HomeMy WebLinkAboutItem #6- La Quinta- PAB_07.16.08PLANNING FACT SHEET
LEGISTAR FILE ID: 07-00797mu April 16, 2008 Item # P.6
APPLICANT Ben Fernandez, Esq. on behalf of Brickell Square, LLC
REQUEST/LOCATION Consideration of a Major Use Special Permit for La Quinta y La
Ocho project, to be located at approximately 826, 832, 844 SW
5T" Avenue 515, 517, 519, 521, 531, 541, 551, 561, 571 SW 9T"
Street
COMMISSION DISTRICT
ZONING DISTRICT
SITE AREA
LEGAL DESCRIPTION
3
C-1 (Restrictive Commercial District) with SD -25 Special Overlay
District, and R-3 Multifamily Medium Density Residential with
SD -12 Buffer Overlay District
3.01± (Gross) and 2.34± (Net)
See supporting documentation
PETITION A resolution of the Miami Commission, with attachments,
approving with conditions. A Major Use Special Permit for the La
Quinta y La Ocho project pursuant to Articles 5, 9, 13, and 17 of
Zoning Ordinance No. 11000, as amended, for the La Quinta y
La Ocho project, to be located at approximately 504 SW Stn
Street, 826, 832, and 844 SW 51h Avenue, 513, 515, 517, 521,
531, 541, 551, 561, and 571 SW 91h Street, Miami. Florida; the
proposed Major Use Special Permit for La Quinta y La Ocho will
be comprised of a Mixed Use Multifamily Residential Building
with approximately 232 residential units, approximately 262,340
square feet of residential floor area, approximately 20,946
square feet of retail floor area and approximately 20,173 of office
floor area. The project will provide a total of 489 off-street
parking spaces. The Structure will have a maximum height of
142 feet 6 inches NGVD.
PLANNING Approval with conditions
RECOMMENDATION
BACKGROUND AND See supporting documentation
ANALYSIS
PLANNING ADVISORY VOTE:
BOARD
CITY COMMISSION
CITY OF MIAMI - PLANNING DEPARTMENT
444 SW 2ND AVENUE, 3RD FLOOR - MIAMI, FLORIDA, 33130
PHONE (305) 416-1500
ANALYSIS
MAJOR USE SPECIAL PERMIT
for
LA QUINTA Y LA OCHO
located at approximately
504 SW 8t" Street; 826, 832, 844 SW 5T" Avenue 515,
517, 519, 521, 531, 541, 551, 561, 571 SW 9T" Street
LEGISTAR FILE ID: 07-00797mu
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami,
Florida, the subject proposal for the La Quinta y La Ocho project, located at
approximately 504 SW 8t" Street; 826, 832, 844 SW 5T" Avenue 515, 517, 519, 521,
531, 541, 551, 561, 571 SW 9T" Street, Miami, Florida, has been reviewed to allow a
Major Use Special Permit per Articles 5, 9, 13 and 17, to construct an approximate 142
feet 6 inches high mixed use multifamily residential structure to be comprised of
approximately 232 residential units, approximately 262,340 square feet of residential
floor area, approximately 20,946 square feet of retail floor area and approximately
20,173 of office floor area; providing for certain floor area ratio ("FAR") bonuses. The
project will provide a total of 489 off-street parking spaces.
This Permit also includes the following requests:
MAJOR USE SPECIAL PERMITS
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (1), for
residential development involving in excess of two hundred (200) units;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701. Definition (8) and
ARTICLE 9, Section 914, Sub -Section 914.1 Dwelling unit, square footage, and off-
street parking bonuses for contribution to Affordable Housing Trust Fund; exceptions, to
allow an increase up to twenty (25) percent of additional floor area as a development
bonus of approximately 32,559 square feet, the user shall make a non-refundable bonus
developer contribution of an amount of $403,731.60 to the Affordable Housing Trust
Fund administered by the City of Miami;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (9) and
ARTICLE 5, Sect. 502. PUD districts; minimum area, maximum densities and maximum
floor area ratios permitted (a)(c), to allow up to 20 % increase of floor area ratio, for an
increase of approximately 45,150 square feet of floor area;
This MAJOR USE SPECIAL PERMIT encompasses the following Special Per-
mits and Requests:
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 625.3, to allow the construc-
tion of a new development in SD -25 districts;
CLASS II SPECIAL PERMIT, as per Article 4, Section 401, C-1 Restricted Commercial,
Class II Special Permits required, to allow an increase of the maximum allowed footprint
of 40 % the Gross Lot Area to 60% GLA;
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CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 917.7.1, Reduction in parking
requirements for combinations of commercial and office uses on the same premises, To
allow reduction up to ten (10) percent of the total required parking spaces for combina-
tion of commercial and office uses;
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 625.9, Parking, reduction in
overall non-residential parking of up to ten (10) -percent may be granted pursuant to a
Class II Special Permit if metered parking is located along any street frontage adjacent
to the proposed establishment, to allow up to ten (10) percent reduction in parking re-
quirement of non-residential parking;
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1512. Class II Special Permit
required for waiver of design standard and guidelines, to allow a waiver of City of Miami
Off-street Parking Guides & Standards, only for reduction of required backup distance in
driveway isles from 23 feet to 21 feet;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 927. Temporary structures, oc-
cupancies, and uses during construction, criteria for special permits, to allow temporary
structures, occupancies, and uses reasonably necessary for construction such as con-
struction fence, covered walkway and if encroaching public property must be approved
by other city departments;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 906, Sub -Section 906.9. Tem-
porary special events; special permits; criteria, to allow temporary carnival, festival, fair
or similar type event on privately owned or City -owned land such as a ground breaking
ceremony;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 916, Sub -Section 916.2.1.
Temporary special event parking, to allow parking for temporary special event such as
ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918, Sub -Section 918.2. Tem-
porary off-street offsite parking for construction crews, criteria, to allow temporary off-
street offsite parking, for construction crews working on a residential project under con-
struction, within C-1 or more permissive zoning district;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920, Sub -Section 920.1.2. Limi-
tations on occupancy of mobile homes, to allow parking of mobile homes, trailers or
manufactured homes, when authorized for security or other purposes in connection with
land development such as construction trailer(s) and other temporary construction of-
fices such as watchman's quarters, leasing and sales centers;
CLASS I SPECIAL PERMIT, as per, ARTICLE 10, Section 10.5, Sub -Section 10.5.4.3,
C-1 Restricted Commercial, Temporary Signs (3), to allow temporary development
signs;
REQUEST, for waiver of CHAPTER 36 NOISE, Section 36-6 Construction Equipment (a)
permitting the operation of construction equipment exceeding the sound level of a read-
ing of 0.79 weighted average dBA at any time and/or day subject to the City Manager
Exception pursuant to Section 36-6 (c) and all the applicable criteria;
07-00797mu
Page 2 of 7
REQUEST for applicable MAJOR USE SPECIAL PERMIT, that the following conditions
be required at the time of issuance of Shell Permit instead of at issuance of Foundation
Permit:
The requirement to record in the Public Records a Declaration of Covenants and/or
Restrictions providing that the ownership, operation and maintenance of all common
areas and facilities will be by the property owner and/or a mandatory property owner
association;
And the requirement to record in the Public Records a Unity of Title or a covenant in
lieu of a Unity of Title.
Pursuant to Articles 5, 9, 13 and 17 of Zoning Ordinance 11000, approval of the
requested Major Use Special Permit shall be considered sufficient for the subordinate
permits requested and referenced above as well as any other special approvals required
by the City which may be required to carry out the requested plans.
In determining the appropriateness of the proposed project, the Planning
Department has referred this project to the Large Scale Development Committee
(LSDC) and the Planning Internal Design Review Committee for additional input
and recommendations; the following findings have been made:
• It is found that as companion items to this Major Use Special Permit, applications for
a change to the Future Land Use Map of the Miami Comprehensive Neighborhood
Plan designation and a change to the Zoning Atlas of Ordinance 11000 designation
for the southern portion of the properties along SW 91" street were presented. It is
also found that all calculations and analysis for the project are contingent to the
granting of those changes.
• It is found that the proposed development project will benefit the area by creating
additional commercial and residential opportunities in the Little Havana NET District,
District, bounded by SW 8th Street to the North; SW 9th Street to the South; SW 5th
Avenue to the East and SW 6th Avenue to the West.
• It is found that the subject property is located in the "City of Miami" plats within the
City.
• It is found that pursuant to the Zoning Ordinance of the City of Miami, Florida, the
existing zoning designation for the subject property is C-1 "Restricted Commercial"
with SD -25 Special Overlay district.
• It is found that pursuant to the Comprehensive Neighborhood Plan of the City of
Miami, Florida, the existing Future Land Use category for the subject property is
"Restricted Commercial".
• It is found that the proposed project is not located along a Primary Pedestrian
Pathway.
• It is found that the proposed project is not located within an Archeological
Conservation area.
• It is found that the proposed project is located in FEMA Flood Zone "X".
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• It is found that the proposed residential density of the project (232 units at 99 units
per net acre) is below the maximum 351 units (150 units per net acre) on the 2.34±
net acre site.
• It is found that the total allowed combined floor area with bonuses for the 3.01±
gross acre site is 327,337.50 square feet composed of: 225,750 square feet at a
Floor Area Ratio (FAR) of 1.72, 45,150 square feet allowed for 20% of FAR by PUD,
and 56,437 square feet for 25% of FAR by Affordable Housing.
• It is found that the total proposed combined floor area without bonuses for the 3.01±
gross acre site at a Floor Area Ratio (FAR) of 1.72 is 225,750 square feet. The
project as proposed is requesting bonuses of 20% PUD (45,150 square feet) and
approximately 14% requested of Affordable Housing (32,559 square feet) for a total
proposed floor area of 303,459 square feet which is below the 327,377.50 square
feet allowed as combined floor area with bonuses.
• It is found that the maximum height of the proposed structure is approximately 142
feet and 6 inches feet N.G.V.D. Pursuant to Article 4, Section 401, there are no
height limits in the existing C-1 zoning district.
• It is found that the proposed open space for the project (13,676 square feet) is above
the minimum required open space (13,125 square feet at 10% GLA) for this project.
• It is found that the proposed total number of parking spaces (approximately 489) for
the project is above the required minimum number of 483 parking spaces.
• It is found that the project is expected to cost approximately $80,100,000, and to
employ approximately 588 workers during construction (FTE -Full Time Employees);
The project will also result in the creation of approximately 17 permanent new jobs
(FTE) for building operations and will generate approximately $ 677,465 annually in
tax revenues to the City (2009 dollars).
• It is found that the proposed project was reviewed by the Internal Design Review
Committee on September 19, 2006, and the following comments were made: (1)
Verify the amount of encroachment allowed with the Zoning Department; (2)
Articulate the west fagade, exploring ways to treat the blank walls along this fagade;
and (3) Verify FEMA's finish floor requirements for the site and indicate how the
design of the colonnade and sidewalk will address these requirements.
• It is found that Miami -Dade Public Schools provided a preliminary review of the
project on July 8, 2008. The student population generated by this development is
estimated at 33 students. The schools serving this area of application is Frederick
Douglas Elementary (16 students) —69% Florida Inventory School Houses (FISH)
Capacity; Jose de Diego Middle (7 students) — 76% FISH; and Booker T.
Washington Senior High (10 students) — 60% FISH. Pursuant to the applicable
interlocal agreement, none of the schools meet review threshold of 115%.
• It is found that the Environmental Impact Analysis Statement submitted with the
project states that the "proposed development is appropriate and has favorable
impact on economy, public services, environment and housing supply within the
immediate neighborhood".
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It is found that on February 28, 2008, the City of Miami Public Works Department
provided a review of the project and commented that the following street
improvements shall be required: (1) S.W. 8th Street- Coordinate replacement of
broken and damage concrete sidewalk, curb and gutter adjacent to the project site
with Florida Department of Transportation; (2) S.W. 9th Street — Construct new
sidewalk and curb and gutter following the twenty five (25) corner radius. Replace all
damaged and broken sidewalk, curb and gutter and valley gutter on the north side of
e street adjacent to the project site; (3) S.W. 5th Avenue — Construct new sidewalk
and curb and gutter following the 25' corner radius at the intersection with S.W. 9th
Street. Replace all damaged and broken sidewalk, curb and gutter and valley gutter
on the west side of the street adjacent to the project site.
It is found that on February 23, 2007, the Miami -Dade Aviation Department (MDAD)
provided a Height Analysis review of the proposed project and found that the
property is located outside of any land use restrictive zones as depicted in Zoning
Ordinance for Miami International Airport (#04-203). The MDAD also stated that
since the proposed project height is 185 feet AMSL (Above Mean Sea Level), it does
not meet the Department review criteria for its location and will not require a Height
Analysis or Letter of Determination for the Department. If in the future the project
height is altered to meet or exceed an elevation 200' AMSL, the building will need to
be resubmitted to the Department for re-evaluation. In addition, any construction
cranes for this project exceeding 200 feet (AMSL) in height must be filed using the
same form.
• It is found that the proposed project was reviewed for design appropriateness by the
Urban Development Review Board on March 21, 2007, which recommended
approval (UDRB Reso. 3-21-07-3).
It is found that on June 5, 2007, the City's Traffic Consultant, URS Corp., provided a
review (W.O. #177) of the Traffic Impact Analysis submitted by the applicant and has
found the traffic analysis sufficient contingent upon the following Transportation
Control Measures; (1) Provide work hours management programs for on-site
employees, including flex time and compressed work weeks, (2) Encourage
telecommuting programs, (3) Provide information regarding financial benefits offered
by regional Transportation Authority to maximize transit readership, (4) Provide
transit information within the site including route schedule and maps, and (5) Provide
transit amenities and infrastructure adjacent to the project site to improve access to
transit by project tenants and residents.
It is found that with respect to all additional criteria as specified in Section 1305.2 of
Zoning Ordinance 11000, the proposal has been found to adhere to the following
Design Review Criteria: (1) Site and Urban Planning; (2) Architecture and Landscape
Architecture; (3) Pedestrian Oriented Development; (4) Streets and Open Space; (5)
Vehicular Access and Parking; (6) Screening; (7) Signage and lighting; (8)
Preservation of Natural Features; and (9) Modification of Nonconformities.
Based on these findings, the Planning Department is recommending approval of
the requested Development Project with the following conditions:
1) Meet all applicable building codes, land development regulations, ordinances
and other laws and pay all applicable fees due prior to the issuance of a building permit.
07-00797mu
Page 5 of 7
2) 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.
3) Obtain approval from, or provide a letter from the Department of Fire -Rescue
indicating APPLICANT'S coordination with members of the Fire Plan Review Section at
the Department of Fire -Rescue in the review of the scope of the 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.
4) Obtain approval from, or provide a letter of assurance from the Department of
Solid Waste that the PROJECT has addressed all concerns of the said Department prior
to the obtainment of a shell permit.
5) Comply with the Minority Participation and Employment Plan (including a
Contractor/Subcontractor Participation Plan) submitted to the City as part of the
Application for Development Approval, with the understanding that the APPLICANT must
use its best efforts to follow the provisions of the City's Minority/Women Business Affairs
and Procurement Program as a guide.
6) Record the following in the Public Records of Dade County, Florida, prior to
the issuance of a Temporary Certificate of Occupancy or Certificate of Occupancy, a
Declaration of Covenants and Restrictions providing that the ownership, operation and
maintenance of all common areas and facilities will be by the property owner or a
mandatory property owner association in perpetuity.
7) Prior to the issuance of a shell permit, provide the City with a recorded copy of
the MUSP permit resolution and development order, and further, an executed, record
able unity of title or covenant in lieu of unity of title agreement for the subject property;
said agreement shall be subject to the review and approval of the City Attorney's Office.
8) Provide the Planning Department with a temporary construction plan that
includes the following: a temporary construction parking plan, with an enforcement
policy; a construction noise management plan with an enforcement policy; and a
maintenance plan for the temporary construction site; said plan shall be subject to the
review and approval by the Planning Department prior to the issuance of any building
permits and shall be enforced during construction activity. All construction activity shall
remain in full compliance with the provisions of the submitted construction plan; failure to
comply may lead to a suspension or revocation of this Major Use Special Permit.
9) In so far as this Major Use Special Permit includes the subordinate approval of
a series of Special Permits for which specific details have not yet been developed or
provided, the applicant shall provide the Planning Department with all subordinate
Special Permit plans and detailed requirements for final review and approval of each one
prior to the issuance of any of the subordinate approvals required in order to carry out
any of the requested activities and/or improvements listed in this development order or
captioned in the plans approved by it.
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10) If the project is to be developed in phases, the Applicant shall submit an
interim plan, including a landscape plan, which addresses design details for the land
occupying future phases of this Project in the event that the future phases are not
developed, said plan shall include a proposed timetable and shall be subject to review
and approval by the Planning Director.
11) Pursuant to design related comments received by the Planning Director, the
applicant shall meet the following conditions: (1) Verify the amount of encroachment
allowed with the Zoning Department; (2) Articulate the west fagade, exploring ways to
treat the blank walls along this fagade; and (3)Verify FEMA's finish floor requirements for
the site and indicate how the design of the colonnade and sidewalk will address these
requirements.
12) Pursuant to comments by the City of Miami Public Works Department, the
following conditions shall be required of the applicant: (1) S.W. 8th Street- Coordinate
replacement of broken and damage concrete sidewalk, curb and gutter adjacent to the
project site with Florida Department of Transportation; (2) S.W. 9th Street — Construct
new sidewalk and curb and gutter following the twenty five (25) corner radius. Replace
all damaged and broken sidewalk, curb and gutter and valley gutter on the north side of
e street adjacent to the project site; (3) S.W. 5th Avenue — Construct new sidewalk and
curb and gutter following the 25' corner radius at the intersection with S.W. 9th Street.
Replace all damaged and broken sidewalk, curb and gutter and valley gutter on the west
side of the street adjacent to the project site
13) The applicant shall record a covenant, subject to review and approval by the
city attorney, within sixty (60) days of the effective date of this resolution, which states
that in the event that this Major Use Special Permit expires or is abandoned, any future
development of the subject properties shall require design review and approval by the
Planning Director, utilizing the same criteria as the original Major Use Special Permit.
14) Within 90 days of the effective date of this Development Order, record a
certified copy of the Development Order specifying that the Development Order runs
with the land and is binding on the Applicant, its successors, and assigns, jointly or
severally.
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FUTURE LAND USE MAP
R S RI T D OM E CIAL
0 150 300 600 Feet ADDRESS: 504 SW 8 STREET
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Projects in the Vicinity
La Quinta y La Ocho
File ID #:07-00797mu
No. Name Use Units Status
1 La Quinta y La Ocho Mix: (Res. -Com) 232 Application
Note: There is no other project in the vicinity
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7TH ST
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No. Name Use Units Status
1 La Quinta y La Ocho Mix: (Res. -Com) 232 Application
Note: There is no other project in the vicinity
C I T X O F M I A M I
P L A N N I N G DEPARTMENT
PRE -APPLICATION DESIGN REVIEW COMMEN'T'S
MAJOR U SE S PECIAL PERMIT
CALLE OCHO
504 SW 8TH STREET
09-19-2006
City of Miami Vision Statement: `To Be an International City which Embodier Diversity, Economic Opportunity, Effective
Customer Senuce and a Highly .Rated,Quabo of Life"
COMMENTS:
The following comments represent the unified vision of the Pre -Application Design Review Committee, which
consists of all staff members in the Urban Design and Land Development Divisions. The City of Miami strives
to achieve diverse, pedestrian -friendly neighborhoods, promote transit connections, and provide safe and
comfortable buildings, streets, and parks that contribute to a prosperous city for all residents to enjoy.
Zoning
• As stated in our previous comments, provide a site line diagram indicating how this building complies
with the C-1 requirement of a 45 degree setback angle after 120' of height.
• The "eyebrow" feature along 81h Street appears to encroach too far into the setback. Please verify the
amount of encroachment allowed with the Zoning Department.
Architecture
• The Design Review Committec encourages the applicant to further articulate the west facade,
exploring ways to treat the blank walls along this facade.
Pedestrian Realm
• Verify FEMA's finish floor requirements for this site and indicate how the design of the colonnade
and sidewalk will address these requirements.
The Planning Department reserves the right to comment further on the project as details and/or explanations
are provided and may revise previous comments based on this additional information.
*** Please note that the Planning Department reviews Special Permit proposals based on architectural design,
site planning and urban design issues. The project still needs to be reviewed and comply with other
department's requirements.
It is our intention with these comments to aid in expediting Special Permit applications with your ]
voluntary efforts in making the necessary changes; thereby, avoiding any preventable delays
particularly prior to a project's submission to the Large Scale Development Committee or the
Urban Development Review Board.
URS
June 5, 2007
Ms. I_ilia I. Medina, AICP 1'
Assistant Transportation Coordinator
City of Miami, Office of the City Manager/Transportation
444 SW 2nd Avenue (10'h Floor)
Miami, Florida 33130
Re: La Quinta Y Ocho
Sufficiency Letter — Review # 177
Dear Ms. Medina:
Via Fax and US Mall
Subsequent to our March 6, 2007 review comments for the subject project, we have received a
response letter and a site plan with vehicle maneuverability details.. Photocopies of the response
letter and the site plan are attached herewith.
The traffic study had included an attachment (# 6) that identifies the Transportation Control
Measures (TCM) to reduce the auto trips generated by this development. Although the TCM
recognizes the availability of transit facilities near the project site, it recommends following strategies
to reduce peak hour traffic:
• Provide work hour management programs for on-site employees, including flex time and
compressed work week.
• Encourage telecommuting programs.
• Provide information regarding financial benefits offered by the Regional Transportation
Authority to maximize transit ridership.
• Provide transit information within the site including route schedules and maps.
• Provide transit amenities and infrastructure adjacent to the project site to improve access to
transit by project tenants and residents.
The development approval should be conditioned upon applicant fulfilling above commitments.
At this time, we conclude that the traffic impact report along with the subsequent submittal meets all
the traffic requirements and the study is found to be sufficient with the aforementioned conditions.
This sufficiency letter is issued under the assumption that the project site will not include a
restaurant. The traffic analysis should be revised if a restaurant is proposed to be included on this
site.
Should you have any questions, please call me at 954.739.1881.
Sinc y,
U Corp nern
Raj S anmug m, P.E.
Seniot Traffic
URS Corporation Attachment
Lakeshore Complex
5100 NW 33rd Avenue, suite 150 Cc: Mr. Antonio E. Perez, Planner It, City of Miami Planning (Fax - 305.4 i 6.1443)
Fort Lauderdale, FL 33309-6375 Mr. Ban Fernandez, Bercow, Radell & Fernandez, PA (Fax - 305.377.6222)
Tel: 954.739.1881 Ms. Cathy S. Sweetapple, AICP. (Fax - 954.649.8942)
Fax: 954.739.1789 Mr. Anthony Garcia, P. E., Chael, Cooper Assoc., PA (Fax — 305.666.0360)
PL A CITY OF MIAMI, FLORIDA
2001 MAR1 � INTER -OFFICE MEMORANDUM
z PM 20
Ana Gelabert- Sanchez
February 28, 2007
TO : Director
DATE: FILE:
Planning Department
Large Scale Development Review -
/
SUBJECT:
La Quinta y Ocho
FROM: Stephanie N. Grindell, P.E.
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REFERENCES
Director
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Public Works Department
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ENCLOSURES:
The Public Works Department has reviewed the Large Scale Development plans for the
development entitled LA QUINTA Y OCHO located at 504 SW 8 Street and has the following
comments.
1. The proposed building is not permitted to encroach into the required corner visibility triangle
at the intersection of S.W. 9 Street and S.W. 5 Avenue (Zoning Ordinance Section 908.11).
2. Proposed trees are not permitted within street intersection and driveways visibility triangles.
3. The structural components of the proposed building (roof) is not permitted to encroach
beyond the twenty five (25) foot radius at the intersection of S.W. 9 Street and S.W. 5
Avenue (City Code Section 54-186).
4. A 10' X 10' visibility triangle is required for the driveway exit on S.W. 5 Avenue (Zoning
Ordinance Section 908.11).
5. Turning maneuvers for entering and exiting vehicles conflict at the tops and bottoms of the
parking garage ramps and solid walls on both sides of the ramps create "blind" turns.
Visibility triangles for the entering and exiting motorist must be provided at the tops and
bottoms of the ramps (mirrors are not an acceptable traffic device) or more space must be
provided in the aisles at the tops and bottoms of the ramps to avoid conflicting turning
maneuvers.
6. A twenty five (25) foot corner radius dedication is required at the intersections of the base
building lines at S.W. 8 Street and S.W. 5 Avenue and at S.W. 9 Street and S.W. 5 Avenue.
7. All transitions from the established street profile grade to the building floor elevation must be
accomplished on private property. Stairs, ramps, retaining walls, etc. will not be permitted in
the public right of way and the record profile street grade can not be changed to
accommodate the proposed building ground floor elevation.
8. All stormwater must be retained on site including the driveways, interior courtyards and
plazas on private property adjacent to the public streets. All common areas, plazas and
driveways must be graded or trench drains provided to prevent "sheet flow" from entering the
right of way. If deep drainage wells are selected for stormwater disposal, they must be
located on-site in an open area to accommodate future maintenance access.
Ana Gelabert-Sanchez
Director
Planning Department
Page 2
February 28, 2007
9. An agreement between the City of Miami and the property owner is required for any
landscaping and decorative sidewalk treatment located in the public right of way. Public
Works approval and permit is required for any landscaping improvements in the right of way.
An FDOT permit is required for all work in S.W. 8 Street right of way.
10. Continuous pedestrian sidewalk is required within the public right of way abutting the project
site without requiring pedestrians to enter private property. The sidewalk width must
maintain 5 feet in order to comply with A.D.A. clearance requirements.
11. All greenspace and landscaping required by the Zoning Ordinance must be accommodated on
private property. Greenspace and landscaping within the public right of way cannot be
included in the calculations for meeting greenspace zoning requirements.
12. Standard parking spaces are 8.5 feet wide and 18 feet long and require a 23 foot back-up
distance. A Special Class II permit is required to reduce the back-up distance.
13. City of Miami driveway entrances, in compliance with A.D.A. standards, shall be required.
Continuous sidewalk is required across driveway entrances.
14. Public Works policy requires that no closures of vehicular travel lanes will be permitted
during the course of construction unless a temporary replacement lane, approved by the
Public Works Department, is constructed and maintained by the Contractor throughout the
duration of the lane closure. A maintenance of traffic plan is required for any temporary right
of way closure request.
15. In order to mitigate traffic congestion and problems associated with unregulated parking
throughout the neighborhood, the Contractor/Developer shall be required to provide
approved, designated off-site parking for workers and a shuttle service to the work site. The
parking/shuttle plan shall be coordinated with the local City of Miami NET Service Center.
16. Since this project is more than one acre in total construction area, the methods of construction
must comply with the City of Miami Municipal Separate Storm Sewer Permit (MS4). This
project will require a Florida Department of Environmental Protection (DEP) Stormwater,
Erosion and Sediment permit. For information on a DEP permit application, please contact
our department at (305) 416- 1200 or www_dep.state.fl.us/water/stonnwater/npdes.
In addition to these comments, the Public Works Department will require the following street
improvements:
S.W. 8 Street: Coordinate replacement of broken and damaged concrete sidewalk, curb and
gutter adjacent to the project site with the Florida Department of Transportation.
S.W. 9 Street: Construct new sidewalk and curb and gutter following the twenty five (25) corner
radius. Replace all damaged and broken sidewalk, curb and gutter and valley gutter on the north
side of the street adjacent to the project site.
Ana Gelabert-Sanchez
Director
Planning Department
Page 3
February 28, 2007
S. W. 5 Avenue: Construct new sidewalk and curb and gutter following the 25' corner radius at
the intersection with S.W. 9 Street. Replace all damaged and broken sidewalk, curb and gutter
and valley gutter on the west side of the street adjacent to the project site.
Existing stormwater drainage system: This neighborhood is served by an extensive stormwater
drainage system consisting primarily of "covered ditches". The contractor shall comply with the
City of Miami Public Works Bulletin No. 25 entitled, "Discharge of Excavation Waste Water,
Erosion and Sediment Control for Construction Sites". De -watering shall not be permitted for
construction of this project.
In addition, pavement restoration for all water and sewer extensions, existing damaged pavement
and pavement damaged during construction, as determined by the City inspector, shall include
milling and resurfacing of the full pavement width, curb to curb, along the entire length of the
excavation and/or damaged pavement area. A thorough cleaning of all stormwater drainage
inlets and storm sewer pipes adjacent to the building site shall be required at the completion of
the project. Handicap ramps, in compliance with ADA standards, are required at both
intersections adjacent to the project site.
If you have any questions concerning these comments, please call Mr. Leonard Helmers,
Professional Engineer IV (Temp.), at extension 1221.
SNG/ E
v3107
c: Chael, Cooper & Associates, P.A. Brickell Square, LLC
1571 Sunset Drive 4815 Avenue N
Coral Gables, Florida 33134 Brooklyn, NY 11234
Stephanie Grindell, P.E., Director of Public Works
Roberto E. Lavernia, Chief of Land Development
Manuel A. Vega, P.E., Zoning Department
bc: Development and Roadway Plans
Central
C I T Y .O F M I A M I
P L A N N I N G D R P A R T M B N T
URBAN DEVBLoPMENT REV IEw BOARD (U DRB)
Rig SOLUTION FOR RBC OMMEN DATION
UDR B MEETING 0 3- 2 1- 2 0 0 7
Item No. 3:
A motion was made by Robin Bosco and seconded by Julio Diaz for a resolution recommending to
the director of the Department of Planning Approval with Conditions of a Major Use Special
Permit for the project La Quinta y La Ocho located at SM S.W. r Street with a vote of 4 to U
Votc DSC
Yes
No
Recused
Absent
Todd B. Tragash, chaimun
%
C1
❑
❑
Julio Diaz, viae ct.oim=
X
❑
Cl
❑
Robert Behar
l]
❑
X
Emesto Santos
❑
❑
❑
X
Robin Bosco
g
❑
❑
❑
Marius Khoury
❑
❑
❑
X
Roger Fry
X
❑
❑
❑
WMy BetmAha
❑
❑
❑
X
Conditions:
• Provide articulations or fenestrations along the blank wall conditions shown on the
west elevation,
a
Attest: -
`' Ana Gela -Sanc a, it for
U
4. 1
r
r
MIAMI INTERNATIONAL AIRPORT�N
Commercial Airport:
Miami International Airport
General Aviation Airports:
Dade -Collier Training & Transition
Homestead General
Kendall-Tamiami Executive
Opa-locka
Opa-locka West
Mr. Roberto Lavernia
Chief of Land Development
City of Miami
444 SW 2rd Ave, 3rd Floor
Miami, FL 33130
,Miami -Dade Aviation Department
P.O. Box 592075
Miami, Florida 33159
T 305-876-7000 F 305-876-0948
www.miami-airport.eom
miamidade.gov
February 23, 2007
o 029'y
MAR 0 2 2007
ZONING SERVICES DIVISION, DARE COUNTY
DEPT. Of PLANNING b ZONING
BY
RE: Land Use and Height Zoning Analysis for La Quinta y Ocho, located at 504 SW
Street, Miami, Florida
Dear Mr. Lavernia:
The Miami -Dade Aviation Department (MDAD) is in receipt of your Large Scale Development
Submittal for an airspace/ land use zoning analysis and determination for the above referenced
project.
Land Use Review:
Based on the available information, MDAD has determined that the referenced property is
located outside of any land use restrictive zones as depicted in the Zoning Ordinance for Miami
International Airport (404-203).
Airspace Review:
Please note that based on our cursory review of the project information provided to us, an
assumed project height of 185 ft AMSL (Above Mean Sea Level), does not meet our review
criteria for its location and will not require a Height Analysis or Letter of Determination from
this Department, if in the future the project height is altered to meet or exceed an elevation of
200' AMSL (Above Mean Sea Level), the building will need to be resubmitted to this
Department for re-evaluation."
However, any construction cranes for this project reaching or exceeding 200 ft AMSL
(Above Mean Sea Level) must be tiled by the construction contractor using the same form.
The form is available through this office or through the FAA website: httpsi//oeaaa.faa.gov .
This form should be mailed to: Federal Aviation Administration, Air Traffic Airspace Branch -
ASW -520, 2601 Meacham Blvd, Ft. Worth, TX 76137-0520. Alternatively, the construction
contractor may "e -file" online at https;/loegaa:faa,goy .
Mr. Roberto Lavernia
February 23, 2007
Page 2
Please note that the airspace review process is governed by two different regulations: the
Miami -Dade County Height Zoning Ordinances and Federal Regulation Title 14 Part 77. The
FAA has its own airspace evaluation requirements, and issues airspace determinations for
structures and cranes based on the particular facts then presented before the FAA. The County's
Department of Planning and Zoning (P&Z) or the applicable municipal building official
determines whether the County's zoning requirements and height limitations are met,
and FAA determines whether FAA building, marking and height requirements are met.
This determination is based, in part, on the description provided to us by you, which includes
specific building locations and heights. Any changes in building !ocation-s7layouts
void this determination. Any future construction or alteration, including an increase to heights
requires separate notice to the FAA and the Miami -Dade Aviation Department.
Should you have any questions in obtaining and/or filling out FAA form 7460-1 or if I can be of
any further assistance, please feel free to contact me at 305-876-8080.
Y,
,.`lranios, R.A.
of Aviation Planning Division
"1::91
C: S. Harman
R. Bergeron
Diane O'Quinn Williams, Department of Planning and Zoning
Al Torres, Department of Planning and Zoning
Damon Holness, Department of Planning and Zoning
Ana Gelabert-Sanchez, City of Miami
Lourdes Slazyk, City of Miami
Roberto Lavernia, City of Miami
Antonio E. Perez, City of Miami
File Airspace
Superintendent of Schools
Rudolph F. Crew, Ed.D.
June 9, 2008
Ms. Ana Gelabert-Sanchez, Director
Planning and Zoning Department
City of Miami
444 SW Second Avenue, 3`d Floor
Miami, Florida 33130
Miami -Dade County School Board
Agustin J. Barrera, Chair
Perla Tabares Hantman, Vice Chair
Renier Diaz de la Portilla
Evelyn Langlieb Greer
Dr. Wilbert "Tee" Holloway
Dr. Martin Karp
Ana Rivas Logan
Dr. Marta Perez
Dr. Solomon C. Stinson
RE: LA QUINTA Y OCHO — 504 SW 8T" STREET, MIAMI I REQUEST FOR LAND USE CHANGE
Dear Ms. Gelabert-Sanchez:
The above -referenced application was reviewed under the 2003 Interlocal Agreement for Public School Facility
Planning (Interlocal Agreement) since the application was filed in June 2007, prior to the implementation of public
school concurrency. Pursuant to the Interlocal Agreement, the local government, development community and
School Board are to collaborate on options to address the impact of proposed residential development on public
schools where the proposed development would result in an increase in the schools' F.I.S.H. % utilization
(permanent and relocatable), in excess of 115%. Attached please find the School District's (District) analysis of
potential impact generated by the above referenced application. Please note that one of the impacted school
facilities meets the referenced review threshold. The proposed residential development will impact Riverside
Elementary currently operating at 131% of F.I.S.H. % utilization.
Additionally, at its April 13, 2005 meeting, the Board approved School District criteria that would allow District staff
to make recommendations on residential zoning applications that impact public schools beyond the 115% of FISH
capacity threshold (Review Criteria). In accordance with the Review Criteria established by the Board, the School
District determined that the payment of the required educational facilities impact fees for this proposed
development will be sufficient to mitigate the impacts at the affected schools. As such, a dialogue between the
School District and the above referenced applicant is not required. As a courtesy, the enclosed information is
provided for informational purposes only.
Thank you in advance for your cooperation in this matter. Should you have any questions, please contact me at
(305) 995-7287.
Sincerely,
Di'VIvian G i aamil
'rector
VGV: mo
L009
Enclosure
cc: Ms. Ana Rijo-Conde, AICP
Mr. Fernando Albuerne
Mr. Michael A. Levine
Mr. Ivan M. Rodriguez, R.A.
Facilities Planning
Ana Rijo-Conde, AICP, Planning Officer • 1450 N.E. 2nd Avenue, Suite 525 • Miami, Florida 33132
305-995-7285 • FAX 305-995-4760 • arijo@dadeschools.net
**REVISED**
SCHOOL IMPACT REVIEW ANALYSIS
July 8, 2008
APPLICATION: La Quinta y Ocho
REQUEST: Change Land Use from R-3 "Medium Density Multifamily
Residential' (65 DU/acre) and C-1 "Restricted Commercial" — Little
Havana Target Area (200 DU/acre)
ACRES:
LOCATION:
MSA/MULTIPLIER:
NUMBER OF
UNITS:
ESTIMATED STUDENT
POPULATION:
ELEMENTARY:
MIDDLE:
SENIOR HIGH:
1.38 net acres
504 SW 8 Street, Miami
5.2 /.18 Multifamily
186 multifamily
33*
16
7
10
SCHOOLS SERVING AREA OF APPLICATION
ELEMENTARY: Riverside Elementary — 1190 SW 2 Street
Frederick Douglass Elementary — 314 NW 12 Street
MIDDLE: Jose de Diego Middle — 3100 NW 5 Avenue
SENIOR HIGH: Booker T. Washington Senior High — 1200 NW 6 Avenue
All schools are located in Regional Center IV.
*Based on Census 2000 information provided by Miami -Dade County Department of Planning
and Zoning.
The following population and facility capacity data are as reported by the Office of
Information Technology, as of October 2007:
*Student population increase as a result of the proposed development
**Estimated number of students (cumulative) based on zoning/land use log (2001- present) and
assuming all approved developments are built; also assumes none of the prior cumulative
students are figured in current population.
Notes:
1) Figures above reflect the impact of the class size amendment.
2) Pursuant to the Interlocal Agreement, only Riverside Elementary meets the review
threshold.
PROPOSED RELIEF SCHOOLS
School
N/A
Funding year
OPERATING COSTS: Accounting to Financial Affairs, the average cost for K-12 grade students
amounts to $6,549 per student. The total annual operating cost for additional students residing
in this development, if approved, would total $275,058.
CAPITAL COSTS: Based on the State's July 2008 student station cost factors*, capital costs for
the estimated additional students to be generated by the proposed development are:
ELEMENTARY 8 x $19,188 = 153,504
MIDDLE Does not meet threshold
SENIOR HIGH Does not meet threshold
Total Potential Capital Cost $153,504
*Based on Information provided by the Florida Department of Education, Office of Educational
Facilities Budgeting. Cost per student station does not include land cost.
% UTILIZATION
% UTILIZATION
NUMBER OF
FISH DESIGN
FISH DESIGN
FISH DESIGN
PORTABLE
CAPACITY
STUDENT
CAPACITY
CAPACITY
STUDENT
PERMANENT AND
CUMULATIVE
POPULATION
PERMANENT
PERMANENT
STATIONS
RELCOATABLE
STUDENTS -
Riverside
984
131%
131
749
0
1,960
Elementary
994 *
133%
133%
Frederick
523
68%
55%
Douglass
772
172
1,437
Elementary
531 *
69%
56%
Jose de Diego
788
76%
76%
1,043
0
2,475
Middle
795 *
76%
76%
Booker T.
1,345
59%
59%
Washington
2,270
0
4,342
Senior
1,355 *
60%
60%
*Student population increase as a result of the proposed development
**Estimated number of students (cumulative) based on zoning/land use log (2001- present) and
assuming all approved developments are built; also assumes none of the prior cumulative
students are figured in current population.
Notes:
1) Figures above reflect the impact of the class size amendment.
2) Pursuant to the Interlocal Agreement, only Riverside Elementary meets the review
threshold.
PROPOSED RELIEF SCHOOLS
School
N/A
Funding year
OPERATING COSTS: Accounting to Financial Affairs, the average cost for K-12 grade students
amounts to $6,549 per student. The total annual operating cost for additional students residing
in this development, if approved, would total $275,058.
CAPITAL COSTS: Based on the State's July 2008 student station cost factors*, capital costs for
the estimated additional students to be generated by the proposed development are:
ELEMENTARY 8 x $19,188 = 153,504
MIDDLE Does not meet threshold
SENIOR HIGH Does not meet threshold
Total Potential Capital Cost $153,504
*Based on Information provided by the Florida Department of Education, Office of Educational
Facilities Budgeting. Cost per student station does not include land cost.
File Number: 07-00797mu
City Hall
3500 Pan American
Drive
Miami, FL 33133
www.miamigov.com
Final Action Date:
A RESOLUTION OF THE MIAMI COMMISSION, WITH ATTACHMENTS,
APPROVING WITH CONDITIONS. A MAJOR USE SPECIAL PERMIT FOR THE LA
QUINTA Y LA OCHO PROJECT PURSUANT TO ARTICLES 5, 9, 13, AND 17 OF
ZONING ORDINANCE NO. 11000, AS AMENDED, FOR THE LA QUINTA Y LA
OCHO PROJECT, TO BE LOCATED AT APPROXIMATELY 504 SOUTHWEST
8TH STREET, 826, 832 AND 844 SOUTHWEST 5TH AVENUE, 513, 515, 517, 521,
531, 541, 551, 561, AND 571 SOUTHWEST 9TH STREET, MIAMI. FLORIDA; THE
PROPOSED MAJOR USE SPECIAL PERMIT FOR LA QUINTA Y LA OCHO WILL
BE COMPRISED OF A MIXED USE MULTIFAMILY RESIDENTIAL BUILDING
WITH APPROXIMATELY 232 RESIDENTIAL UNITS, APPROXIMATELY 262,340
SQUARE FEET OF RESIDENTIAL FLOOR AREA, APPROXIMATELY 20,946
SQUARE FEET OF RETAIL FLOOR AREA, APPROXIMATELY 20,173 OF OFFICE
FLOOR AREA; AND APPROXIMATELY TOTAL OF 489 PARKING SPACES; WITH
AN APPROXIMATELY MAXIMUM HEIGHT OF 142 FEET 6 INCHES N.G.V.D.;
MAKING FINDINGS OF FACT AND STATING CONCLUSIONS OF LAW;
PROVIDING FOR BINDING EFFECT; CONTAINING A SEVERABILITY CLAUSE
AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, on Ben Fernandez, Esquire, on behalf of Brickell Sqaure, LLC (referred to as
"APPLICANT'), submitted a complete Application for Major Use Special Permit for La Quinta y La
Ocho project (File I D#: 07-00797mu) (referred to as 'PROJECT") pursuant to Articles 5, 9, 13, and 17
of Zoning Ordinance No. 11000, for the properties located at approximately -, Miami, Florida, as legally
described in "Exhibit A", attached and incorporated; and
WHEREAS, development of the Project requires the issuance of a Major Use Special Permit
pursuant to Article 17 of Zoning Ordinance No. 11000, the Zoning Ordinance of the City of Miami,
Florida, as amended; and
WHEREAS, the Large Scale Development Committee met on March 7, 2007 to consider the
proposed project and offer its input; and
WHEREAS, the Urban Development Review Board met on March 21, 2007, to consider the
proposed project and recommended approval; and
WHEREAS, the Miami Zoning Board, at its meeting on February 25, 2008, Item No. Z.3 -,
following an advertised public hearing, adopted Resolution No. 08-013 by a vote of six to three (6-3)
vote, recommending denial of Zoning Change classification as set forth; and
WHEREAS, the Miami Planning Advisory Board, at its meeting on July 16, 2008 Item No. P.5,
following an advertised public hearing, adopted Resolution No. PAB - by a vote of - to - (-),
recommending - of the Land Use Change; and
City of _Miami Page I of 11 Printed On: 71912008
City of Miami
_ P� r
*.._>.
° ° -
{fir
Legislation
f A I
PAB Resolution
File Number: 07-00797mu
City Hall
3500 Pan American
Drive
Miami, FL 33133
www.miamigov.com
Final Action Date:
A RESOLUTION OF THE MIAMI COMMISSION, WITH ATTACHMENTS,
APPROVING WITH CONDITIONS. A MAJOR USE SPECIAL PERMIT FOR THE LA
QUINTA Y LA OCHO PROJECT PURSUANT TO ARTICLES 5, 9, 13, AND 17 OF
ZONING ORDINANCE NO. 11000, AS AMENDED, FOR THE LA QUINTA Y LA
OCHO PROJECT, TO BE LOCATED AT APPROXIMATELY 504 SOUTHWEST
8TH STREET, 826, 832 AND 844 SOUTHWEST 5TH AVENUE, 513, 515, 517, 521,
531, 541, 551, 561, AND 571 SOUTHWEST 9TH STREET, MIAMI. FLORIDA; THE
PROPOSED MAJOR USE SPECIAL PERMIT FOR LA QUINTA Y LA OCHO WILL
BE COMPRISED OF A MIXED USE MULTIFAMILY RESIDENTIAL BUILDING
WITH APPROXIMATELY 232 RESIDENTIAL UNITS, APPROXIMATELY 262,340
SQUARE FEET OF RESIDENTIAL FLOOR AREA, APPROXIMATELY 20,946
SQUARE FEET OF RETAIL FLOOR AREA, APPROXIMATELY 20,173 OF OFFICE
FLOOR AREA; AND APPROXIMATELY TOTAL OF 489 PARKING SPACES; WITH
AN APPROXIMATELY MAXIMUM HEIGHT OF 142 FEET 6 INCHES N.G.V.D.;
MAKING FINDINGS OF FACT AND STATING CONCLUSIONS OF LAW;
PROVIDING FOR BINDING EFFECT; CONTAINING A SEVERABILITY CLAUSE
AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, on Ben Fernandez, Esquire, on behalf of Brickell Sqaure, LLC (referred to as
"APPLICANT'), submitted a complete Application for Major Use Special Permit for La Quinta y La
Ocho project (File I D#: 07-00797mu) (referred to as 'PROJECT") pursuant to Articles 5, 9, 13, and 17
of Zoning Ordinance No. 11000, for the properties located at approximately -, Miami, Florida, as legally
described in "Exhibit A", attached and incorporated; and
WHEREAS, development of the Project requires the issuance of a Major Use Special Permit
pursuant to Article 17 of Zoning Ordinance No. 11000, the Zoning Ordinance of the City of Miami,
Florida, as amended; and
WHEREAS, the Large Scale Development Committee met on March 7, 2007 to consider the
proposed project and offer its input; and
WHEREAS, the Urban Development Review Board met on March 21, 2007, to consider the
proposed project and recommended approval; and
WHEREAS, the Miami Zoning Board, at its meeting on February 25, 2008, Item No. Z.3 -,
following an advertised public hearing, adopted Resolution No. 08-013 by a vote of six to three (6-3)
vote, recommending denial of Zoning Change classification as set forth; and
WHEREAS, the Miami Planning Advisory Board, at its meeting on July 16, 2008 Item No. P.5,
following an advertised public hearing, adopted Resolution No. PAB - by a vote of - to - (-),
recommending - of the Land Use Change; and
City of _Miami Page I of 11 Printed On: 71912008
File Number: 07-00797mu
WHEREAS, the Miami Planning Advisory Board, at its meeting on July 16, 2008 Item No. P.6,
following an advertised public hearing, adopted Resolution No. PAB - by a vote of - to - (-),
recommending - of the Major Use Special Permit Development Order as hereinafter set forth; 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;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY OF MIAMI,
FLORIDA:
Section 1. The recitals and findings contained in the Preamble to this Resolution are adopted by
reference and incorporated as if fully set forth in this Section.
Section 2. A Major Use Special Permit Development Order, incorporated within, is approved
subject to the conditions specified in the Development Order, per Article 17 of Zoning Ordinance No.
11000, for the PROJECT to be developed by the APPLICANT, at approximately -, Miami, Florida, and
more particularly described on "Exhibit A," attached and incorporated.
Section 3. The PROJECT is approved for the construction of a - development ranging in height from
approximately - feet to - feet to be comprised of approximately - total multifamily residential units with
recreational amenities; approximately - square feet of retail space; and approximately - total parking
spaces; providing for certain floor area ratio ("FAR") bonuses.
Section 4. The Major Use Special Permit Application for the Project also encompasses the lower
ranking Special Permits as set forth in the Development Order.
Section 5. The findings of fact set forth below are made with respect to the subject PROJECT:
a. The PROJECT is in conformity with the adopted Miami Comprehensive Neighborhood Plan, as
amended.
b. The PROJECT is in accord with the proposed C-1 (Restricted Commercial) zoning
classification of Zoning Ordinance No. 11000, the Zoning Ordinance of the City of Miami, Florida, as
amended.
Pursuant to Section 1305.2 of the Zoning Ordinance, the specific site plan aspects of the
PROJECT that have been found by the City Commission (based upon facts and reports prepared or
submitted by staff or others) to adhere to the following Design Review Criteria subject to the any
applicable conditions in the Development Order herein:
DESIGN REVIEW CRITERIA
1) Site and Urban Planning:
(1) Respond to the physical contextual
environment taking into consideration
urban form and natural features;
(2) Siting should minimize the impact of automobile
parking and driveways on the pedestrian
environment and adjacent properties;
APPLICABILITY COMPLIANCE
Yes Yes
Yes Yes
City of Miami Page 2 of 11 Printed On: 71912008
File Number: 07-00797mu
(3) Buildings on corner lots should be
oriented to the corner and public street fronts Yes Yes
II) Architecture and Landscape Architecture:
APPLICABILITY
COMPLIANCE
(1) A project shall be designed to comply with
all applicable landscape ordinances;
Yes
Yes*
(2) Respond to the neighborhood context;
Yes
Yes*
(3) Create a transition in bulk and scale;
Yes
Yes
(4) Use architectural styles and details (such
as roof lines and fenestration), colors and
materials derivative from surrounding area;
Yes
Yes
(5) Articulate the building facade vertically
and horizontally in intervals that conform
to the existing structures in the vicinity.
Yes
Yes*
III) Pedestrian Oriented Development:
APPLICABILITY
COMPLIANCE
(1) Promote pedestrian interaction;
Yes
Yes
(2) Design facades that respond primarily to
the human scale;
Yes
Yes
(3) Provide active, not blank facades. Where
blank walls are unavoidable, they should
receive design treatment.
Yes
Yes*
IV) Streetscape and Open Space:
APPLICABILITY
COMPLIANCE
(1) Provide usable open space that allows for
convenient and visible pedestrian access
from the public sidewalk;
Yes
Yes
(2) Landscaping, including plant material, trellises,
special pavements, screen walls, planters and
similar features should be appropriately
incorporated to enhance the project.
Yes
Yes*
V) Vehicular Access and Parking:
APPLICABILITY
COMPLIANCE
(1) Design for pedestrian and vehicular safety
to minimize conflict points;
Yes
Yes
(2) Minimize the number and width of
driveways and curb cuts;
Yes
Yes
(3) Parking adjacent to a street front should be
minimized and where possible should be
located behind the building;
Yes
Yes
City of Miami Page 3 of 11 Printed On: 71912008
File Number: 07-00797mu
(4) Use surface parking areas as district buffer
VI) Screening:
(1) Provide landscaping that screen undesirable
elements, such as surface parking lots, and
that enhances space and architecture;
(2) Building sites should locate service elements
like trash dumpster, loading docks, and
mechanical equipment away from street front
where possible. When elements such as dumpsters,
utility meters, mechanical units and service areas
cannot be located away from the street front they
should be situated and screened from view to
street and adjacent properties;
(3) Screen parking garage structures with program
uses. Where program uses are not feasible soften
the garage structure with trellises, landscaping,
and/or other suitable design element.
VII) Signage and Lighting:
(1) Design signage appropriate for the scale and
character of the project and immediate neighborhood;
(2) Provide lighting as a design feature to the building
facade, on and around landscape areas, special
building or site features, and/or signage;
(3) Orient outside lighting to minimize glare to
adjacent properties;
(4) Provide visible signage identifying building
addresses at the entrance(s) as a functional
and aesthetic consideration.
VIII) Preservation of Natural Features:
(1) Preserve existing vegetation and/or geological
features whenever possible.
IX) Modification of Non conformities:
(1) For modifications of nonconforming
structures, no increase in the degree
of nonconformity shall be allowed;
(2) Modifications that conform to current
regulations shall be designed to
conform to the scale and context of
N/A
APPLICABILITY
Yes
Yes
Yes
APPLICABILITY
N/A
N/A
N/A
N/A
APPLICABILITY
Yes
APPLICABILITY
N/A
COMPLIANCE
Yes*
Yes
Yes
COMPLIANCE
COMPLIANCE
Yes
COMPLIANCE
City of Miami Page 4 of 11 Printed On: 71912008
File Number: 07-00797mu
the nonconforming structure. N/A
*Compliance is subject to conditions.
These findings have been made by the City Commission to approve this project with conditions.
d. The PROJECT is expected to cost approximately $80,100,000, and to employ approximately
588 workers during construction (FTE -Full Time Employees); The PROJECT will also result in the
creation of approximately 150 permanent new jobs (FTE) and will generate approximately $773,613
annually in tax revenues to the City (2006 dollars).
e. The City Commission further finds that:
(1) the PROJECT will have a favorable impact on the economy of the City;
(2) the PROJECT will efficiently use public transportation facilities;
(3) any potentially adverse effects of the PROJECT will be mitigated through compliance with
the conditions of this Major Use Special Permit;
(4) the PROJECT will favorably affect the need for people to find adequate housing reasonably
accessible to their places of employment;
(5) the PROJECT will efficiently use necessary public facilities;
(6) the PROJECT will not negatively impact the environment and natural resources of the City;
(7) the PROJECT will not adversely affect living conditions in the neighborhood;
(8) the PROJECT will not adversely affect public safety;
(9) based on the record presented and evidence presented, the public welfare will be served by
the PROJECT; and
(10) any potentially adverse effects of the PROJECT arising from safety and security, fire
protection and life safety, solid waste, heritage conservation, trees, shoreline development, minority
participation and employment, and minority contractor/subcontractor participation will be mitigated
through compliance with the conditions of this Major Use Special Permit.
Section 6. The Major Use Special Permit, as approved and amended, shall be binding upon the
APPLICANT and any successors in interest.
Section 7. The application for Major Use Special Permit, which was submitted on -, and on file with
the Planning Department of the City of Miami, Florida, shall be relied upon generally for administrative
interpretations and is incorporated by reference.
Section 8. The City Manager is directed to instruct the Planning Director to transmit a copy of this
Resolution and attachment to the APPLICANT.
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 PROJECT, incorporated within.
Section 10. The Major Use Special Permit Development Order for the PROJECT is granted and
issued.
Section 11. In the event that any portion or section of this Resolution or the Development Order 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 which shall remain in full force and effect.
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File Number: 07-00797mu
Section 12. The provisions approved for this Major Use Special Permit, as approved, shall
commence and become operative thirty (30) days after the adoption of the Resolution.
Section 13. This Major Use Special Permit, as approved, shall expire two (2) years from its
commencement and operative date.
Section 14. This Resolution shall become effective immediately upon its adoption and signature of
the Mayor. {1}
DEVELOPMENT ORDER
Let it be known that pursuant to Articles 5, 9, 13 and 17 of Ordinance No. 11000, the Zoning
Ordinance of the City of Miami, Florida, as amended (the "Zoning Ordinance"), the Commission of the
City of Miami, Florida, has considered in a public hearing, the issuance of a Major Use Special Permit
for - (File ID#: 07-00797mu), (hereinafter referred to as the "PROJECT") to be located at
approximately 504 SW 8th Street, 826, 832, and 844 SW 5th Avenue, 513, 515, 517, 521, 531, 541,
551, 561, and 571 SW 9th Street, Miami, Florida (see legal description on "Exhibit A", attached and
incorporated), is subject to any dedications, limitations, restrictions, reservations or easements of
record.
After due consideration of the recommendations of the Planning Advisory Board and after due
consideration of the consistency of this proposed development with the Miami Comprehensive
Neighborhood Plan, the City Commission has approved the PROJECT, and subject to the following
conditions approves the Major Use Special Permit and issues this Permit:
FINDINGS OF FACT
PROJECT DESCRIPTION:
The proposed PROJECT is a mixed use development to be located at approximately 504 SW 8th
Street, 826, 832, and 844 SW 5th Avenue, 513, 515, 517, 521, 531, 541, 551, 561, and 571 SW 9th
Street, Miami, Florida. The PROJECT is located on a gross lot area of approximately 3.01± acres and
a net lot area of approximately 2.34± acres of land (more specifically described on "Exhibit A",
incorporated herein by reference). The remainder of the PROJECT's Data Sheet is attached and
incorporated as "Exhibit B".
The proposed PROJECT will be approximately 142 feet and 6 inches in height to be comprised
of a mixed use multifamily residential building with approximately 232 total multifamily residential units
with recreational amenities; approximately 20,946 square feet of retail space; and approximately 20,173
square feet of office floor area with approximately 489 total off-street parking spaces; providing for
certain floor area ratio ("FAR") bonuses.
The Major Use Special Permit Application for the PROJECT also encompasses the following lower
ranking Special Permits:
MAJOR USE SPECIAL PERMITS
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File Number: 07-00797mu
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (1), for residential
development involving in excess of two hundred (200) units;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701. Definition (8) and ARTICLE 9,
Section 914, Sub -Section 914.1 Dwelling unit, square footage, and off-street parking bonuses for
contribution to Affordable Housing Trust Fund; exceptions, to allow an increase up to twenty (25)
percent of additional floor area as a development bonus of approximately 32,559 square feet, the user
shall make a non-refundable bonus developer contribution of an amount of $403,731.60 to the
Affordable Housing Trust Fund administered by the City of Miami;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (9) and ARTICLE 5,
Sect. 502. PUD districts; minimum area, maximum densities and maximum floor area ratios permitted
(a)(c), to allow up to 20 % increase of floor area ratio, for an increase of approximately 45,150 square
feet of floor area;
This MAJOR USE SPECIAL PERMIT encompasses the following Special Permits and Requests:
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 625.3, to allow the construction of a new
development in SD -25 districts;
CLASS II SPECIAL PERMIT, as per Article 4, Section 401, C-1 Restricted Commercial,
Class II Special Permits required, to allow an increase of the maximum allowed footprint of 40 % the
Gross Lot Area to 60% GLA;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 917.7.1, Reduction in parking requirements
for combinations of commercial and office uses on the same premises, To allow reduction up to ten
(10) percent of the total required parking spaces for combination of commercial and office uses;
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 625.9, Parking, reduction in overall
non-residential parking of up to ten (10) -percent may be granted pursuant to a Class II Special Permit
if metered parking is located along any street frontage adjacent to the proposed establishment, to
allow up to ten (10) percent reduction in parking requirement of non-residential parking;
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1512. Class II Special Permit required for
waiver of design standard and guidelines, to allow a waiver of City of Miami Off-street Parking Guides
& Standards, only for reduction of required backup distance in driveway isles from 23 feet to 21 feet;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 927. Temporary structures, occupancies, and
uses during construction, criteria for special permits, to allow temporary structures, occupancies, and
uses reasonably necessary for construction such as construction fence, covered walkway and if
encroaching public property must be approved by other city departments;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 906, Sub -Section 906.9. Temporary special
events; special permits; criteria, to allow temporary carnival, festival, fair or similar type event on
privately owned or City -owned land such as a ground breaking ceremony;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 916, Sub -Section 916.2.1. Temporary special
event parking, to allow parking for temporary special event such as ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918, Sub -Section 918.2. Temporary off-street
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File Number: 07-00797mu
offsite parking for construction crews, criteria, to allow temporary off-street offsite parking, for
construction crews working on a residential project under construction, within C-1 or more permissive
zoning district;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920, Sub -Section 920.1.2. Limitations on
occupancy of mobile homes, to allow parking of mobile homes, trailers or manufactured homes, when
authorized for security or other purposes in connection with land development such as construction
trailer(s) and other temporary construction offices such as watchman's quarters, leasing and sales
centers;
CLASS I SPECIAL PERMIT, as per, ARTICLE 10, Section 10.5, Sub -Section 10.5.4.3, C-1 Restricted
Commercial, Temporary Signs (3), to allow temporary development signs;
REQUEST, for waiver of CHAPTER 36 NOISE, Section 36-6 Construction Equipment (a) permitting
the operation of construction equipment exceeding the sound level of a reading of 0.79 weighted
average dBA at any time and/or day subject to the City Manager Exception pursuant to Section 36-6
(c) and all the applicable criteria;
REQUEST for applicable MAJOR USE SPECIAL PERMIT, that the following conditions be required at
the time of issuance of Shell Permit instead of at issuance of Foundation Permit:
- The requirement to record in the Public Records a Declaration of Covenants and/or Restrictions
providing that the ownership, operation and maintenance of all common areas and facilities will be
by the property owner and/or a mandatory property owner association;
- And the requirement to record in the Public Records a Unity of Title or a covenant in lieu of a Unity
of Title.
Pursuant to Articles 5, 9, 13 and 17 of Zoning Ordinance 11000, approval of the requested Major
Use Special Permit shall be considered sufficient for the subordinate permits requested and
referenced above as well as any other special approvals required by the City which may be required to
carry out the requested plans.
The PROJECT shall be constructed substantially in accordance with plans and design schematics
on file prepared by Chael, Cooper and Associates, P.A, signed and, dated April 22, 2008; the
landscape plan shall be implemented substantially in accordance with plans and design schematics on
file prepared by Witkin Design Group, signed and dated June 1, 2007; said design and landscape
plans may be permitted to be modified only to the extent necessary to comply with the conditions for
approval imposed herein; all modifications shall be subject to the review and approval of the Planning
Director prior to the issuance of any building permits; and
The PROJECT conforms to the requirements of the proposed C-1 (Restricted Commercial) and
SD -25 Overlay Special District zoning classifications, as contained in the Zoning Ordinance, the
Zoning Ordinance of the City of Miami, Florida, as amended. The proposed comprehensive plan future
land use designation on the subject property allows the proposed uses.
CONDITIONS
THE APPLICANT, ITS SUCCESSORS, AND/OR ASSIGNS, JOINTLY OR SEVERALLY,
PRIOR TO THE ISSUANCE OF ANY BUILDING PERMITS, SHALL COMPLY WITH THE
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FOLLOWING:
1) Meet all applicable building codes, land development regulations, ordinances and other laws
and pay all applicable fees due prior to the issuance of a building permit.
2) 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.
3) Obtain approval from, or provide a letter from the Department of Fire -Rescue indicating
APPLICANT'S coordination with members of the Fire Plan Review Section at the Department of
Fire -Rescue in the review of the scope of the 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.
4) Obtain approval from, or provide a letter of assurance from the Department of Solid Waste
that the PROJECT has addressed all concerns of the said Department prior to the obtainment of a
shell permit.
5) Comply with the Minority Participation and Employment Plan (including a
Contractor/Subcontractor Participation Plan) submitted to the City as part of the Application for
Development Approval, with the understanding that the APPLICANT must use its best efforts to follow
the provisions of the City's Minority/Women Business Affairs and Procurement Program as a guide.
6) Record the following in the Public Records of Dade County, Florida, prior to the issuance of
a Temporary Certificate of Occupancy or Certificate of Occupancy, a Declaration of Covenants and
Restrictions providing that the ownership, operation and maintenance of all common areas and
facilities will be by the property owner or a mandatory property owner association in perpetuity.
7) Prior to the issuance of a shell permit, provide the City with a recorded copy of the MUSP
permit resolution and development order, and further, an executed, record able unity of title or
covenant in lieu of unity of title agreement for the subject property; said agreement shall be subject to
the review and approval of the City Attorney's Office.
8) Provide the Planning Department with a temporary construction plan that includes the
following: a temporary construction parking plan, with an enforcement policy; a construction noise
management plan with an enforcement policy; and a maintenance plan for the temporary construction
site; said plan shall be subject to the review and approval by the Planning Department prior to the
issuance of any building permits and shall be enforced during construction activity. All construction
activity shall remain in full compliance with the provisions of the submitted construction plan; failure to
comply may lead to a suspension or revocation of this Major Use Special Permit.
9) In so far as this Major Use Special Permit includes the subordinate approval of a series of
Class I Special Permits for which specific details have not yet been developed or provided, the
applicant shall provide the Planning Department with all subordinate Class I Special Permit plans and
detailed requirements for final review and approval of each one prior to the issuance of any of the
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subordinate approvals required in order to carry out any of the requested activities and/or
improvements listed in this development order or captioned in the plans approved by it.
10) If the project is to be developed in phases, the Applicant shall submit an interim plan,
including a landscape plan, which addresses design details for the land occupying future phases of
this Project in the event that the future phases are not developed, said plan shall include a proposed
timetable and shall be subject to review and approval by the Planning Director.
11) Pursuant to design related comments received by the Planning Director, the applicant shall
meet the following conditions: (a) Verify the amount of encroachment allowed with the Zoning
Department; (b) Articulate the west fagade, exploring ways to treat the blank walls along this fagade;
and (c) Verify FEMA's finish floor requirements for the site and indicate how the design of the
colonnade and sidewalk will address these requirements.
12) Pursuant to comments by the City of Miami Public Works Department, the following
conditions shall be required of the applicant: (1) S.W. 8th Street- Coordinate replacement of broken
and damage concrete sidewalk, curb and gutter adjacent to the project site with Florida Department of
Transportation; (2) S.W. 9th Street - Construct new sidewalk and curb and gutter following the twenty
five (25) corner radius. Replace all damaged and broken sidewalk, curb and gutter and valley gutter on
the north side of a street adjacent to the project site; (3) S.W. 5th Avenue - Construct new sidewalk
and curb and gutter following the 25' corner radius at the intersection with S.W. 9th Street. Replace all
damaged and broken sidewalk, curb and gutter and valley gutter on the west side of the street
adjacent to the project site.
13) That the requested applictions for the FutureLand Use Change and Change of Zoning on
these properties are approved by the City Commission
14) The applicant shall record a covenant, sbect to review and approval by the city attorney,
within sixty (60) days of the effective date of this resolution, which states that in the event that this
Major Use Special Permit expires or is abandoned, any future development of the subject properties
shall require design review and approval by the Planning Director, utilizing the same criteria as the
original Major Use Special Permit.
15) Within 90 days of the effective date of this Development Order, record a certified copy of
the Development Order specifying that the Development Order runs with the land and is binding on the
Applicant, its successors, and assigns, jointly or severally.
THE CITY SHALL:
Establish the operative date of this Permit as being thirty (30) days from the date of its issuance;
the issuance date shall constitute the commencement of the thirty (30) day period to appeal from the
provisions of the Permit.
CONCLUSIONS OF LAW
The PROJECT, proposed by the APPLICANT, complies with the Miami Comprehensive
Neighborhood Plan, as amended, 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
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(3) the PROJECT will favorably affect the need for people to find adequate housing
reasonably accessible to their places of employment; and
(4) the PROJECT will efficiently use necessary public facilities; and
(5) the PROJECT will not negatively impact the environment and natural resources of the
City; and
(6) the PROJECT will not adversely affect public safety; and
(7) the public welfare will be served by the PROJECT; and
(8) any potentially adverse effects of the PROJECT will be mitigated through conditions of
this Major Use Special Permit.
The proposed development does not unreasonably interfere with the achievement of the objectives
of the adopted State Land Development Plan applicable to the City of Miami.
APPROVED AS TO FORM AND CORRECTNESS:
JULIE O. BRU
CITY ATTORNEY
Footnotes:
{1 } If the Mayor does not sign this Resolution, it shall become effective at the end of ten calendar days
from the date it was passed and adopted. If the Mayor vetoes this Resolution, it shall become
effective immediately upon override of the veto by the City Commission.
City of Miami Page 11 of 11 Printed On: 71912008
"Exhibit A"
LA QUINTA Y LA OCHO
Major Use Special Permit
504 SW 8th Street
Legal Description
Lots 1, 2, 3, 4, 5, and 6, less the north 10 feet, Block 61, of "CITY OF
SOUTH MIAMI SUBDIVISION", according to the Plat thereof as
recorded in Plat Book B, at Page 41, of the public records of Miami -
Dade County, Florida;
and
Lots, 13, 14, 15, 16, 17, 18, 19, and 20, Block 61, of "CITY OF SOUTH
MIAMI SUBDIVISION", according to the Plat thereof as recorded in
Plat Book B, at Page 41, of the public records of Miami -Dade
County, Florida.
"EXHIBIT B"
LA QUINTA Y LA OCHO
PROJECT DATA SHEET
• .Front (SW 8th Street)
ALLOWED
PROPOSED
ZONING
R3 (SD 12 Ovrx[ay)
CI (SD 25)
• Side (SW 5th Avenue)
C1 (SD 25 Overlay)
C1
CMMLOT AREA
131,250 SF
O+ap"
NET LOT AREA
102,000 SF
28' 6"
DENSITY (Little Havana Target Area)
200 Units/dere
13,676 SF
DENSITY
409 Units
232 Units
EAR (L72*GIA)
• Base FAR
225,750 SF
225,750 SF
• 20%, PUD increase
45,150 SF
45,130 SF
• 25% Affordable Housing [nerease
56,438 SF
32,559 SF
• 'TO T'AL FAR
327,335 SF
303,459 SF
• .Front (SW 8th Street)
10'-o"
l0'-0"
• Front (SW 9th Street)
lo' -o"
l0'-0"
• Side (SW 5th Avenue)
7'-6"
14'-tt.75"
• Side (lutcnor - Abutting C1)
0'-0"
O+ap"
• Side (Intexior - Abutting R3)
10,-0"
28' 6"
OPEN SPACE (.10*GLA)
13,125 SF
13,676 SF
BE11€ MING FOOTPRINT (.60GLA)
78,750 5F
77,252 SF
BUR DING R ErI&HT
TopofRoof
UNLOOT61
142'-6" NGVD
Top of Parapet
UNL.QY=D
146'-3" NGVD
Top of Monument
LTNL LLN=D
02-6" NGVD
SQUARE -FOOTAGE PROGRAM
+ Residential
262,340 SF
• Commercial
20,946 SF
• office
20,173 SF
OTOTAL
303,459 SF
RESIDENTIAL UNIT COUNT
+ 9th Street Apartments. 30 Units
•'18 - 3 Br
-12-2Br
• Liner 48 Units
+12 - Studio
+21-1Br
■15-2Br
• Tower 154 Units
-22 - Studio
•60 -1 Br
■72-2Br
• TOTAL
232 Units
•35 - Studio (535 SF)
•80 -1 Br (777 SF)
•99 - 2 Br (1080 SF)
■18 - 3 Bir (1332 SF)
PARKING
REQUIRED
PRO'V'IDED
• Residential Parking
349 Spaces
355 Spaces
(1 Space / Studio & I Br)
,2 Spaces/ 2 Br & 313x)
• Guest Parking
23 Spaces
23 Spaces
(1/10 Units)
• Commercial Parking
71 Spaces
71 Spaces
(1/300 SF)
+ Office Parking
68 Spaces
68 Spaces
(1/300 SF)
• E00l4 Decrease for Mix of Uses
-14 Spaces
14 Spaces
(Commercial & Office)
• 10% Decrease For On -street Parking
-14 Spaces
14 Spaces
(Com merciai & Office)
• Loading Berths
4 - 12' x 35'
x 15' 4 - Spaces 12' x 35'x 15'
• Accesible Parking
10 Spaces
10 Spaces
(2% of Total Per SF'Bq
0 TOTAL
483 Spaces
489 Spaces