HomeMy WebLinkAboutItem #2- 1700 Biscaynme Blv.PLANNING FACT SHEET
LEGISTAR FILE ID: 07-01268mu March 18, 2009 Item # P.2
APPLICANT A. Vicky Garcia -Toledo, Esquire, on behalf of Biscayne Arts, LLC,
Miami Proarts II, Inc. and Brickell North Investments, Inc.
REQUEST/LOCATION Consideration of a Major Use Special Permit for the 1700 Biscayne
Boulevard project, located approximately 1700 Biscayne Boulevard,
221, 235, 239 & 249 N. E. 17th Street and 222 & 230 NE 17th Terrace,
Miami, Florida
COMMISSION DISTRICT [Commissioner Sarnoff - District 2]
LEGAL DESCRIPTION See supporting documentation
PETITION A resolution of the Miami Planning Advisory Board recommending
approval or denial of a resolution of the Miami City Commission with
attachments, approving with conditions, a Major Use Special Permit
pursuant to Articles 13 and 17 of Zoning Ordinance No. 11000, as
amended, for the 1700 Biscayne Boulevard project, to be located at
approximately 1700 Biscayne Boulevard, 221, 235, 239 & 249
Northeast 17th Street and 222 & 230 Northeast 17th Terrace, Miami,
Florida, to construct a mixed use complex comprised of Tower # 1
facing Biscayne Boulevard housing 261 residential units and 289
hotel rooms for a total of 576,174 square feet of floor area and
Tower # 2 facing Northeast 2nd Avenue housing 358 residential
units with a total of 520,328 square feet of floor area. The project will
include 140,281 square feet of retail space and will provide a total of
approximately 1,369 off street parking spaces. Tower # 1 will have a
maximum height of 603 feet 0 inches A.G.L. (607 feet 0 inches
AMSL) at top of parapet. Tower # 2 will have a maximum height of
543 feet 0 inches A.G.L. (550 feet 0 inches AMSL) at top of parapet.
PLANNING RECOMMENDATION
BACKGROUND AND ANALYSIS
PLANNING ADVISORY BOARD
CITY COMMISSION
Approval with conditions
See supporting documentation
VOTE:
....................................................................................................................................................................................................................................................................................................................................
CITY OF MIAMI • PLANNING DEPARTMENT
444 SW 2ND AVENUE, 3RD FLOOR • MIAMI, FLORIDA, 33130
PHONE (305) 416-1500
....................................................................................................................................................................................................................................................................................................................................
Date Printed: 3/10/2009 Page 1
ANALYSIS
MAJOR USE SPECIAL PERMIT
for
1700 BISCAYNE BLVD
LOCATED AT APPROXIMATELY
1700 BISCAYNE BOULEVARD
LEGISTAR FILE ID: 07-01268mu
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami,
Florida, the subject proposal for the 1700 Biscayne Boulevard project, located at
approximately 1700 Biscayne Boulevard, 221, 235, 239 & 249 Northeast 17th Street and
222 & 230 Northeast 17th Terrace, Miami, Florida, has been reviewed to allow a Major
Use Special Permit per Articles 13 and 17, to construct a mixed use complex comprised
of Tower No. 1 facing Biscayne Blvd. housing 261 Residential units and 289 Hotel rooms
for a total of 576,174 square feet of floor area, and Tower No. 2 facing N.E. 2nd Avenue
housing 358 Residential units with a total of 520,328 square feet of floor area. The
project will include 140,281 square feet of retail space and will provide a total of
approximately 1,369 off street parking spaces. Tower No. 1 will have a maximum height
of 603 feet 0 inches A.G.L. (607 feet 0 inches AMSL) at top of parapet. Tower No. 2 will
have a maximum height of 543 feet 0 inches A.G.L. (550 feet 0 inches AMSL) at top of
parapet
This Permit also includes the following requests:
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 (7), to
allow any single use or combination of uses requiring or proposing to provide in excess
of five hundred (500) off-street parking spaces;
This Major Use Special Permit encompasses the following Special Permits and
Requests:
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 606.3.1, to allow a new
development in SD -6 Central Commercial -Residential district;
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 606.8.3, to allow residential
recreational space conforming to "The City of Miami Design Guides and Standards for
Open Space and Residential Recreational Space";
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 923.2.1, to allow reduction of
one (1) loading berth dimension from 12'x 35'x 15' to two (2) 10'x 20'x 15'.
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 927, 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 916, Sub -Section 916.2.1, to
allow parking for temporary special event such as ground breaking ceremonies;
07-01268mu
Pagel of 6
CLASS I SPECIAL PERMIT, as per, ARTICLE 15, Section 915.2, for FAA clearance
letter;
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 917.2.1, to allow valet parking
for residential use;
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 918.2, to allow temporary off-
street offsite parking for construction crews working on a commercial -residential project
under construction;
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 920.1, to allow a construction
trailer;
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 920.1.2, to allow a temporary
sales office trailer;
CLASS I SPECIAL PERMIT, as per ARTICLE 10, Section 10.6.3.6 (3) SD -6 Central
Commercial -Residential District, to allow temporary development sign;
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 to be qualified as a phased project by the Director of the Planning
Department.
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.
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 the proposed development project will benefit the area by creating
residential units, hotel rooms, and commercial uses along Biscayne Boulevard in the
DOWNTOWN NET District, located along NE 17th Street and NE 17th Terrace.
• It is found that the subject property is bounded by NE 2nd Avenue to the West;
Biscayne Boulevard, to the East; NE 17th Street, to the South, and the east portion of
the North side of the property is bounded by NE 17th Terrace (see supporting
documentation).
07-01268mu
Page 2 of 6
• 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 residential density of the project (769 units at 322 units
per acre) is below the maximum 1185 units (500 units per acre) on the 2.37± net
acre site.
• It is found that the total residential allowable floor area for the 3.51± gross acre site
at a Floor Area Ratio (FAR) of 7.2 is 1,100,239 square feet; and the provided
residential area is 1,100,236 square feet, which is within the allowed range.
• It is found that the maximum height of the proposed structure is unlimited. Pursuant
to Article 6, Section 606.9 "Height limitations".
• It is found that the proposed open space for the project (23,112 sq. ft. at 15.12%) is
above the minimum required open space (15,281 sq. ft. at 10% GLA) for this project.
• It is found that the proposed total number of parking spaces (approximately 1,369)
for the project is above the required number of 833 parking spaces.
• It is found that the Economic Impact Analysis, prepared by Lambert Advisory on
June 29, 21007 reflects that the project is expected to cost approximately
$505,500,000, and to employ approximately 1,520 workers during construction (FTE -
Full Time Employees); The project will also result in the creation of approximately
470 permanent new jobs (FTE) for building operations and will generate
approximately $3,492,531 annually in tax revenues to the City (2011 dollars).
• It is found that the Large Scale Development Committee reviewed the project on
December 10, 2008 to address the expressed technical concerns raised at said
Large Scale Development Committee meeting.
It is found that on November 24, 2008, the City of Miami Public Works Department
provided a review of the project and commented that: (1) Biscayne Boulevard:
Hardscape and landscaping improvements shall conform to Florida Department of
Transportation plans, Fin.Proj. No. 414624-1-52-01. A permit is required from the
F.D.O.T. for any work within the Biscayne Boulevard right-of-way; (2) NE 17 Street:
Replace damaged sidewalk, curb and -gutter on the north side of the roadway
adjacent to the project site. Construct new median curb on the perimeter of the
medians. Mill and resurface the west bound roadway lanes between Biscayne
Boulevard and NE 2 Avenue. Resod parkway planters and the medians; (3) NE 2
Avenue: Replace damaged sidewalk on the east side of the roadway adjacent to the
project site. Construct new curb and gutter on the eastside of the roadway adjacent
to the project site. Rebuild the north bound lanes between NE 17 Street and NE 17
Terrace to the centerline of the avenue to conform to the new gutter grade. Resod
parkway planters; (4) NE 17 Terrace: Replace damaged sidewalk on the south side
of the roadway adjacent to the project site. Construct new curb and gutter on the
south side of the roadway adjacent to the project site. Rebuild the eastbound lanes
between NE 2 Avenue to the east end of the project site to the centerline of the
terrace to conform to the new gutter grade. Resod parkway planters.
07-01268mu
Page 3 of 6
It is found that the proposed project was reviewed by the Internal Design Review
Committee on October 14, 2008, and the following revised pertinent comments were
made: Architecture- (1) The committee understands the combined use of perforated
metal, glass, louvers, kalwall, concrete and storefront systems is an effective solution
for screening the parking garage. If any of these materials is to be changed or the
ratio of transparent to solid is altered, the Planning Department reserves the right to
comment further; (2) Indicate the dimension of the openings in the perforated metal
screens proposed for the parking garage. It is essential that all views of cars, lights,
and mechanical equipment be screened from view on the street and from
neighboring properties; (3)Consider increasing the ratio of spandrel -glass to stucco
on the interior party walls that will for some time be clearly visible from Biscayne
Boulevard. Landscape (1) Indicate where relocated palms will be placed. Consider
improvements to the median along NE 17th Street where these palms may be
located.
It is found that Miami -Dade County Public Schools, on March 5, 2009, has
conducted a public school concurrency review for this application and has
determined that it DOES MEET (Concurrency Met) all applicable LOS Standards for
a Final Development order as adopted in the local Government's Educational
Element and incorporated in the Interlocal Agreement for Public School Facility
Planning.
• It is found that the proposed project was reviewed for design appropriateness by the
Urban Development Review Board on January 21, 2009, which recommended
approval.
• It is found that the proposed project height of 607 feet AMSL at the proposed
location does not meet the review criteria, and does not require a Height Analysis or
Letter of Determination from The Miami -Dade Aviation Department.
It is found that on January 9, 2009, the City's Traffic Consultant, URS Corp.,
provided a review (W.O. #002) of the Traffic Impact Analysis submitted by the
applicant and has found the traffic analysis sufficient with recommendations to
implement the following Transportation Control Measurements (TCM) in recognition
of utilizing the alternate modes of transportation and higher vehicle occupancy:
(1) Car pooling; (2) Ridesharing; (3) Bicycle racks; (4) Transit information to
residents and patrons.
It is found that Geosyntec Consultants conducted a Environmental Impact Analysis
for the project and states that "Geosyntec project team has not found that the
proposed project will result in an overall significant adverse impact to the
environment and natural resources at the Site".
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:
07-01268mu
Page 4 of 6
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 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.
07-01268mu
Page 5 of 6
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: Architecture: (1) Changes to the proposed
screening materials in the garage, including the ratio of transparent to solid, would need
to be reviewed and approved by the Planning Department; (2) Indicate the dimension of
the openings in the perforated metal screens proposed for the parking garage. It is
essential that all views of cars, lights, and mechanical equipment be screened from view
on the street and from neighboring properties; (3)Consider increasing the ratio of
spandrel -glass to stucco on the interior party walls that will for some time be clearly
visible from Biscayne Boulevard. Landscape: (1) Indicate where relocated palms will be
placed. Consider improvements to the median along NE 17th Street where these palms
may be located.
12) Pursuant to comments by the City of Miami Public Works Department, the
following conditions shall be required of the applicant: a) Public Works Department
provided a review of the project and commented that: (1) Biscayne Boulevard:
Hardscape and landscaping improvements shall conform to Florida Department of
Transportation plans, Fin.Proj. No. 414624-1-52-01. A permit is required from the
F.D.O.T. for any work within the Biscayne Boulevard right-of-way; (2) NE 17 Street:
Replace damaged sidewalk, curb and -gutter on the north side of the roadway adjacent
to the project site. Construct new median curb on the perimeter of the medians. Mill and
resurface the west bound roadway lanes between Biscayne Boulevard and NE 2
Avenue. Re .. sod parkway planters and the medians; (3) NE 2 Avenue: Replace
damaged sidewalk on the east side of the roadway adjacent to the project site. Construct
new curb and gutter on the eastside of the roadway adjacent to the project site. Rebuild
the north bound lanes between NE 17 Street and NE 17 Terrace to the centerline of the
avenue to conform to the new gutter grade. Resod parkway planters; (4) NE 17 Terrace:
Replace damaged sidewalk on the south side of the roadway adjacent to the project site.
Construct new curb and gutter on the south side of the roadway adjacent to the project
site. Rebuild the eastbound lanes between NE 2 Avenue to the east end of the project
site to the centerline of the terrace to conform to the new gutter grade. Resod parkway
planters.
13) Pursuant to comments of the City's Traffic Consultant, URS Corp., the City of
Miami Transportation Office, shall review and approve the following identified
Transportation Control Measures (TCM) in recognition of utilizing the alternate modes of
transportation and higher vehicle occupancy: (1) Promote carpooling, (2) Ridesharing
programs; (3) Provide easily accessible bicycle racks within the facility; and (4) Provide
transit information for residents and patrons.
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.
07-01268mu
Page 6 of 6
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Projects in the Vicinity
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No.
Name
Use
Units
Status
1
1650 Biscayne Boulevard (Cardinal
Mixed use (Res.& Retail &
896
APPROVED PROJECTS
Symphony)
Office)
2
Ellipse
Mixed Use: Residential &
267
APPROVED PROJECTS
Retail
3
Hotel de ]'Opera (Miramar Centre -
Hotel
APPROVED PROJECTS
Phase III)
4
Omni Development
Mixed Use: Residential &
4208
APPROVED PROJECTS
Retail
5
Urbana Tower
Mixed Use: Residential,
100
APPLICATION PHASE
Retail & Office
C I T Y O F M I A M
P L A N N I N G D E P A R T M E N T
PRE -APPLICATION DESIGN REVIEW COMMENTS
MUSP SPECIAL PERMIT
IDR -07-041
1700 BISCAYNE BOULEVARD
1700 BISCAYNE BLVD.
NET DISTRICT: DOWNTOWN
10.14.2008
City of Miami Vision Statement: `To Be an International City wbicb Embodies Diversity, Economic Qpportunity, Effective
Customer Service and a Higbly Rated Quality 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.
Urban Design
• The committee appreciates the provision of public open space in this proposal. If said open space is
diminished or not provided, we ask that the building follow more closely the street edge in order to
create a continuous street wall.
Architecture
The committee understands the combined use of perforated metal, glass, louvers, kalwall, concrete
and storefront systems is an effective solution for screening the parking garage. If any of these
materials is to be changed or the ratio of transparent to solid is altered, the Planning Department
reserves the right to comment further. We generally discourage the use of metal grillwork along street
fronts, but is acceptable in the framework of the design as proposed.
Please indicate the dimension of the openings in the perforated metal screens proposed for the
parking garage. It is essential that all views of cars, lights, and mechanical equipment be screened from
view on the street and from neighboring properties.
Consider increasing the ratio of spandrel -glass to stucco on the interior party walls that will for some
time be clearly visible from Biscayne Boulevard.
Landscape
• Indicate where relocated palms will be placed. Consider improvements to the median along NE 17'
Street where these palms may be located.
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 j
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
January 9, 2009 _ r !R1 MEN
Via Fax and US Mail
v
Ms. Lilia I. Medina, AICP
Assistant Transportation Coordinator
City of Miami, Office of the City Manager/Transportation
444 SW 2nd Avenue (10th Floor)
Miami, Florida 33130
Re: 1700 Biscayne Blvd MUSP
Sufficiency Letter — Review # 002
Dear Ms. Medina:
Subsequent to our December 9, 2008 review comments for the subject project, we have received a
response letter and a revised report from Richard Garcia and Associates Inc. (RGA) dated January
7, 2009. A copy of RGA's response letter is attached herewith.
At this time, we conclude that the traffic impact report meets all the traffic requirements and the
study is found to be sufficient.
Please note the traffic study identifies following Transportation Control Measures (TCM) in
recognition of utilizing the alternate modes of transportation and higher vehicle occupancy:
1. Car pooling;
2. Ridesharing;
3. Bicycle racks;
4. Transit information to residents and patrons.
The development approval should be conditioned upon this TCM plan being implemented to
recognize the credits given towards the transportation concurrency management. Should you have
any questions, please call Ms. Geysa Sosa or me at 954.739.1881.
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Attachment
Cc: Mr. Antonio E. Perez, Planner ll, City of Miami Planning (Fax: 305.416.1443)
Mr. Richard Garcia, Richard Garcia & Associates (Fax: 305-675-6474)
URS Corporation
3343 West Commercial Boulevard
Suite 100
Fort Lauderdale, FL 33309
Tel: 954.739.1881
Fax: 954:739.1789
TO:
Ana Gelabert-Sanchez, Director
Planning Department
CITY OF MIAMI, FLORIDA
INTER -OFFICE MEMORANDUM
FROM:
Stephanie N. Grindell, P.E., Director
Public Works Department
DATE:
SUBJECT:
REFERENCES:
ENCLOSURES:
November 24, 2008 FILE
Large Scale Development Review -
1700 Biscayne Boulevard
The Public Works Department has reviewed the Large Scale Development plans for the development entitled
1700 Biscayne Boulevard and has the following comments.
1. Twenty five (25) foot corner radius dedications are required at the intersections of NE 17 Street_ and NE
2 Avenue and at NE 17 Terrace and NE 2 Avenue. A twenty five (25) foot corner radius has already
been dedicated at the intersection of NE 17 Street and Biscayne Boulevard. Verify that the area within
the new corner radius dedications has not been included in the Net Area calculation for the site.
2. The sidewalk profile grade along NE 17 Street between NE 2 Avenue and Biscayne Boulevard varies
from 8.20 feet to 4.13 feet. Since the proposed top of slab for the ground floor pedestal appears to be
level, the vertical difference between private property and the public sidewalk varies from 0 to 4 feet.
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.
3. The maneuvering space provided for the 12 foot by 55 foot truck loading stall is limited. Provide a truck
. turning path diagram (Auto Turn or equivalent) for the loading stall garage.
4. The maximum slope for a driveway ramp sloping downward toward the street is 1:10 for the last 20. feet
to the property line. All stormwater must be retained on site including the driveways and plazas on
private property adjacent to the public streets. All plazas and driveways must 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.
5. 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.
6. The stacked, 32 foot deep valet parking spaces do not conform to the minimum parking stall depth
contained in the City's "Off Street Parking Guides and Standards" (single space 18 feet deep, two spaces
stacked is 36 feet). Obtain a determination from the Zoning Administrator.
Large Scale Development Review- 1700 Biscayne Boulevard
November 24, 2008
Page 2 of 3
7. 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.
8. 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.
9. All greenspace and landscaping required by the Zoning Ordinace 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.
10. City of Miami driveway entrances, in compliance with A.D.A. standards, shall be required. Continous
sidewalk is required across driveway entrances. A copy of the standard detail may be obtained from the
Public Works Department.
11. A permit is required from the Florida Department of Transportation for any work within the Biscayne
Boulevard right-of-way.
12. The street intersection visibility triangles are measured along the base building line. Proposed street
trees may not be located within the visibility triangle. The locations of four proposed Wild Tamarind
trees at the street intersections must be eliminated or adjusted out of the visibility triangles.
13. 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 the Public Works Department
at (305) 41.6-1200 or www.dep.state.fl.us./water/stonnwater/npdes.
In addition to these comments, the Public Works Department willrequire the following street improvements:
Biscayne Boulevard: Hardscape and landscaping improvements shall conform to Florida Department of
Transportation plans, Fin.Proj. No. 414624-1-52-01. A permit is required from the F.D.O.T. for any work
within the Biscayne Boulevard right-of-way.
NE 17 Street: Replace damaged sidewalk, curb and gutter on the north side of the roadway adjacent to the
project site. Construct new median curb on the perimeter of the medians. Mill and resurface the west bound
roadway lanes between Biscayne Boulevard and NE 2 Avenue. Re -sod parkway planters and the medians.
NE 2 Avenue: Replace damaged sidewalk on the east side of the roadway adjacent to the project site. Construct
new curb and gutter on the eastside of the roadway adjacent to the project site. Rebuild the north bound lanes
n Large Scale Development Review--- 1700 Biscayne Boulevard
November 24, 2008
Page 3 of 3
between NE 17 Street and NE 17 Terrace to the centerline of the avenue to conform to the new gutter grade. Re-
sod parkway planters.
NE 17 Terrace: Replace damaged sidewalk on the south side of the roadway adjacent to the project site.
Construct new curb and gutter on the south side of the roadway adjacent to the project site. Rebuild the
eastbound lanes between NE 2 Avenue to the east end of the project site to the centerline of the terrace to
conform to the new gutter grade. Re -sod parkway planters.
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. The streets and avenues adjacent to the project sitemust be clear of
dust and construction debris at all times. Construct A.D.A. compliant handicap ramps at the street intersections
adjacent to the project site.
If you have any questions concerning these comments, please call Mr. Leonard Helmers, Professional
Engineering IV, at extension 1221.
SNG&cdt
c: ZYSCOVICH ARCITECTS
100 North Biscayne Boulevard, 27th Floor
Miami, FL 33132-2304
Stephanie Grindell, P. E., Director of Public Works
Lourdes Slazyk, Zoning Administrator, Zoning Dept.
Roberto Lavernia, Chief of Land Development, Planning Dept.
be: Development.and Roadway Plan Section
Central
C
I
T
Y
Absent
O
F
❑
M.
I
A
M
I
P L
A
N
N I
N
G
D
E
P A
R
T
M E
N T
URBAN DEVELOPMENT REVIEW BOARD (DDRB)
1 /21 /2009
Resolution for Recommendation to the Director of Planning
Item No. 1: 1700 Biscayne Boulevard
A motion was made by Robert Behar and seconded by Dean Lewis for a resolution recommending to the
Director of the Department of Planning approval with conditions for a Major Use Special Permit for the project
1700 Biscayne Boulevard located at 1700 Biscayne Boulevard with a vote of 4 to 0.
Vote List:
Yes
No
Recused
Absent
Todd B. Tragash, Chairman
❑
❑
❑
N
Julio Diaz, vice Chairman
N
❑
❑
❑
Robert Behar
N
❑
❑
❑
Willy Bermello
❑
❑
❑
N
Robin Bosco
❑
❑
❑
N
Carlos Jurado
❑
❑
❑
N
Dean Lewis
N
❑
❑
❑
Rudolph Moreno
N
❑
❑
❑
Dr. Augusto Newell
❑
❑
❑
N
Ernesto Santos
❑
❑
❑
N
Conditions:
• Create a continuous paving pattern from the back of curb into the private plaza and walkway spaces.
• Conceal all cooling towers on top of buildings from view of other structures.
Alexander Adams, UDRB Officer
MIR
MIAMI INTERNATIONAL AIRPORT_
Commercial Airport:
Miami International Airport
General Aviation Airports:
Dade-CollierTraining &Transition
Homestead General
Kendall-Tamiami Executive
Opa-locka
Opa-locka West
Mr. James Goldstein
Brickell North Investments, Inc.
1475 W Cypress Creek Road, Suite 202
Fort Lauderdale, FL 33309
December 5, 2008
Miami -Dade Aviation Department
P.O. Box 025504
Miami, Florida 33102-5504
T 305-876-7000 F 305-876-0948
www.miami-airport.com
miamidade.gov
RE: Determination Number DN -08-11-090 Land Use Zoning and Airspace Analysis for
1700 Biscayne Boulevard (Large Scale Application)
Dear Mr. Goldstein:
The Miami -Dade Aviation Department (MDAD)
zoning/airspace analysis and determination for
Boulevard, Miami; Florida.
Land Use Review:
is in receipt of your submittal for a land use
two buildings located at 1700 Biscayne
Based on the available information, MDAD has determined that a residential/hotel building
(Tower 1) and residential building (Tower 2) at the referenced location is compatible with
operations from Miami International Airport.
Airspace Review:
Our review finds that the maximum height of 607 feet AMSL (Above Mean Sea Level) for
Tower 1 and 550 feet AMSL for Tower 2 at this location conforms to the amended Miami
International. Airport (Wilcox Field) Zoning Ordinance, approved by the Miami Dade County
Commission on July 2007.
This height determination is an estimate issued on a preliminary or advisory basis: Please note
that as a preliminary height determination it does not constitute approval by MDAD for
construction until coordination and a "No -Hazard" determination from, the.,:Federal:Aviaton
;a .
Administration (FAA) is obtained. Please note, any proposed construction; .fit til ;s rlocatib
reaching or exceeding 200 feet AMSL (Above Mean Sea Level) is req'uired-46,$e'fif d.'.,'
Federal 'Notice""', _ft
ion
Aviation Administration (FAA) using Form 7460-1 Qf E pposed` Con`st'ruction
. ..:. .,: arP ✓�'a'a > :'a,',".v=.r^` F. •t.� i'i �`via;
AltPratinn forT)Ptarminatinn nfTKnnwn TTP7srr1S'
Mr. James Goldstein
December 5, 2008
Page 2
In addition, any construction cranes for this project at this location reaching or exceeding 200
feet AMSL must be filed by the construction contractor using the same form, Thus, for any crane
reaching or exceeding 200 feet AMSL, FAA form 7460-1 must be filed. The form is available
through this office or through the FAA website: https:Hoeaaa.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 applicant may "e -file" online at
https:Hoeaaa.faa.gov. In addition, MDAD's Planning Division must review and approve the
construction cranes height and locations associated with this construction project. The crane
operator is required to complete a permissible crane height determination form which may be
found on the MDAD webpage at the following location: http://www.miami-
iLrpgrt..com/html/mig, Ianning_forms�.and.,maps,html (select "Permissible Crane Height
Determination Form"). The completed form is to be submitted to MDAD's Planning Division
allowing for 5 days to review and approve the crane(s).
Based on the above, MDAD would not object to a proposed structure height that conforms to the
Miami International Airport (Wilcox Field) Zoning Ordinance as long as:
1) The FAA determines that the construction of a building at the above mentioned
height will not diminish or affect the safety, efficiency or capacity of the Miami
International Airport in any way; and
2) The FAA.issues a "Determination of No Hazard" for this project and location; and
3) An interested party does not file a "petition for review" to the FAA's aeronautical
study that has yet to be completed for this project and location.
Please note that the airspace review process is governed by two different regulations: the Code
of Miami -Dade County Article XXXVII, Miami International Airport (Wilcox Field) Zoning,
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 Aviation Department or the applicable
municipal building official determines whether the County's height limitations are met, and FAA
determines whether FAA building, marking and height requirements are met, It is the
responsibility of the Aviation Department to administer and enforce the regulations prescribed in
the Miami International Airport (Wilcox Field) Zoning Ordinance.
Furthermore, please note that upon completion of this project, no Certificate of Use and
Certificate of Occupancy shall be issued by a municipality or Miami -Dade County until approval
is obtained by this office certifying that the structure for this development was built no higher
that the maximum height approved by this letter. The approval shall be issued by this office after
submittal by applicant of the required information as outlined in the Miami
Mr. James Goldstein
December 5, 2008
Page 3
International Airport (Wilcox Field) Zoning Ordinance, Section 33-349 Airspace Approvals,
Paragraph A, Subsection 2,
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 locations/layouts or heights will
void this determination. Any future construction or alteration, including an increase to heights
requires separate notice to the FAA and MDAD.
Should you have any questions, please feel free tpxcotact me at 305-876-8080.
Si
L. Ramos, R.A.
of Aviation Planning Section
C: Max Fajardo
Sunil Harman
Renee Bergeron
Marc C. LaFerrier, Department of Planning and Zoning
Damon Holness, Department of Planning and Zoning
Orlando Toledo, City of Miami
Lourdes Slazyk, City of Miami
Antonio E. Perez, City of Miami
Aldo Reyes, City of Miami Zoning Chief Inspector
Francisco R. Gonzalez, City of Miami Zoning Plans Reviewer
Cesar Perez, FAA OE Airspace Specialist
File Zoning
Superintendent of Schools
Alberto M. Carvalho
March 5, 2009
Ms. Vicky Garcia -Toledo c/o
1700 Biscayne Blvd.
200 S. Biscayne Blvd., Suite 2500
Miami, Florida 33139
RE: PUBLIC SCHOOL CONCURRENCY DETERMINATION
1700 BISCAYNE BLVD.
Dear Applicant:
Miami -Dade County School Board
Agustin J. Barrera, Chair
Perla Tabares Hantman, Vice Chair
Renier Diaz de la Portilla
Evelyn Langlieb Greer
Dr. VVflbert "Tee" Holloway
Dr. Martin Karp
Ana Rivas Logan
Dr. Marta Perez
Dr. Solomon C. Stinson
Pursuant to State Statutes and the 2008 Amended and Restated Interlocal Agreement for Public
School Facility Planning, the above -referenced residential development application was
reviewed for compliance with Public School Concurrency. Accordingly, attached please find the
School District's Concurrency Determination Analysis. As you will note, the applicable Level of
Service (LOS) standards of 100% Florida Inventory of School Housing (FISH) have been met at
the three school levels and as such, capacity has been reserved for a one year period, under
Master Concurrency Number MA0109021800095.
The reservation term will expire on February 27, 2009 and may be extended for a maximum of
five (5) one-year intervals, for a total school concurrency reservation period of six years.
Extensions may be requested 120 days prior to the expiration date, via email address
concurrency @dadeschools.net. Extensions will be granted, upon payment of the corresponding
review fee and acknowledgement from the local government. However, the reservation period
may not exceed the term of the development approval issued by the City of Miami.
Should you have any questions,
IMR:mo
L-362
Attachment
cc: Ms. Ana Rijo-Conde, AICP
Mr. Fernando Albuerne
MS. Vivian G. Villaamil
995-4501.
Local Government
School Concurrency Master File
Facilities Planning
Ana Rijo-Conde, AICP, Planning Officer • 1450 N.E.2°d Avenue, Suite 525 • Miami, Florida 33132
305-995-7285 • FAX 305-995-4760 • Adjo@dadeschools.net
Konturrency Management System (CMS)
Miami Dade County Public Schools
Miami -Dade County Public Schools
Concurrency Management System
School Concurrency Determination
MDCPS Application Number: SP0109021800095 Local Government (LG): Miami
Date Application Received: 2/18/2009 3:25:51 PM LG Application Number: 07-01268mu
Type of Application: Site Plan Sub Type: Redevelooment
Applicant's Name: 1700 Biscayne Blvd MUSP c/o A. Vicki Garcia -Toledo
Address/Location: 200 S. Biscayne Blvd., Ste 2500, Miami, FL 33139
Master Folio Number: 0132310050100
Additional Folio Number(s): 0132310050110, 0132310050120, 0132310050130, 0132310050140,
0132310050150, 0132310030160, 0132310030150,
PROPOSED # OF UNITS 619
SINGLE-FAMILY DETACHED 0
UNITS: —
SINGLE-FAMILY ATTACHED 0
UNITS: —
MULTIFAMILY UNITS: 619
CONCURRENCY SERVICE AREA SCHOOLS
CSA
Facility Name
Net Available
Seats
Seats
LOS
Source
Id
Capacity
Required
Taken
Met
Type
5931
PHILLIS WHEATLEY ELEMENTARY
212
69
69
YES
Current
CSA
6361
JOSE DE DIEGO MIDDLE
223
34
34
YES
Current
CSA
7791
BOOKER T WASHINGTON SENIOR
815
I
44
I
44
I
YES
Current
HIGH
CSA
ADJACENT SERVICE AREA SCHOOLS
*An Impact reduction of 11.84% included for charter and magnet schools (Schools of Choice).
MDCPS has conducted a public school concurrency review for this application and has determined that it DOES
MEET (Concurrency Met) all applicable LOS Standards for a Final Development order as adopted in the local
Government's Educational Element and incorporated in the Interlocal Agreement for Public School Facility Planning
in Miami -Dade ounty.
Master Total
Concurrency MA0109021800095 Number 619
Number: of Units:
Issue Date: 2/27/2009 :59:09 AM Capacity EI m nta I Mi dl 4 Senior: 44
Reserved:
Expiratio4CPS
10 : A
Date:
t
dmi istrator MDCPS Authorize=ture
1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7634 / 305-995-4760 fax /
concurrency@dadeschools.net
File Number: 07-01268mu
City Hall
3500 Pan American
Drive
Miami, FL 33133
www.miamigov.com
Final Action Date:
A RESOLUTION OF THE MIAMI PLANNING ADVISORY BOARD
RECOMMENDING APPROVAL OR DENIAL OF A RESOLUTION OF THE MIAMI
CITY COMMISSION WITH ATTACHMENTS, APPROVING WITH CONDITIONS, A
MAJOR USE SPECIAL PERMIT PURSUANT TO ARTICLES13 AND 170F
ZONING ORDINANCE NO. 11000, AS AMENDED, FOR THE 1700 BISCAYNE
BOULEVARD PROJECT, TO BE LOCATED AT APPROXIMATELY 1700
BISCAYNE BOULEVARD, 221, 235, 239& 249 NORTHEAST 17TH STREET AND
222& 230 NORTHEAST 17TH TERRACE, MIAMI, FLORIDA, TO CONSTRUCT A
MIXED USE COMPLEX COMPRISED OF TOWER # 1 FACING BISCAYNE
BOULEVARD. HOUSING 261 RESIDENTIAL UNITS AND 289 HOTEL ROOMS
FOR A TOTAL OF 576,174 SQUARE FEET OF FLOOR AREA AND TOWER # 2
FACING NORTHEAST 2ND AVENUE HOUSING 358 RESIDENTIAL UNITS WITH
A TOTAL OF 520,328 SQUARE FEET OF FLOOR AREA. THE PROJECT WILL
INCLUDE 140,281 SQUARE FEET OF RETAIL SPACE AND WILL PROVIDE A
TOTAL OF APPROXIMATELY 1,369 OFF STREET PARKING SPACES. TOWER #
1 WILL HAVE A MAXIMUM HEIGHT OF 603 FEET 0 INCHES A.G.L. (607 FEET 0
INCHES AMSL) AT TOP OF PARAPET. TOWER # 2 WILL HAVE A MAXIMUM
HEIGHT OF 543 FEET 0 INCHES A.G.L. (550 FEET 0 INCHES AMSL) AT TOP OF
PARAPET; 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 October 3, 2007, A. Vicky Garcia -Toledo, Esquire, on behalf of Biscayne Arts,
LLC, Miami Proarts II, Inc. and Brickell North Investments, Inc. (referred to as "APPLICANT"),
submitted a complete Application for Major Use Special Permit for 1700 Biscayne Boulevard (referred
to as "PROJECT') pursuant to Articles 13 and 17 of Zoning Ordinance No. 11000, for the properties
located at approximately 1700 Biscayne Boulevard, 221, 235, 239 & 249 N.E. 17th Street and 222 &
230 NE 17th Terrace, 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 December 10, 2008 to consider
the proposed project and offer its input; and
WHEREAS, the Urban Development Review Board met on January 21, 2009, to consider the
proposed project and recommended approval; and
WHEREAS, the Miami Planning Advisory Board, at its meeting held on March 18, 2009 Item
No. P.2, following an advertised public hearing, adopted Resolution No. PAB * * by a vote of --- to --- (*
City of Miami Page I of 12 Printed On: 311012009
City of Miami
rs r
c
Legislation
PAB Resolution
File Number: 07-01268mu
City Hall
3500 Pan American
Drive
Miami, FL 33133
www.miamigov.com
Final Action Date:
A RESOLUTION OF THE MIAMI PLANNING ADVISORY BOARD
RECOMMENDING APPROVAL OR DENIAL OF A RESOLUTION OF THE MIAMI
CITY COMMISSION WITH ATTACHMENTS, APPROVING WITH CONDITIONS, A
MAJOR USE SPECIAL PERMIT PURSUANT TO ARTICLES13 AND 170F
ZONING ORDINANCE NO. 11000, AS AMENDED, FOR THE 1700 BISCAYNE
BOULEVARD PROJECT, TO BE LOCATED AT APPROXIMATELY 1700
BISCAYNE BOULEVARD, 221, 235, 239& 249 NORTHEAST 17TH STREET AND
222& 230 NORTHEAST 17TH TERRACE, MIAMI, FLORIDA, TO CONSTRUCT A
MIXED USE COMPLEX COMPRISED OF TOWER # 1 FACING BISCAYNE
BOULEVARD. HOUSING 261 RESIDENTIAL UNITS AND 289 HOTEL ROOMS
FOR A TOTAL OF 576,174 SQUARE FEET OF FLOOR AREA AND TOWER # 2
FACING NORTHEAST 2ND AVENUE HOUSING 358 RESIDENTIAL UNITS WITH
A TOTAL OF 520,328 SQUARE FEET OF FLOOR AREA. THE PROJECT WILL
INCLUDE 140,281 SQUARE FEET OF RETAIL SPACE AND WILL PROVIDE A
TOTAL OF APPROXIMATELY 1,369 OFF STREET PARKING SPACES. TOWER #
1 WILL HAVE A MAXIMUM HEIGHT OF 603 FEET 0 INCHES A.G.L. (607 FEET 0
INCHES AMSL) AT TOP OF PARAPET. TOWER # 2 WILL HAVE A MAXIMUM
HEIGHT OF 543 FEET 0 INCHES A.G.L. (550 FEET 0 INCHES AMSL) AT TOP OF
PARAPET; 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 October 3, 2007, A. Vicky Garcia -Toledo, Esquire, on behalf of Biscayne Arts,
LLC, Miami Proarts II, Inc. and Brickell North Investments, Inc. (referred to as "APPLICANT"),
submitted a complete Application for Major Use Special Permit for 1700 Biscayne Boulevard (referred
to as "PROJECT') pursuant to Articles 13 and 17 of Zoning Ordinance No. 11000, for the properties
located at approximately 1700 Biscayne Boulevard, 221, 235, 239 & 249 N.E. 17th Street and 222 &
230 NE 17th Terrace, 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 December 10, 2008 to consider
the proposed project and offer its input; and
WHEREAS, the Urban Development Review Board met on January 21, 2009, to consider the
proposed project and recommended approval; and
WHEREAS, the Miami Planning Advisory Board, at its meeting held on March 18, 2009 Item
No. P.2, following an advertised public hearing, adopted Resolution No. PAB * * by a vote of --- to --- (*
City of Miami Page I of 12 Printed On: 311012009
File Number: 07-01268mu
-*), recommending approval with conditions as presented in the Major Use Special Permit
Development Order as attached and incorporated; and
WHEREAS, the City Commission deems it advisable and in the best interest of the general
welfare of the City of Miami to issue 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, located at approximately 1700 Biscayne
Boulevard, 221, 235, 239 & 249 N.E. 17th Street and 222 & 230 NE 17th Terrace, Miami, Florida,
more particularly described on "Exhibit A," attached and incorporated.
Section 3. The PROJECT is approved for the construction of a mixed use complex comprised
of Tower # 1 facing Biscayne Boulevard housing 261 residential units and 289 hotel rooms for a total
of 576,174 square feet of floor area and Tower # 2 facing Northeast 2nd Ave. housing 358 residential
units with a total of 520,328 square feet of floor area; approximately 140,281 square feet of retail
space and will provide a total of approximately 1,369 off street parking spaces. Tower # 1 will have a
maximum height of 603 feet 0 inches A.G.L. (607 feet 0 inches AMSL) at top of parapet. Tower # 2 will
have a maximum height of 543 feet 0 inches A.G.L. (550 feet 0 inches AMSL) at top of parapet.
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 SD -6 (Central Commercial Residential
District) zoning classification of Zoning Ordinance No. 11000, the Zoning Ordinance of the City of
Miami, Florida, as amended.
c. 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:
1) Site and Urban Planning:
Design Review Criteria
(1) Respond to the physical contextual
environment taking into consideration
urban form and natural features;
(2) Sitting should minimize the impact
Applicability
Compliance
Yes
Yes
Yes
Yes
City of Miami Page 2 of 12 Printed On: 311012009
File Number: 07-01268mu
of automobile parking and driveways
on the pedestrian environment and
adjacent properties;
(3) Buildings on corner lots should
be oriented to the corner and public
street fronts.
II) Architecture and Landscape Architecture
Design Review Criteria
(1) A project shall be designed to
comply with all applicable landscape
ordinances;
(2) Respond to the neighborhood
context;
(3) Create a transition in bulk and
scale;
(4) Use architectural styles and details
(such as roof lines and fenestration),
colors and materials derivative from
surrounding area;
(5) Articulate the building facade
vertically and horizontally in
intervals that conform to the
existing structures in the vicinity.
III) Pedestrian Oriented Development
Design Review Criteria
(1) Promote pedestrian interaction;
(2) Design facades that respond
primarily to the human scale;
(3) Provide active, not blank facades.
Where blank walls are unavoidable,
they should receive design treatment.
IV) Streetscape and Open Space:
Design Review Criteria
Yes Yes
Applicability Compliance
Yes *Yes
Yes Yes
Yes Yes
Yes *Yes
Yes *Yes
Applicability
Compliance
Yes
Yes
Yes
Yes
Yes Yes
Applicability Compliance
City of Miami Page 3 of 12 Printed On: 311012009
File Number: 07-01268mu
(1) Provide usable open space that
allows for convenient and visible
pedestrian access from the public
sidewalk;
(2) Landscaping, including plant
Material, trellises, special
pavements, screen walls, planters
and similar features should be
appropriately incorporated to
enhance the project.
V) Vehicular Access and Parkin
Design Review Criteria
(1) Design for pedestrian and
vehicular safety to minimize conflict
points;
(2) Minimize the number and width
of driveways and curb cuts;
(3) Parking adjacent to a street front
should be minimized and where
possible should be located behind
the building;
(4) Use surface parking areas as
district buffer.
VI) Screening
Design Review Criteria
(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
Yes *Yes
Yes *Yes
Applicability Compliance
Yes Yes
Yes Yes
Yes Yes
Yes Yes
Applicability Compliance
Yes Yes
Yes Yes
City of Miami Page 4 of 12 Printed On: 311012009
File Number: 07-01268mu
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 Lightin
Design Review Criteria
(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.
Yes *Yes
Applicability Compliance
Yes **N/A
Yes **N/A
Yes **N/A
Yes **N/A
VIII) Preservation of Natural Features:
Design Review Criteria Applicability Compliance
(1) Preserve existing vegetation and/or Yes N/A
geological features whenever possible.
IX) Modification of Nonconformities:
Design Review Criteria
(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
the nonconforming structure.
Applicability Compliance
Yes N/A
Yes N/A
City of Miami Page 5 of 12 Printed On: 311012009
File Number: 07-01268mu
*Compliance is subject to conditions.
**Not applicable at this time, subject to review and approval.
These findings have been made by the City Commission to approve this project with conditions.
d. The PROJECT is expected to cost approximately $505,500,000, and to employ
approximately 1,520 workers during construction (FTE -Full Time Employees); The project will also
result in the creation of approximately 470 permanent new jobs (FTE) for building operations and will
generate approximately $3,492,531 annually in tax revenues to the City (2011 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 October 3,
2007, 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.
City of Miami Page 6 of 12 Printed On: 311012009
File Number: 07-01268mu
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 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 1700 Biscayne Boulevard (hereinafter referred to as the "PROJECT") to be located at
approximately 1700 Biscayne Boulevard, 221, 235, 239 & 249 N.E. 17th Street and 222 & 230 NE 17th
Terrace, 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 1700
Biscayne Boulevard, 221, 235, 239 & 249 N.E. 17th Street and 222 & 230 NE 17th Terrace, Miami,
Florida. The PROJECT is located on a gross lot area of approximately 3.51± acres and a net lot area
of approximately 2.37± 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 a mixed use complex comprised of Tower # 1 facing Biscayne
Boulevard, housing 261 residential units and 289 hotel rooms for a total of 576,174 square feet of floor
area, and Tower # 2 facing Northeast 2nd Ave. housing 358 residential units with a total of 520,328
square feet of floor area; approximately 140,281 square feet of retail space and will provide a total of
approximately 1,369 off street parking spaces. Tower # 1 will have a maximum height of 603 feet 0
inches A.G.L. (607 feet 0 inches AMSL) at top of parapet. Tower # 2 will have a maximum height of
543 feet 0 inches A.G.L. (550 feet 0 inches AMSL) at top of parapet.
The Major Use Special Permit Application for the PROJECT also encompasses the following
lower ranking Special Permits:
MAJOR USE SPECIAL PERMIT
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (1), for residential
City of Miami Page 7 of 12 Printed On: 311012009
File Number: 07-01268mu
development involving in excess of two hundred (200) units;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, Definition (7), to allow any single
use or combination of uses requiring or proposing to provide in excess of five hundred (500) offstreet
parking spaces;
This Major Use Special Permit encompasses the following Special Permits and Requests:
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 606.3.1, to allow a new development in SD -6
Central Commercial -Residential district;
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 606.8.3, to allow residential recreational
space conforming to "The City of Miami Design Guides and Standards for Open Space and
Residential Recreational Space";
CLASS II SPEGIAL PERMIT, as per ARTICLE 9, Section 923.2.1, to allow reduction of one (1) loading
berth dimension from 12'x 35'x 15' to two (2) 10' x 20'x 15'.
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 927, 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 916, Sub -Section 916.2.1, to allow parking
for temporary special event such as ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per, ARTICLE 15, Section 915.2, for FAA clearance letter;'
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 917.2.1, to allow valet parking for residential
use;
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 918.2, to allow temporary off-street offsite
parking for construction crews working on a commercial -residential project under construction;
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 920.1, to allow a construction trailer;
CLASS I SPECIAL PERMIT, as per, ARTICLE 9, Section 920.1.2, to allow a temporary sales office
trailer;
CLASS I SPECIAL PERMIT, as per ARTICLE 10, Section 10.6.3.6 (3) SD -6 Central
Commercial -Residential District, to allow temporary development sign;
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 to be qualified as a phased project by the Director of the Planning Department.
REQUEST for applicable MAJOR USE SPECIAL PERMIT that the following conditions be required at
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File Number: 07-01268mu
the time of issuance of Shell £ermit 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 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 Zyscivich Architects, signed and dated February 2, 2009; and the
landscape on file prepared by Kimley Horn and Associates URG (Urban Resource Group) and dated
January 23, 2009; said designs 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.
The PROJECT conforms to the requirements of the proposed SD -6 (Central Commercial
Residential District), 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.
CC)NnITIC)NS
THE APPLICANT, ITS SUCCESSORS, AND/OR ASSIGNS, JOINTLY OR SEVERALLY, PRIOR TO
THE ISSUANCE OF ANY BUILDING PERMITS, SHALL COMPLY WITH THE 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.
City of Miami Page 9 of 12 Printed On: 311012009
File Number: 07-01268mu
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
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, previously to the issuance of any building permit: (a) Changes to the
proposed screening materials in the garage, including the ratio of transparent to solid, would need to
be reviewed and approved by the Planning Department; (b)Indicate the dimension of the openings in
the perforated metal screens proposed for the parking garage; (c) Spandrel -glass ratio to stucco, on
the north interior party walls, shall be submitted for further review; (d) Indicate where relocated palms
will be placed. Consider improvements to the median along NE 17th Street where these palms may
be located.
12) Pursuant to comments by the City of Miami Public Works Department, the following
conditions shall be required of the applicant: (a) Biscayne Boulevard: Hardscape and landscaping
improvements shall conform to Florida Department of Transportation plans, Fin.Proj. No. 414624 -1 -
City of Miami Page 10 of 12 Printed On: 311012009
File Number: 07-01268mu
52-01. A permit is required from the F.D.O.T. for any work within the Biscayne Boulevard
right-of-way; (b) NE 17 Street: Replace damaged sidewalk, curb and -gutter on the north side of the
roadway adjacent to the project site. Construct new median curb on the perimeter of the medians.
Mill and resurface the west bound roadway lanes between Biscayne Boulevard and NE 2 Avenue.
Resod parkway planters and the medians; (c) NE 2 Avenue: Replace damaged sidewalk on the east
side of the roadway adjacent to the project site. Construct new curb and gutter on the eastside of the
roadway adjacent to the project site. Rebuild the north bound lanes between NE 17 Street and NE 17
Terrace to the centerline of the avenue to conform to the new gutter grade. Resod parkway planters;
(d) NE 17 Terrace: Replace damaged sidewalk on the south side of the roadway adjacent to the
project site. Construct new curb and gutter on the south side of the roadway adjacent to the project
site. Rebuild the eastbound lanes between NE 2 Avenue to the east end of the project site to the
centerline of the terrace to conform to the new gutter grade. Resod parkway planters.
13) Pursuant to comments of the City's Traffic Consultant, URS Corp., the City of Miami
Transportation Office, shall review and approve the following identified Transportation Control
Measures (TCM) in recognition of utilizing the alternate modes of transportation and higher vehicle
occupancy: (1) Promote carpooling, (2) Ridesharing programs; (3) Provide easily accessible bicycle
racks within the facility; and (4) Provide transit information for residents and patrons.
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.
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 amendd, is consistent wih 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 transportaion facilities; and
(3) the ROET it favorably affe the need for eople tofind adequatehousing reasonably
accessible to their places of empoyment; 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:
City of Miami Page 11 of 12 Printed On: 311012009
File Number: 07-01268mu
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 12 of 12 Printed On: 311012009
EXHIBIT "A"
COMPLETE LEGAL DESCRIPTION
COMBINING ALL LOTS
Lots 15, 16, and 17, Block 4, RICE AND SULLIVAN SUBDIVISION, according to the plat thereof
recorded in Plat Book 4, Page 64, Public Records of Miami -Dade County, Florida, LESS that
certain strip off the East side of the land conveyed to the City of Miami, Florida, and described
as follows:
Beginning at the Southeast corner of Lot 15 aforesaid as the POINT OR PLACE OF
BEGINNING: thence, run West along the South line of said lot for a distance of 17.64 feet to a
point; thence run Northeasterly a distance of 166.317 feet more or less to a point on the North
line of said lot, which point is 6.81 feet West of the Northeast corner thereof; thence, run East on
the North line of said lot a distance of 6.81 feet to the Northeast corner thereof; thence, run
South a distance of 165.90 feet, more or less, to the POINT OR PLACE Of BEGINNING.
LESS AND EXCEPT RIGHT -Of -WAY DEDICATION PARCEL
That portion of the remainder of Lot 15 lying West of the West Right -of -Way line of Biscayne
Boulevard, Block 4, RICE AND SULLIVAN SUBDIVISION, according to the plat thereof
recorded in Plat Book 4, Page 64, Public Records of Miami -Dade County, Florida, being more
particularly described as follows:
The external area of a circular curve concave to the Northwest and having a radius of 25 feet
and tangents which are 50 feet Westerly of and parallel with the centerline of Biscayne
Boulevard and 40 feet North of and parallel with the centerline of N.E. 17th Street.
AND
Parcel 1:
Lots 1 and 2, Block 12, THIRD AMENDED MAP OF MIRAMAR, according to the Plat thereof,
as recorded in Plat Book 5 at Page 4, Public Records of Miami -Dade County, Florida.
Parcel 2:
Lots 20 and 21, Block 4, RICE AND SULLIVAN SUBDIVISION, according to the Plat thereof, as
recorded in Plat Book 4 at Page 64, Public Records of Miami -Dade County, Florida.
Parcel 3:
Lots 22 and 23, Block 4, RICE SULLIVAN SUBDIVISION, according to the Plat thereof, as
recorded in Plat Book 4 at Page 64, Public Records of Miami -Dade County, Florida.
Parcel 4:
Lots 3 and 4, Block 12, MIRAMAR SUBDIVISION, according to the map or plat thereof as
recorded in Plat Book 5 at Page 4, Public Records of Miami -Dade County, Florida.
AND
Lots 18 and 19, Block 4 of RICE AND SULLIVAN SUB -DIVISION, according to the Plat thereof,
as recorded in Plat Book 4, Page 64, of the Public Records of Miami -Dade County, Florida.
Containing 103,408 Square feet or 2.37 Acres more or less by calculations
EXHIBIT 11R11.
rI
f..-�_WE0 11 of 3
2009 MA — 4 As 9' 53,
PROJECT DATA 01-21-2009
1700 Biscayne Blvd
OPEN SPACE REQUIREMENTS PHASE 1(refer to Sheet A-003 for more Details)
=Total Min. Open Space & Urban Plaza + Residential Recreation Space
PARKING PHASE I NON-RESIDENTIAL
REOUIREDIALLOWED
PROVIDED
Min.Open Space
Min 0.10xGLA
23,112 st on
Ground FI
15,281 St
Urban Plaza
Min 0.05xGLA
8,610 sl
weeann nxq w
7,641 sf
Total Min. Open Space Z
Urban Plaza
22,922 sl
23,112 sf
Residential Recreation
Space
I. 100,23W.50,000,1=1,050,236
1,050.236,1/50=
21,005sl
Grand Total Open Spec
43,927s1
90,068 sf
(66,956 st in Decks)
=Total Min. Open Space & Urban Plaza + Residential Recreation Space
PARKING PHASE I NON-RESIDENTIAL
PARKING PHASE 1 RESIDENTIAL
REQUIREDIALIOWED
PROVIDED
RETAIL
Min 1 / 1,000 SF
141 spaces
141 spaces
PARKING PHASE 1 RESIDENTIAL
PARKING PHASE 1 TOTALS
REOUIREDIALLOWED
REOUIREDIALLOWED
PROVIDED
Min 1 / 4 rooms
141 spaces
HOTEL
7 3 spaces
73 spaces .
Min 1/ 1 rooms
973 spaces
CONDO 619 spaces
Irlbed&1.8912or38ed
PARKING PHASE 1 TOTALS
LOADING
REOUIREDIALLOWED
REOUIREDIALLOWED
PROVIDED
SURPLUS
NON-RESIDENTIAL
141 spaces
141 spaces
2-10'X20'X15' BERTHS
RESIDENTIAL
692 spaces
1,046 spaces
TOTAL
833 spaces
1,369 regular spaces
536 regular spaces
from 1be 536 spaces, any 182spaces are lorP6ase2
LOADING
REOUIREDIALLOWED
PROVIDED
6 LOADING BERTHS
1 -12'X55'X15'BERTH
1-12'X55X16
4-12'X35'X15'BERTHS
5-12'X35X15"
2-10'X20'X15' BERTHS
NOTES:
Class 11 for Reduction of Loading sizes is required
Class 11 for Residential Open Space
Class 11 Prior to building Permit SD -6 District
fr , l
PROGRAM DISTRIBUTION PHASE 1(refer to Sheets A-004 & 005 for more DI
Lobby FAR includes Residential Lobbies only
" Hotel Lobby is included as part of Hotel FAR
TOWER MOTEL DISTRIBUTION
ROOMS
FARAREAS .
LOBBY
-3,734 SF
RETAIL
140,281 SF
RESIDENTIAL CONDO
TOWER 1- 390,530 SF
TOWER 2 -520,328 SF
HOTEL
.'"185,644 SF
TOTAL
1,240,517 SF
Lobby FAR includes Residential Lobbies only
" Hotel Lobby is included as part of Hotel FAR
TOWER MOTEL DISTRIBUTION
ROOMS
SUITES
TOTAL
TOTAL
241
48
289
TOWER 1- RESIDENTIAL ROOM SIZES
1 BEDROOMS
2 BEDROOMS
3 BEDROOMS
TOTAL
58
145
58
261
TOWER 2- RESIDENTIAL ROOM SIZES
1 BEDROOMS
2 BEDROOMS
3 BEDROOMS
TOTAL
164
128
66
358
TOTAL RESIDENTIAL ROOM SIZES FOR PHASE 1
i BEDROOMS
2 BEDROOMS
3 BEDROOMS
TOTAL
222
273
124
619
EXHIBIT "B"
PROJECTDATA01-21-20092 Of 3;R�'E'+�
1700 Biscayne Blvd 2009 MAR 4 U-1 g: 53
ZONING ANALYSIS SD -6 - Central Commercial Residential Districts
FAR PNA.CF 1
ZONING LOT
LOT NET AREA
LOT GROSS AREA
PHASE 1
SD -6
103,408 SF
2.37 acres
152,811 SF
FAR PNA.CF 1
dA(I MI Anowaole rAH)-/.z(Max rtes rAH) = l.z(Anowaole ivon rtes. rAH)
DENSITYPHASE 1
REQUIRED I ALLOWED PROVIDED
TOTALS 5001ACRE
764 units
500X2.37=1,185
*289 Hotel Rooms X 0.50 as per Section 903.4 = 145 Units
* * Per Miami Comprehensive Neighborhood Plan
PHASE 1 ZONING REQUIREMENTS
REQUIRED/ALLOWED
PROVIDED
SURPLUS
RESIDENTIAL FAR
Max 7.2xGLA
1,100,236 SF
HEIGHT
1,100,239 SF
NON RESIDENTIAL FAR
Max 4.8xGLA
140,281 SF
15'-0"
-(1.2)183,373 SF
TOTAL FAR
Max 8.4xGLA
1240,517 SF
43,095 SF
1,283, 612 SF
dA(I MI Anowaole rAH)-/.z(Max rtes rAH) = l.z(Anowaole ivon rtes. rAH)
DENSITYPHASE 1
REQUIRED I ALLOWED PROVIDED
TOTALS 5001ACRE
764 units
500X2.37=1,185
*289 Hotel Rooms X 0.50 as per Section 903.4 = 145 Units
* * Per Miami Comprehensive Neighborhood Plan
PHASE 1 ZONING REQUIREMENTS
REQUIREDIALLOWED
PROVIDED.
NUMBER OF FLOORS
UNLIMITED .
TOWER 1 =55
TOWER 2= 49
HEIGHT
UNLIMITED
TOWER 1 =603'-0"
(60.9-0" NGVD)
(607'-0" AMSL-
utilizing NA V0 88)
TOWER 2= 543'-0"
(552'-0".NGVD
550'-0" AMSL-
utilizing NA V0 88)
BISCAYNE BLVD SETBACK
15'-0"
15'-0" to 123-5"
17TH STREET SETBACK
5'-0"
5'-0"
17TH TERRACE SETBACK
5'-0"
5'-0"
2ND AVENUE SETBACK
5'-0"
8'-0"
INTERIOR SIDE SETBACK
0'=0"
0'-0"
BUILDING FOOTPRINT
NIA
80,296 SF
'EXHIBIT B"
LD
'� 1, ,11 ►� ,1 i t1`ICi' 3 of, 3
29109I°EAI "4 U-1 9:53
PROJECT DATA 01-21-2009
1700 Biscayne BNd -
OPEN SPACE REQUIREMENTS PHASE 1(reler ID Sheet A-003 for more Details)
'-Tola'Af. Open Space B Urban Pram ResLTeniulAe[ienlon Space
PARKING PHASE 1 NON-RESIDENTIAL
n.a'b mono ram E0
O RETAIC Min II I.000Sf 141 s0acrs '.
111 spaces
PARKING PHASE 1 RESIDENTIAL
aronr ,-n ruiwo
HOTEL Min 114rooms 73spa-
73spaces
CONDO Mb Illraoms rrrme?swar.-�
6l9spams
PARKING PHASE 1 TOTALS
ar0:n0wrvar0 rvowv.0
erawEaulOaso
rsom!0
ft Opan Space
Min 0.104LA
23,112alon
536r4BpkrsPaces
/unhsrnYry wylOrKrt♦�4Muo a
1,6151
Grown
Urban PWa
Mw 0451G1A
8,61011
7,641 s1
olalMin Open Space a
21,922 s1
23,112 s1,•Y'
Urban PLara
floONulRec ft,
a mo-raksro
'11,00551
Spare
Grard 101110pen Spat
43,9279
90,06651
L66,956slin Deolsl
'-Tola'Af. Open Space B Urban Pram ResLTeniulAe[ienlon Space
PARKING PHASE 1 NON-RESIDENTIAL
n.a'b mono ram E0
O RETAIC Min II I.000Sf 141 s0acrs '.
111 spaces
PARKING PHASE 1 RESIDENTIAL
aronr ,-n ruiwo
HOTEL Min 114rooms 73spa-
73spaces
CONDO Mb Illraoms rrrme?swar.-�
6l9spams
PARKING PHASE 1 TOTALS
ar0:n0wrvar0 rvowv.0
su rr�s
NON-RESIOEN714L 141 spaces141 spaces
I.12X5SXISBERTH
RESIDEMML Bmspaces 1,046 spaces
IOTAL 833spaces 1,3691e9ukr spaces
536r4BpkrsPaces
/unhsrnYry wylOrKrt♦�4Muo a
MORE0141090
Pno 10
6LOAOINGBERIHS
I.12X5SXISBERTH
I-12X5SXlS
4-12X35XL5BERIHS
5.12X35X1S
2-10X20X15'BERTHS
NOTES
Class 11 foamlion bUbO/gsbos k op4red
CWa 11Ior flesWAV Open Sj—
Gass U Pilar lb bWld'rp ft.7 SOfi MAnd
rJ-1110'Oddnb'vW"7—
H01,11n ntiwuva wuFau"Aq
" HolclLobbyklneluectlaspaR011UIeIFAR
TOWER 1 -HOTEL DISTRIBUTION
TOWER 1- RESIDENTIAL ROOM SIZES
TOWER 2- RESIDENTIAL ROOM SIZES
TOTAL RESIDENTIAL ROOM SIZES FOR PNASE 1
LOTAREA(GSF)
I
I I I
--J L -------i
m � ;
Open 90,068 st
Decks)(23,112 sf on the Gtound FI & 66,956 sf in
FARAAEAS
LOBBY
-3,734Sf
RETAIL
140,2815E
RESIOENIML CONDO
TOWER i-390,530 SF
TOWER2-520,328SF
HOTEL
"185,644 SF
TOTAL
1,240,517 SF
H01,11n ntiwuva wuFau"Aq
" HolclLobbyklneluectlaspaR011UIeIFAR
TOWER 1 -HOTEL DISTRIBUTION
TOWER 1- RESIDENTIAL ROOM SIZES
TOWER 2- RESIDENTIAL ROOM SIZES
TOTAL RESIDENTIAL ROOM SIZES FOR PNASE 1
LOTAREA(GSF)
I
I I I
--J L -------i
m � ;
Open 90,068 st
Decks)(23,112 sf on the Gtound FI & 66,956 sf in