 1.9664 was used to determine total
direct and indirect output created by the Project. The multiplier was obtained from the Dade
County Planning Department. We tested the reasonableness of the multiplier used by comparing
it to both economist and the South Florida Regional Planning Council.
Direct output from the development phase of the Project is primarily a result of develolier costs.
This cost consist of land acquisition *and site preparation, soft cost and hard cost which includes
construction. To determine the total direct output we determined what development cost
specifically was expected to be or had been spent in Greater Miami.
J
To incorporate the effect of respending and reinvesting in Greater Miami We applied a multiplier
to the total direct output. This created total output created from the development phase of the
Project. This multiplier indicates that for every $100 spent in Greater Miami another $96.64
will be respent or reinvested in Greater Miami.
Total direct output exclusive of wages during the development phase is $30,995,662. Total
indirect output created by the direct respending in Greater Miami is $27,812,021. Thus total
15.�o
Greater Miami Output from the development of the Proiect is $58.807.683. 9 5 — 138 —�
2475 BRICKELL AVENUE
DISCUSSION OF RESULTS BY ECONOMIC INDICATOR
The final component of output results from the direct operating expenditures of the condominium
units and the indirect benefits created as a result of the multiplier effect on direct output.
The Developer provided us with an annual operating budget for the maintenance of the condo
units. An overall assumption was made that all maintenance expenditures would be spent
initially in The City of Miami. The total operating expenditures incorporate all estimated
expenses of operations for the condos units except for wages. The impact on wages was
measured separately as an economic indicator.
To incorporate the potential responding and reinvesting in Greater Miami, the multiplier effect
was measured. By applying a multiplier of 1.9664 to the total direct output from operating
expenditures, we determined total output (direct and indirect) from on -going operating
expenditures.
Total direct output created from operating expenditures is $617,400. Total indirect output
created from operating expenditures is $596,655. Total output created from ongoing operations
is $1,214,055.
Local Ta?�g,�
A key and significant benefit generated from the development and operation of the Project is
taxes. Several types of tax revenue will be generated from this project including both ad
valorem and non -ad valorem taxes. Specific ad valorem taxes include real and personal property
taxes. Specific non -ad valorem taxes include occupational taxes, resort taxes and community
development taxes.
15q
95- 138
2475 BRICKELL AVENUE
DISCUSSION OF RESULTS BY ECONOMIC INDICATOR
New real property taxes will be assessed on the Project. The assessment is based on a
predetermined millage rate being applied to the taxable value of the real property: We computed
real property taxes for the development phase based on the cost of the development of the
project. This assessment base is very conservative since tax on real property typically is
assessed on appraised values and not cost. Cost was used in the place of an estimated appraisal
for conservatism. The basis for ongoing taxes is sales price of the condo units. The millage rate
was obtained from the County Tax Collectors office relative to the Project's location. Exhibit
V shows the tax computation. The total development phase real property taxes, are expected
to be $1,264,466 and the real property taxes expected to be generated annually are $1,169,644.
Total ad valorem taxes assessed by Dade County are allocated based on mileage rates to certain
governmental entities. Listed below is the allocation of projected tax revenue.
An nu d
Qa-Time
Schools
$343,393
$371,643
South Florida Water
22,084
23,901
Florida Inland Navigation
1,887
2,0442
County Operating
270,224
2920454
Debt Service - County
30,703
33,229
Library Operating
12,984
14,052
City Operating
355,102
384,314
Debt Service - City
81,848
88,581
School Debt Service
23,675
25,622
Miami Dade Community College
27,744
30,026
Total
$1,1699644
$19265,864
Although not quantified, Greater Miami, through its receipt of allocated state a sales t3bs will �►-
receive an additional benefit as a result of the development and operation of the project. �J h
2475 BRICKELL AVENUE
OTHER CONSIDERATIONS
9v- 138
2475 BRICKELL AVENUE
OTHER CONSIDERATIONS
Public Sector Costs
Given that a community has embarked on economic development which could involve increases
in permanent residents, a major concern is the proper balance between the public sector revenues
and the cost associated with the various forms this development may take. -Public policy might
seek to enhance development with beneficial Its effects on the public sector, or at least avoid
development having clearly adverse effects.
Some of the costs that must be considered are required increases in the following:
• Public Safety (police and fire) • Highways
• Health and Environmental Services • Parks and Recreation
• Capital Improvements (Infrastructure) • Schools
The objective of this report is not to measure the potential increases in public sector costs that
may result from the development and operations of this project. Nor was this report's objective
to compare the fiscal benefits with cost that may result from this project. Therefore we will not
attempt to quantify such factors. We did feel it was necessary to make mention of certain
potential fiscal costs that must be considered.
Impact Fees
A very significant factor in measuring the economic impact on a specific region of a project are
impact sand other required development fees. When a development occurs in the region being
measured (Miami), specific fees must be paid to the region within which the development is to
occur. A sRMmary of the fees are listed below:
• City of Miami Developmental Impact Fee • Administrative Fee
• City of Miami Developmental Impact • Building Permit Fee
+ Dade County Roadway Impact Fee • Other Fees.
• Installation Energy Fee '
For the purpose of this economic impact analysis, fees are included as a part of the direct r
development cost (output). Impact fees total approximately $251,000 and other fees total15,
approximately $75,000. These fees are shown in detail in Exhibit VIII. 9 5 - 138
i
2475 BRICKELL AVENUE
SUMMARY AND CONCLUSIONS
Based upon the preceding in-depth analysis of the 2475 Brickell Avenue Project, it appears
evident that such a luxury development can clearly bring significant economic benefits to Greater
Miami. This final section reviews the results of the employment opportunities, public sector
revenues and total economic benefits on Greater Miami -as a result of the development.
Employment considerations include the Project direct employment and employment created in
the surrounding community through new residents spending. - Total development phase
emplbyment"will be- approximately 64 and on -going annual employment resulting from the
maintenance of the Project will be approximately 15.
Tax Revenue
The analysis of public sector revenues associated with the development includes taxes and other
revenues generated directly by the project. Although public sector cost is a important element
in measuring fiscal impact, for purposes of this project such cost have not been quantified. This
analysis only measured the benefits derived from the project. Total tax revenues expected to
be created are as follows:
One Time
Annual
$1,265,864
$1,169,644
The analysis of total economic impact is measured by total output. This analysis measures the
economic impact of development cost*and outgoing, operational expenditures. To determine the
effect of responding within Greater Miami, we utilized a multiplier to compute total direct and
indirect benefits. Total output expected to be generated as a result of the development and
operation of the project will approximate:
One Time $58,807,683 15�
Annual $ 1,214,055
95-'138
2475 BRICKELL AVENUE
EXHIBIT LIST
Exhibit I
Summary of all Economic Benefits
Exhibit II
Summary of all Direct Economic Benefits
Exhibit III
Summary of all Indirec Economic Benefits
Exhibit IV
Schedule of Project Development Cost
Exhibit V
Schedule of Ad Valorem Taxes
Exhibit VI
Allocation of Ad Valorem Taxes
Exhibit VII
Operating Assumptions
Exhibit VIII
Impact and Other Fees
95- 138
BRICKELL AVENUE APARTMENTS
ECONOMIC BENEFITS STUDY
SUMMARY OF ECONOMIC IMPACT
OUTPUT
EXHIBIT I
WAGES EMPLOYMENT TnYrc
;jj\ t�ti Sj:t:'.:i::;•i::ti:• :; :.: •.: n;:.:;:�: is}:ti: � i:::i ):(:} ii:?
4><VELOPMENTAI`
$30, 995, 662
$2, 630, 433
64
1,265,864,
Q�R}1T�O�JAU
617 400
264 600
15
1 169 644
i:4; •i: • i t: is J:.:{: r,:.i7> i:? i::: :ii?;i:•.:•.{:�\i::{: i%jti :<�:Cj:.
kt` } z2'Ai� bIRECT »
$31, 613, 062
$2, 895, 033
79
2, 435, 508
.......
f:? .. t >:;
:'::j��.'<: �;;n:eta:k;:�j.•::i::::;:::'•:::::::i'< S:Ei�:��?';;
'i{jj.}%Y{.:i•}.vh�ti»t3..\.4R:�: Y:jiC'r,'i� :'.:;:i:: xt.:::i: iii�:.:
gixiii
>:. LVEIAMENTA`'�Y'#? ?
$27, 812, 021
-
Yy�'Op;::
5 9 6 6 5 5
� t!:,:LL�?isisii:'.:%?rij{;;::,v'>tiviiri;:j> •,'r,'+,'"vi:i: i:Lii:w:•iii.
::[: �:v''i: :.. . ?:•}••i;::>. jii::� ::C`:j•,:: is
'jisdt}:?.�i::~`''fi�;'3,t>ki;^�i:�'if>ki'�?i3:>?''•:•> r'i:�.'•5:
•� 4:\'}<:`•1 V*A►,.:Y.NAIRECT?�:•
28 408 676
x .r...3`O'rAL BENEFITS :'
60 021 738
$2 895 033
79
$2,43S, 508
95- 438�/
BRICKELL AVENUE APARTMENTS
SUMMARY OF DIRECT ECONOMIC BENEFITS
1994-2009
EXHIBIT II
TAXES
PHASE tf OF EMPLOYEES WAGE5 UitiECT COST AD VALORUM
DEVELOPMEttZ' pt#A5E
<� a 7.?1ND....:....
$2, 800, 000
$177, 067
,.:.::........................
54
$2,047,100
$26,928,995
$1,088,797
10
$583, 333
$1, 266, 667
64
$2, 630, 433
$30, 995, 662
$l, 265, 864
i\,'•i: �v :� ::: 4i:i.:n'•ii{}::�:}:+::;T:•�i: :�ii ^:•ii i:j �i j:•:?�:i�:i;�:::'riii:
i::>:;viy;:::i:::.�::4::•i: �i:•i:�,: i:C �:i:.;:::i•::: i:.:.i: is
S..:PHAS ...........................
1 5
S 2 64 600
6 7 400
S 1
1 169 644
TOTS"<'b•IRECT�BE E I S
79
5 0 3
S 2 89 3
3 6 3 062
S 1 1
2 435 508
1
/efz
95-- 138
BRICKELL AVENUE APARTMENTS EXHIBIT III
COMPUTATION OF INDIRECT BENEFITS
1994-2009
TOTAL APPLICABLE COMPUTED INDIRECT
DESCRTPTTON EXPENDITURE MULTTPLTER EENER'TT
:;?•:'i:::iti:4:{''}:'`iiii::?i:;:::'•i:••+:^'+L:2�<:•' �}j:ry:i;Sv:`.+::`�::::::�:;+.�;::;:i<::vi<:•'
I1EVEOPtNTMABE
;;><:>»:;:.>.;::..:.;:.<:<.:•>;::.:>.;:.::::::::.::::>::;>..:;;;::::;::
2 800 000
0.9664
•�;j:;:.SO.Z' CO3T><`';::>:>::;;<»::>::>.>::::::>:;::»:<<::
$6, 950, 000
0.9664
$b, 716, 480
9 0 8 995
1 2
0
18 389 621
.9664
j:j)cr±fL*^:..�!Ci;;:w::Xi};•::•C:::4p:p;:.,.y:::�;::•iP:::;}>::`:•>
�'TO�AL DEVELOpt�lENT PRASE
$28,778,995
0.9664
$27,812,021
r?;�)::<vygti<l•:it:,`;;%� is $?i`
':i5•+::C•J•:;•:)i:i�:x�;:;1�;.i:Sx•Y.;•::!p::.i:?O:t.:i:' i:'f.•:.: i:ti:
i;'.}?}:•`.f•?r:C:}:'::::i•:i':
IONAIi PHA$Li _
$617 400
1 0.9664
596 655
iNDIRECT:BENEFIT3
$28 408 676
BRICKELL AVENUE APARTMENTS EXHIBIT IV
ECONOMIC BENEFITS STUDY
PROJECT DEVELOPMENT COST
SPENT IN
TYPE OF COST CITY OF MIAMI AMOUNT-
100%
$ 2 , 8 0 0 , 0 0 0
YMPACT FEES
100%
$251,098
PERMIT S
100%
$74,997
.............. COST
100%
$350,000
.......:......
DONATED STRECAPE
ETS
100%
$1000,000
` :::
100%
$500,000
BA$E'BUIL NG f PARKING
100%
$18,495,000
:;,
CONTINGENCIES..:.
100%
$955, 000
MODEL ETC.
$350, 000
.APARTMENTS,..
T,.OTAL.,HAitD.•,.,COST..•
00
1 �
23 876 09 5
$ � �
BUDGETED SOFT COSTS
100%
$5,100,000
PBOJECT•.;COST.:•BEFOR,,; •.:••.••• ..
FINF�NCING• &. MARKETING.
100%
$28, 976, 095
MARRETIIdG AND CLO3INa COSTS:
100%
$1,850,000
'•'r'.?>.�$f:4.�i'.'w :'i.�:•.ii::•' �:j:'riiiiiTi "•
�'.INANCING COST. •»:>::':::».>:::::::
�:g.(.;
;;4;:,•%<?'i�::Ji,'s,A?:' �?fi3:•`.:?2i,'•it''''t ;:i;i�:i •':;i;;:?;r
FINANCING ,COSTS
100%
$2, 500, 000
.�i..;:FEES:....•.•.•• .••'
LAND CARRYING COSTS
100%
$560,000
$3 060 000
i r
TOTAL `PROJECT:. COST::
100$
$33,886,095
95- 138
BRICKELL AVENUE APARTMENTS
COMPUTATION OF AD VALORUM TAXES
1994-2009
i
DEVELOPMENT PHASE
EXHIBIT V
TOTAL ANNUAL
DESCRIPTION
1995
1995
ONE TIME
RECURRING
:•:t:;;;::.::?.i3;�ii,.••,'•sir:;•':::;?::�.:?::i:i' i:Y>i:i:;:<;:;:;'i
<::: ;.: ;:•s:<'>::i:.:.:.::<•>:::.:>;:: «;>:
8 608 698
$25, 826, 095
$40,191, 685
:•>.: v\'jt+iY•::"+.'?•.i: `.:?^}i Tjti.;:.:,i$�:::• n:i:•::ii::4:ti�L: i}.:.
:R:;:,4,::i::R:S:<titi;::::::i::::,:•..`.:::'::ti:t:.;�:::i::[:i::i':::�i::,i.::it::iii:,:`�
IS3XMPT`.IQ�Y.>`<><>`»>>>>.><
$3, 200, 000
NET
25 8 26 095
S r
36 99 685
1
S r r
8 60 8 69 8
v">:::: >MfLI�AGE TAX 2tATE'
3.16%
3.16%
3.1
$816, 598
$1, 088, 797
$1,169, 644
$272,199
2 800 000
$2,800,000
$0
>MIL AGE TRX'RATE<
3.16%
3.16%
3.16%
>'COMPUTED...
$88►533
177 067
r
$0
88
$r533
TOTAL
$360 733
$905,131
$1 265 864
$1 169 644
BRICKELL AVENUE APARTMENTS EXHIBIT VI
ALLOCATION OF AD VALORUM TAXES
1994-2009
ALLOCATION ALLOCATION
i APPLICABLE OF ANNUAL OF ONE TIME
DESCRIPTION
BASIS
MILLAGE
TAXES
RATIO
TAXES
f -::.
$36,991,685
9.5995
$355,102
30.36%
$384,314
$36,991,685
9.2830
$343,393
29.36%
$371,643
{'
$36,991,685
7.3050
$270,224
23.10%
$292,454
$36,991,685
2.2126
$81,848
7.00%
$88,581
..
Dalai Q
4:;
$36,991,685
0.8300
$30, 703
2. 62%
$33, 229
. •..
•• .. '••. :.
.:. ' ...
•
36,991,68 5
0 5970
22 0
$ . 84
1.89•
23Ol 9
$ .
$36,991,685
0.3510
$12,984
1.11%
$14,052
$36, 991,685
0.6400
$23, 675
2.02%
$25, 622
$36,991,685
0.0510
$1,887
0.16%
$2,042
• .,.:
" < ' Y ' • <:y '<
$36,991,685
0.7500
$27 744
2.37%
$30 026
;h
'�i-
�•., �.
$36, 991, 685
31.6191
$1,169, 64 4
10 1
$1, 265,864
"...,.:. : •,.,... .. .. .. ,.
..:f,;v'. ��;,
.>.::w. ;:..::.:,.
CD
Cat
W
00
BRICKELL AVENUE APARTMENTS
ECONOMIC BENEFITS STUDY
OPERATING ASSUMPTIONS
DESCRIPTION
EXHIBIT VII
AMOUNT
1,532
128
20
6.4
$205
71,428
33,428
233,000
196,057
June 1, 1995
18
$2,800,000
$100,000
$350,000
$1,850,000
$583,333
$350,000
$7,700,000
$23,300,000
$2,500,000
$560,000
15
45
70
$11.50
$1,614,600
4
5
10
$25,000
1.9664
2,080
$375,000
$865,000
$432,500.
$500,000
$5,100,000
$18,495,000
$955,000
15
$882,000
$264,600
95- 13.8
BRICKELL AVENUE APARTMENTS
ECONOMIC BENEFITS STUDY
IMPACT AND OTHER FEES
EXHIBIT VIII
Source: City of Miami Planning, Building and Zoning Department
95- .138
t
y:-
.�,;1
1 Co 9
95- 138
r
SK
���� �� IPQW
W-40ARN W-UH'V-'
UEMM
THE NORTHWEST 25 FEET OF LOT - AND ALL OF LOTS 4 THROUGH 9. BLOCK OG".
IN "BRICKELL HAMMOCK ". UNIT Na. ONE EXTENSION. ACCORDING TO THE PLAT THEREOF.
AS RECORDED IN PLAT BOOK 7, AT PAGE ST. OF THE PUBLIC RECORDS OF
DADE COUNTY. FLORIDA.
mtaAmm ey
FREEDOM OF LAND CORPORATION
LAW PLAWaM
St1RV SFRVICE4 3TPM SOME 20
• qp� ass [ PX13M 02-S 07
� e
�f wuf:M1a� - --,Lwwr,lxs¢
"A
LOT TT -• *LOCK '1 ' l .
F L A G L E R i
f P L A T a O 0 K O ► A O s i
POO
� •
_
_
gym•` �
�
it
lt'
LOT 9 i LOT 8 �^10:. LOT 0 1 LOT e - .OT-5
' Lot
I
kv
t
K.ML.Y(, .110
B al
.� ..�
tocArlaw MAP
i
.ret. aw
SURVEY
J
L-1
L-2
L-3
1A
L-5
A-1
A-2
A-3
A-4
A-5
A-6
47WWOOM U90M.►%R/W/W
CHATEAU MERITAGE LTD.
MAJOR USE SPECIAL PERMIT
Landscape Plan
Tree Inventory & Disposition Plan
Permit Planting Plan
Plant List & Specifications
Landscaping Lighting Plan
Site Plan
Ground Floor Plan - Parking
Lower Parking and Upper Parking Levels
Typical Level Floor Plan A
Typical Level Floor Plan B
Entry South Elevation
95- 138
i
Typical Level Plan B
( Fb«s 21St. thru 28Th.)
8 Levels
VW-i-0'
6 December 1994
0
;rrva�
A-5
NO:
00
M
2 BEDROOM
2 BEDROOM
2 BEDROOM
2 BATH
2V2 BATH
2 BATH
UNIT
UNIT
UNIT
rn
1 BEDROOM
1 �
n
1 BEDROOM
a1
BBATH
11/2 BATH
LNT
- ax wa.
UNIT
BIVAIOI LOWY
I
.
2 BEDROOM
2 BEDROOM
2 BEDROOM
2 BATH
2 BATH
2 BATH
'
LINTUNIT
LINT
.
U
Typical Level Plan A
cFioars 4Th. thu 20ThJ
17 Levels
V8'-T-O'
A=4-`
of 6
6 D.AMbcr 1994
k ,
Upper Parking bevels awo IEvels)
vte'-r-o':
Lower Parking Level
C
NO
6k
Proposed Site Development Plan
IT-r-D-
THE NORTHWEST 25 FE--, OF LOT�3 AND ALL OF LOTS 4 Tl-?M04 9, 3=9 'G'.
N'BRICKELL HAMMOCK'. UMT N. CNE EXTENSION. ACCORDM To T}E FLAT THEREOF,
AS RECCROED N PLAT BOCK 7,AT PAGE 87, OF THE PUBLIC RECORDS OF
DADE CCUHTT.FLOMOA.
D
IN FPVUQ"
N
1 WALL
sDEwwc m neauwTA-
_ _R.
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A 1
i'Deeember 1994
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-01 wr I6Awo
r.l tr6llow tx Y } r.►d flglol
w6. vglydlppola61�
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b�w.mMeN�Dere�lk•'
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-
TYPICAL TREE PLANTING DETAIL
B1immKx
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t AI IOf II It
Prrrbwd Albrr'
"LA
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P
CITY OF MIAMI, FLORIDA
INTER -OFFICE MEMORANDUM
TO : Lourdes Slazyk, Assistant Director
Department of Community, Planning
and Revitalization
FROM Beverly Solomon
Legislative Coordinator/City Attorney's Office
DATE : July 28, 1995
FI11_94-1005
SUBJECT Resolution No. 95-138, adopted
February 9, 1995 (Item # PZ-25)
Chateau Meritage Planned Unit Development
REFERENCES 'Condominium Project
ENCLOSURES 1
On February 9, 1995, the City Commission adopted Resolution
No. 95-138, as modified, regarding the Major Use Special Permit
for the Chateau Meritage Planned Unit Development Condominium
Project.
On April 5, 1995, a memorandum (copy attached) was sent to
Sergio Rodriguez requesting that the modifications be drafted and
transmitted to this Office. To date there has been no response.
The City Clerk's Office continually inquires as to when the
final legislation will be forwarded, and has carried this Item as
pending since the February 9th Meeting.
We must receive the Resolution incorporating the
modifications made by the City Commission immediately, without
delay, to avoid consequences that need not be discussed in this
memorandum. Please comply with this request by August 4, 1995,
as we are very close to being placed in a tenable situation by
your Division.
BSS:W022
CC: Jack Luft, Director
Department of Community, Planning
Walter J. Foeman, City Clerk
Joel E. Maxwell, Deputy City Attorney
and Revitalization
c; >
=+
a
tnr
m
-i
-im
0
M
;y�
lJl
95- 138
CITY OF MIAMI, FLORIDA
INTER -OFFICE MEMORANDUM
Sergio Rodriguez, Director April 5, 1995 J-94-1005
TO planning, Building and Zoning Department DATE FILE .
Attn: Lourdes Slazyk, Planner III SUBJECT Status of Resolution No. 95-138, adopted
February 9, 1995 (PZ-25)
2 Chateau Meritage Planned Unit Development
F oe E. Maxwell REFERENCES. Conodminium Project
D uty City Att rney
ENCLOSURES:
In order to complete and finalize the legislation adopted by the City Commission Meeting
of February 9, 1995, I am requesting that a draft resolution reflecting the modifications made by
the City Commission, pursuant to Resolution No. 95-138, for the Major Use Special Permit for
Chateau Meritage Planned Unit Development Condominium Project be forwarded to this office as
soon as possible. The legislation will be reviewed and forwarded to the City Clerk when it is
received.
JEM:BSS: W001
95- 138