HomeMy WebLinkAboutItem#2-Civica Tower-PAB 11.18.09PLANNING FACT SHEET
LEGISTAR FILE ID: 06-01242mm1 November 18, 2009 Item # P.2
APPLICANT Swerdlow Development Company, LLC, as contract purchaser of
property owned by Miami Hotel Investments, Ltd.
REQUEST/LOCATION Consideration of a Substantial Amendment to a Substantial Modification
of a Major Use Special Permit for the Civica Tower project, to be located
at approximately 1050 NW 14th Street, Miami, Florida
COMMISSION DISTRICT Commissioner Angel Gonzalez- District 1
ZONING DISTRICT(S) G/I (Government and Institutional) with an SD -10 (Jackson Memorial
Hospital Medical Center Overlay District), and SD -19 (Designated
F.A.R. Overlay District - F.AR. 3.2)
SITE AREA 3.26± acres (Gross Lot Area) and 1.82± acres (Net Lot Area)
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 Substantial Modification to the
previously approved Substantial Modification to Civica Towers Major
Use Special Permit pursuant to Articles 13, 17 and 22 of Zoning
Ordinance No. 11000, as amended, for the Civica Tower project, to be
located at approximately 1050 Northwest 14 Street, Miami, Florida, The
proposed Substantial Amendment will modify the previously approved
Substantial Modification of a Major Use Special Permit under Resolution
No. R-09-0266 as follows: 1) To decrease the retail space from 16,988
square feet to 14,809 square feet, 2) to increase the general office
space from 551,452 square feet to 553,631 square feet, 3) To Increase
the open space from 16,895 square feet to 22,675 square feet, 4) To
decrease the footprint From 62,220 square feet to 56,440 square feet,
5) To decrease the number of parking spaces from 1,457 to 1,150, and
6) To increase the overall height by one (1) inch.
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
....................................................................................................................................................................................................................................................................................................................................
Date Printed: 11/5/2009 Page 1
ANALYSIS
SUBSTANTIAL AMENDMENT TO
A PREVIOUSLY APPROVED SUBSTANTIAL MODIFICATION OF A
MAJOR USE SPECIAL PERMIT
for
CIVICA TOWER
located at approximately
1050 NW 14th Street, Miami, Florida
LEGISTAR FILE ID: 06-01242mm1
The proposed substantial amendment to the previously approved substantial modifica-
tion of a Major Use Special Permit will modify the approved MUSP Resolution R-09-
0266 as follows: 1) To decrease the Retail Space from 16,988 square feet to 14, 809
square feet, 2) To increase the General Office Space from 551,452 square feet to
553,631 square feet, 3) To increase the Open Space from 16,895 square feet to 22,675
square feet, 4) To decrease the Footprint from 62,220 square feet to 56,440 square
feet, 5) To decrease the number of parking spaces from 1,457 to 1,150, and 6) To in-
crease the overall height by one (1) inch.
Pursuant to Zoning Ordinance 11000, as amended, the Zoning Ordinance of the City of
Miami, Florida, the subject proposal for CIVICA TOWER AT THE HEALTH DISTRICT at
1050 NW 14TH STREET MIAMI, FLORIDA 33136, has been submitted and reviewed to
allow an application for Substantial Modifications to a previously approved Substantial
Modification Resolution R-09-0266 to a Major Use Special Permit approved under Reso-
lution No. 06-0735, subject to all applicable criteria as per zoning regulations 11000;
Note: All previous approvals remain in full force and effect.
In determining the appropriateness of the proposed project, the Planning
Department has referred this project to Public Works Department, to the
Transportation Administration Division, and to 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
additional, office and commercial opportunities in Allapattah NET District, more
specifically north to the Dolphin Expressway at the intersection of NW 11th Avenue
and NW 14th Street.
• It is found that on December 14, 2006 the City of Miami adopted the MUSP for the
Civica Towers project.
• It is found that on May 28, 2009 the City of Miami adopted the Substantial
Modification to a MUSP for the Civica Tower project.
• It is found that the zoning designation of the property is G/I (Government and
Institution) with SD -10 (Jackson Memorial Hospital Medical Center Overlay District)
and SD -19 (Designated F.A R. Overlay District — F.A.R. 3.2).
06-00415mm
Page 1 of 5
• It is found that pursuant to the Comprehensive Neighborhood Plan of the City of
Miami, Florida, the existing Future Land Use category for the property is "Major
Institutional - Public Facilities - Transportation and Utilities".
• 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 this Substantial Modification reduces the Retail Space from 16,988
square feet to 14, 809 square feet.
• It is found that this Substantial Modification increases the General Office Space from
551,452 square feet to 553,631 square feet.
• It is found that this Substantial Modification increases the Open Space from 16,895
square feet to 22,675 square feet.
• It is found that this Substantial Modification reduces the Footprint from 62,220
square feet to 56,440 square feet.
• It is found that this Substantial Modification reduces the number of parking spaces
from 1,457 to 1,150.
• It is found that this Substantial Modification increases the overall height by one (1)
inch.
• It is found that the Environmental Impact Analysis conducted and updated by
Geosyntec Consultants submitted for this Substantial Modification project states that
"the 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 the project is expected to cost approximately $ 137,745,100 and to
employ approximately 376 workers during construction (FTE -Full Time Employees);
The project will also result in the creation of approximately 30 permanent new jobs
(FTE) and will generate approximately $ 1,079,181 annually in tax revenues to the
City (2009 dollars).
• It is found that on December 31, 2008, the City's Traffic Consultant, URS Corp.,
provided a Sufficiency Letter - Review #001 concluding that the traffic impact report
submitted by the applicant meets all the traffic requirements, identifying the following
Transportation Control Measures (TCM) in recognition of utilizing the alternate
modes of transportation and higher vehicle occupancy: 1) Car pooling; 2)
Ridesharing into the site; 3) Providing bicycle racks.
• It is found that on October 29, 2009 the City of Miami Transportation Administration
Division issued a sufficiency letter for the updated traffic study stating that "the
original sufficiency letter, dated December 31, 2008, provided by the City's traffic
consultant, URS Corporation, still apply"
06-00415mm
Page 2 of 5
It is found that Miami -Dade County Public Schools, on November 18, 2008, has
conducted a public school concurrency review for this application and has
determined that the applicable Level of Services (LOS) standards of 100% Florida
Inventory of School Housing (FISH) have not been impacted since no new
residential units will be built"
It is found that on December 18, 2008, and February 25, 2009 the Miami -Dade
Aviation Department provided letters regarding to the Airspace Analysis for the
proposed project stating that their "review finds that the maximum height of 310 feet
AMSL (Above Mean Sea Level) at this location conforms to the amended Miami
International Airport (Wilcox Field) Zoning Ordinance, approved by the Miami -Dade
County Commission on July 2007".
It is found that the proposed project was reviewed by the Internal Design Review
Committee on October 13, 2009 and the following revised pertinent comments were
made: (1) Provide details of methods and materials that will screen the parking area
from view facing NW 14th Street. Details shall include type of glass and methods for
lighting (internal and external), (2) Provide additional treatment that enhances the
articulation of the fagade, (3) Provide street -side Elevations integrating visually the
facades of the parking garage and the office tower, using similar articulation or
treatments concealing the separation of the parking structure and tower above.
It is found that on November 14, 2008, the City of Miami Public Works Department
provided a review of the project with the following street improvement: N.W. 14
Street: Replace all damaged sidewalk, curb and gutter adjacent to the project site.
Mill and resurface the entire width, curb to curb, adjacent to the project site and the -
intersection of N.W. 14 Street and N.W. 11 Avenue.
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
Non conformities.
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.
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
06-00415mm
Page 3 of 5
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 Substantial Modification to a 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: (a) Provide details of methods and
materials that will screen the parking area from view facing NW 14th Street. Details shall
06-00415mm
Page 4 of 5
include type of glass and methods for lighting (internal and external), (b) Provide
additional treatment that enhances the articulation of the fagade, (c) Provide street -side
Elevations integrating visually the facades of the parking garage and the office tower,
using similar articulation or treatments concealing the separation of the parking structure
and tower above, and (d) Prior of TCO issuance, with conditions of sufficiency letter
prepared by the City's Traffic Consultant on Sufficiency Letter - Review #001 of
December 31, 2008, and ratified by Miami Transportation Administration on October 29,
2009.
12) Pursuant to comments by the City of Miami Public Works Department, the
following conditions shall be required of the applicant: (a) provided a review of the
project with the following street improvement: N.W. 14 Street: Replace all damaged
sidewalk, curb and gutter adjacent to the project site. Mill and resurface the entire width,
curb to curb, adjacent to the project site and the -intersection of N.W.14 Street and N.W.
11 Avenue.
13) 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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Page 5 of 5
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C I T Y 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
DESIGN REVIEW COMMENTS
MAJOR USE SPECIAL PERMIT
IDR -08-042
CIVICA MEDICAL CENTER ON JACKSON MEMORIAL CAMPUS
1050 NW 14TH STREET
NET DISTRICT: ALLAPATTAH
10.13.2009
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
• Verify the proposed trolley route for the Health District and study the possibility of
providing a pull -off and benches for a possible stop.
Architecture
• Due to the removal of the liner facing NW 1411, Street, provide details of methods and
materials that will screen the parking area from view. Details shall include type of glass and
methods for lighting (internal and external).
• The committee disagrees with the removal of the balconies from the tower facade, as they
provided necessary articulation. If balconies cannot be provided due to the physical needs of
the tenant, provide additional treatment that enhances the articulation of the facade.
• Continue to develop the street -side Elevations to visually integrate the facades of the parking
garage and the office tower. Consider using similar articulation or treatments that will not
show a clear separation in the parking structure and tower above.
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.
December 31, 2008
PLAMPAG OEPARTMENF
2009 RN -6 Pig 2' 10
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' Civica Medical Center MUSP
Sufficiency Letter — Review # 001
Dear Ms. Medina:
Via Fax and US Mail
Subsequent to our December 4, 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
December 8, 2008. 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 into the site;
3. Providing bicycle racks.
The development approval should be conditioned upon this TCM plan being implemented to
recognize the credits given towards the transportation concurrency management. Previously we
had recommended accommodating a northbound right -turn lane with sufficient storage to
accommodate the heavy right -turn volume out of the project driveway at the intersection of NE 14th
Street and NW 11th Avenue. The approval should be conditioned to implement the proposed lane
configuration. Further, the applicant should coordinate with Miami -Dade County Traffic Signals
Division to secure approval of the proposed turning movement phase addition to this traffic signal.
Should you have any questions, please call Ms. Geysa Sosa or me at 954.739.1881.
Sincerely,
URS CorabrA io"outhern
Raj S an ugam, E.
Senio Tra i ee
Attachment
Cc:
URS Corporation
3343 West Commercial Boulevard
Suite 100
Fort Lauderdale, FL 33309
Tel: 954.739.1881
Fax: 954.739.1789
Mr. Antonio E. Perez, Planner 11, City of Miami Planning (Fax: 305.416.1443).
Mr. -Richard Garcia, Richard Garcia & Associates (Fax: 305-675-6474)
From: Medina, Lilia I.
Sent: Thursday, October 29, 2009 3:33 PM
To: Lavernia, Roberto; Perez, Edelberto; Perez, Antonio
Cc: 'vgarica-toledo@bilzon.com'; 'Richard Garcia S. (rga@traffic.com)'
Subject: Civica Medical Center (previously Civica Towers) Substantial
Modification Major Use Special Permit (MUSP)
For the file, I find the revised Traffic Impact Study, dated September 25, 2009,
produced by Richard Garcia & Associates, Inc., for the Civica Medical Center, to
be in compliance with the traffic review per the Office of Transportation of the
City of Miami. The applicant for the subject property, located at 1050 NW 14th
Street, is undergoing a Substantial Modification to their previous submittal
known as the Civica Towers MUSP. As noted in the revised Traffic Impact Study,
"the current project will generate1@5 less trips during the PM peak hours, or 12%
less trips" than the previous project. The revised report finds that the "levels
of service (LOS) thresholds are maintained with the LOS acceptable standard of E
for the Person -trip methodology for the roadway segment. Additionally, all the
intersections analyzed have acceptable LOS." At this time, I conclude that the
revised Traffic Impact Study meets all the traffic requirements, and, the revised
study is found to be sufficient.
The condition of the original sufficiency letter, dated December 31, 2008,
provided by the City's traffic consultant, URS Corporation, still apply. The
condition requires the applicant to meet Transportation Control Measures ,
including providing bicycle racks. On this condition, the applicant will need to
comply with the Bicycle Parking Ordinance, Article 9, Section 921 to the Zoning
Ordinance of the City of the City of Miami, adopted by the Miami City Commission
on October 22, 2009. The project will be providing 1,150 parking spaces. The
Bicycle Ordinance, Section 921.2, " requires one (1) bicycle parking space for
every twenty (20) required vehicular parking spaces or any portion thereof."
Therefore, this project may require approximately 53 bicycle parking spaces.
This requirement will need to be verified by the Planning Department.
In addition, .the applicant should consider adding a bus bay and stop in front of
the project site to accommodate the future Health District Trolley. It is
advisable that the applicant contact the City's Project Manager on the Health
District Trolley, Jose Gonzalez, Office of .Transportation, as the Civica Medical
Center project proceeds in the permitting process in order to enhance transit
service to the site.
Lilia I. Medina, AICP
Assistant Transportation Coordinator
City of Miami
Office of the City Manager/Transportation
444 SW 2nd Avenue, 10th Floor
Miami, FL 33130
tel: 305.416.1080 fax: 305.416.1019
e-mail: limedina(@miamigov.com
Superintendent of Schools
Alberto M. Carvalho
November 18, 2008
Iris Escarra
Miami Hotel Investments
3500 Mystic Point Drive
Aventura, FL 33180
RE: PUBLIC SCHOOL CONCURRENCY DETERMINATION
Miami Hotel Investments
Dear Applicant:
Miami -bade County School Board
Agustin J. Sarrera, Chair
Perla Tabares Hantman, Vice Chair
Renier Diaz de la Portilla
Evelyn Langlieb Greer
Dr. Wfibert "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. As you will note,
the applicable Level of Service (LOS) standards of 100% Florida Inventory of School
Housing (FISH) have not been.impacted since no new residential units will be built as a
result of the application.
Therefore, the application has complied with the requirements of public school
concurrency and no further action is required at this time.
Should you have any questions, please feel free to co ct me at 305-995-7287.
Sin /
v . Rodri ez
Director I
IMR:cse
L-228
Attachments =�
cc: Ms. Ana Rijo-Conde, AICP
Mr. Fernando Albuerne
Ms. Vivian G. Villaamil
Local Government '73
7'
School Concurrency Master File
;o
Q
Facilities Planning
Ana Rijo-Conde, AICP, Planning Officer - 1450 N.E.20d Avenue, Suite 525 - Miami, Florida 33132
305-995-7285 - FAX 305-995-4760 - Adjo @dadeschools.net
N
.Canturremy Management Sptam OCMs)
Miami Dade County Public Schools
Miami -Dade County Public Schools
Concurrency Management System
School Concurrency Determination
MDCPS Application Number: PT0108110400038 Local Government (LG): Miami
Date Application Received: 11/4/2008 4:00:31 PM LG Application Number: 08-010
Type of Application: Plats Sub Type: Re -Plat
Applicant's Name:
Address/Location:
Master Folio Number:
Additional Folio Number(s):
Name of Subdivision:
PROPOSED #'OF UNITS
SINGLE-FAMILY DETACHED UNITS
SINGLE-FAMILY ATTACHED UNITS
MULTIFAMILY UNITS:
Miami Hotel Investments
3500 Mystic point drive Aventura 33180
0131350550020
Days Inn Subdivision T -Plat number:
CONCURRENCY SERVICE AREA SCHOOLS
CSA
Net Available
Seats
Seats
LOS
Source
Id
Facility Name
Capacity
Required
Taken
Met
Type .
1441
PAUL LAURENCE DUNBAR
352
0
0
YES
Current
ELEMENTARY
CSA
Current
6091
CITRUS GROVE MIDDLE*
461
0
0
YES
CSA
Current
7341
MIAMI JACKSON SENIOR*
610
0
0
YES
CSA
ADJACENT SERVICE AREA SCHOOLS
*An Impact reduction of jIQ_E_0/_Q included for charter and magnet schools (Schools of Choice).
4DCPS 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
3overnment's Educational Element and incorporated in -the Interlocal Agreement for Public School Facility Planning
n Miami -Dade Countv.
Master
Concurrency MA0108110400038
Number:
Issue Date: 11/18/200 2:00:
Expiration
Date:
MDCPS Administrator
Total
Number 0
of Units:
Capacity Elements :0 Middle:0 / Senior: 0
Reserved:
MDCPS AuthorizEg7ignature
1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7634 / 305-995-4760 fax /
concurrency@dadeschools.net
01
City of Miami
r-
`
Legislation
{fir
f A I
PAB Resolution
File Number: 06-01242mm1
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
SUBSTANTIAL MODIFICATION TO THE PREVIOUSLY APPROVED
SUBSTANTIAL MODIFICATION TO CIVICA TOWERS MAJOR USE SPECIAL
PERMIT PURSUANT TO ARTICLES 13, 17 AND 22 OF ZONING ORDINANCE NO.
11000, AS AMENDED, FOR THE CIVICA TOWER PROJECT, TO BE LOCATED
AT APPROXIMATELY 1050 NORTHWEST 14 STREET, MIAMI, FLORIDA, THE
PROPOSED SUBSTANTIAL AMENDMENT WILL MODIFY THE PREVIOUSLY
APPROVED SUBSTANTIAL MODIFICATION OF A MAJOR USE SPECIAL PERMIT
UNDER RESOLUTION NO. R-09-0266 AS FOLLOWS: 1) TO DECREASE THE
RETAIL SPACE FROM 16,988 SQUARE FEET TO 14,809 SQUARE FEET, 2) TO
INCREASE THE GENERAL OFFICE SPACE FROM 551,452 SQUARE FEET TO
553,631 SQUARE FEET, 3) TO INCREASE THE OPEN SPACE FROM 16,895
SQUARE FEET TO 22,675 SQUARE FEET, 4) TO DECREASE THE FOOTPRINT
FROM 62,220 SQUARE FEET TO 56,440 SQUARE FEET, 5) TO DECREASE THE
NUMBER OF PARKING SPACES FROM 1,457 TO 1,150, AND 6) TO INCREASE
THE OVERALL HEIGHT BY ONE (1) INCH, PROVIDING FOR CERTAIN FLOOR
AREA RATIO ("FAR"); 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 7, 2009 Swerdlow Development Company, LLC, as contract purchaser
of property owned by Miami Hotel Investments, Ltd (referred to as "APPLICANT'), submitted a
complete application for a Substantial Amendment to previously approved Substantial Modification of a
Major Use Special Permit for the Civica Tower approved under Resolution R-09-0266 (referred to as
"PROJECT") pursuant to Articles 13, 17 and 22 of Zoning Ordinance No. 11000, for the properties
located at approximately 1050 NW 14th Street, Miami, Florida, more particularly described in Exhibit
"A" attached hereto and made a part thereof; and
WHEREAS, development of the Project requires the issuance of a Major Modification of a
Major Use Special Permit pursuant to Articles 13, 17 and 22 of Zoning Ordinance No. 11000, the
Zoning Ordinance of the City of Miami, Florida, as amended; and
WHEREAS, the Miami Planning Advisory Board, at its meeting held on November 18, 2009
Item No. P.2, following an advertised public hearing, adopted Resolution No. PAB *-* by a vote of --- to
--- (*-*), recommending approval with conditions the Substantial Modification to a Substantial
Amendment of a 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 Substantial Modification to a Substantial Amendment of a Major Use
City of _Miami Page I of 10 Printed On: 111612009
File Number: 06-01242mm 1
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. Substantial Modification to a previously approved Substantial Amendment of a Major
Use Special Permit Development Order, incorporated within, is approved subject to the conditions
specified in the Development Order, per Articles 13, 17, and 22 of Zoning Ordinance No. 11000, for
the project to be developed by the Applicant, located at approximately 1050 NW 14th Street, Miami,
Florida, more particularly described on "Exhibit A," attached and incorporated.
Section 3. The project is approved for the construction of one building structure with
approximately 14,809 square feet of retail space, approximately 553,631 square feet of general office
space, approximately 22,675 square feet of open space, and approximately 1,150 off-street parking
spaces.
Section 4. The Substantial Modification to a previously approved Substantial Amendment of a
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.
The PROJECT is in accord with the G/I Government and Institutional with SD -10 Overlay
District SD -19 Designated F.A.R. Overlay District, F.A.R. of 3.2, zoning classifications 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:
DESIGN REVIEW CRITERIA
1) Site and Urban Planning: Applicability Compliance
(1) Respond to the physical contextual Yes Yes
environment taking into consideration
urban form and natural features;
(2) Sitting should minimize the impact Yes Yes
of automobile parking and driveways
on the pedestrian environment and
adjacent properties;
(3) Buildings on corner lots should Yes Yes
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be oriented to the corner and public
street fronts.
II) Architecture and Landscape Architecture:
(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:
(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:
(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.
Applicability
Yes
Yes
Yes
Yes
Yes
Compliance
Yes
Yes
Yes
Yes*
Yes*
Applicability Compliance
Yes Yes*
Yes Yes
Yes Yes
Applicability Compliance
Yes Yes
Yes Yes*
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V) Vehicular Access and Parking: Applicability Compliance
(1) Design for pedestrian and Yes Yes*
vehicular safety to minimize conflict
points;
(2) Minimize the number and width Yes Yes
of driveways and curb cuts;
(3) Parking adjacent to a street front Yes Yes
should be minimized and where
possible should be located behind
the building;
(4) Use surface parking areas as Yes Yes
district buffer.
VI) Screening: Applicability Compliance
(1) Provide landscaping that screen Yes Yes*
undesirable elements, such as
surface parking lots, and that
enhances space and architecture;
(2) Building sites should locate Yes Yes
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 Yes Yes
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: Applicability Compliance
(1) Design signage appropriate for N/A
the scale and character of the project
and immediate neighborhood;
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(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
the nonconforming structure.
*Compliance is subject to conditions.
**Not applicable at this time, subject to review and approval.
N/A
N/A
N/A
Applicability
N/A
Applicability
N/A
N/A
Compliance
Compliance
d. Pursuant to Section 1305.3. of the Zoning Ordinance, the use and occupancy of the
proposed project have been found by the City Commission to adhere to other specific
consideration (s) set forth in the zoning ordinance, the City Code, and other applicable
regulation(s).
e. Pursuant to 1305.3.1. of the Zoning Ordinance, the adequacy of the manner in which
the proposed use will operate, given its specific location and proximity to less intense uses, has
been found by the City Commission to adhere to other specific consideration (s) set forth in the
zoning ordinance, the City Code and other applicable regulation(s), with particular consideration
given to protecting the residential areas from excessive noise, fumes, odors, commercial vehicle
intrusion, traffic conflicts, and the spillover effect of light.
These findings have been made by the City Commission to approve this project with conditions.
f. The PROJECT is expected to cost approximately $ 137,745,100 and to employ
approximately 376 workers during construction (FTE -Full Time Employees); The project will also
result in the creation of approximately 30 permanent new jobs (FTE) and will generate
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approximately $ 1,079,181 annually in tax revenues to the City (2009 dollars).
g. 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 Substantial Modification to a Substantial Amendment of a 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 Substantial Modification to a previously approved
Substantial Amendment of a Major Use Special Permit.
Section 6. The Substantial Modification to a previously approved Substantial Amendment of a
Major Use Special Permit, as approved and amended, shall be binding upon the APPLICANT and any
successors in interest.
Section 7. The application for a Substantial Modification to a previously approved Substantial
Amendment of a Major Use Special Permit, which was submitted on October 7, 2009, 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 Substantial Modification to a previously approved Substantial Amendment of a
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.
Section 12. The provisions approved for this Substantial Modification to a previously approved
Substantial Amendment of a Major Use Special Permit, as approved, shall commence and become
operative thirty (30) days after the adoption of the Resolution.
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Section 13. This Substantial Modification to a previously approved Substantial Amendment of a
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, 17 and 22 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 Substantial Modification to
a previously approved Substantial Amendment of a Major Use Special Permit for Civica Tower
(hereinafter referred to as the "PROJECT") to be located at approximately 1050 NW 14th 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 Substantial Modification to a previously approved Substantial Amendment of a
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 1050 NW
14th Street, Miami, Florida. The PROJECT is located on a gross lot area of approximately 3.26± acres
and a net lot area of approximately 1.82± 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 Building with approximately 553,631 square feet of
General Office space, approximately 14, 809 square feet of Retail floor area, and 22,675 square feet of
Open Space. The proposed project will provide 1,150 off-street parking spaces, and will have a
maximum height of 300 feet A.G.L. (310 feet N.G.V.D.) at top of roof stair enclosures.
The Substantial Modification to a previously approved Substantial Amendment of a Major Use
Special Permit, encompasses all lower range permits previously approved, which remain in full force
and effect.
Pursuant to Articles 13, 17, and 22 of Zoning Ordinance 11000, approval of the requested
Substantial Modification to a previously approved Substantial Amendment of a 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.
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The PROJECT shall be constructed substantially in accordance with plans and design schematics
on file prepared by Siskind, Carlson & Partners, dated on September 25, 2009; the landscape plan
shall be implemented substantially in accordance with plans and design schematics on file prepared by
Urban Resource Group, Division of Kimley-Horn and Associates, dated on September 23, 2009; 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 permit.
The PROJECT conforms to the requirements of the current G/I (Government and Institution)
with SD -10 (Jackson Memorial Hospital Medical Center Overlay District) and SD -19 (Designated F.A
R. Overlay District - F.A.R. 3.2) zoning classification, as contained in the Zoning Ordinance, the
Zoning Ordinance of the City of Miami, Florida, as amended. The current comprehensive plan future
land use designation on the subject property is Major Institutional - Public Facilities - Transportation
and Utilities.
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.
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
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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
Substantial Modification to a previously approved Substantial Amendment of a 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 Substantial Modification to a previously
approved Substantial Amendment of a Major Use Special Permit.
9) In so far as this Substantial Modification to a previously approved Substantial Amendment
of a 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: (a) Provide details of methods and materials that will screen the
parking area from view facing NW 14th Street. Details shall include type of glass and methods for
lighting (internal and external), (b) Provide additional treatment that enhances the articulation of the
fagade, (c) Provide street -side Elevations integrating visually the facades of the parking garage and
the office tower, using similar articulation or treatments concealing the separation of the parking
structure and tower above, and (d) Prior of TCO issuance, with conditions of sufficiency letter
prepared by the City's Traffic Consultant on Sufficiency Letter - Review #001 of December 31, 2008,
and ratified by Miami Transportation Administration on October 29, 2009.
12) Pursuant to comments the City of Miami Public Works provided a review of the project with
the following street improvement: N.W. 14 Street: Replace all damaged sidewalk, curb and gutter
adjacent to the project site. Mill and resurface the entire width, curb to curb, adjacent to the project
site and the -intersection of N.W. 14 Street and N.W. 11 Avenue.
13) 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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File Number: 06-01242mm 1
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
(3) the PROJECT will efficiently use necessary public facilities; and
(4) the PROJECT will not negatively impact the environment and natural resources of the City;
and
(5) the PROJECT will not adversely affect public safety; and
(6) the public welfare will be served by the PROJECT; and
(7) any potentially adverse effects of the PROJECT will be mitigated through conditions of this
Substantial Modification to a previously approved Substantial Amendment of a 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.
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 10 of 10 Printed On: 111612009
EXHIBIT "A"
O LEGAL DESCRIPTION
A parcel of land lying in the Northwest Quarter of Section 35, Township 53 South,
Range 41 East, Miami -Dade County, Florida, being more particularly described
as follows:
Commence at the Northeast corner of the Northwest Quarter of the Southeast
Quarter of Section 35, Township 53 South, Range 41 East, Miami -Dade County,
Florida; thence run South 880 10'09" West along the North boundary of the
Southeast Quarter of said Section 35, a distance of 248.00 feet to a point; thence
run South 01 ° 49' 51" East a distance of 35 feet to the Northeast corner of Tract
D, FIRST ADDITION TO MEDICAL CENTER, according to the Plat thereof, as
recorded in Plat Book 113, Page 69, of the Public Records of Miami -Dade
County, Florida, said corner being the Point of Beginning of the, parcel of land
hereinafter to be described; thence continuing on the last described course along
the Easterly boundary of said Tract D, a distance of 70.21 feet to a point of
deflection; thence run North 880 10' 09" East, a distance of 20.00 feet to a point
of deflection; thence run South 010 49' 51" East along the Easterly boundary of
said Tract D, a distance of 48.62 feet to the point of intersection with the
Northwesterly Limited Access Right of Way recorded in Plat Book 81, Page 83,
of the Public. Records of Miami -Dade County, Florida; thence run South 560 23'
19" West along the last described line, a distance of 78.22 feet to a point of
�) deflection; thence continuing along said Northwesterly Limited Access Right of
Way boundary run South 58° 34' 50" West a distance of 98.86 feet to a point of
deflection; thence continuing along said Northwesterly Limited Access Right of
Way boundary run South 600 32' 47" West, a distance of 237.01 feet to the
Southwest corner of said Tract D; thence run North 01' 49' 51" West along the
West boundary of said Tract D, a distance of 318.73 feet to the Northwest corner
thereof; thence run North 880 10' 09" East along the North boundary of said Tract
D, being along the Southerly right of way boundary of NW 14th Street, a distance
of 342.45 feet to the Point of Beginning.
ALSO described as:
Tract D of FIRST ADDITION TO MEDICAL CENTER, according to the Plat
thereof, as recorded in Plat Book 113, Page 69, of the Public Records of Miami -
Dade County, Florida.
Rev. 09-04-07 7
MIAMI 1627360.2 7446130945
.r
�,a NEW
:,SITEDA7'As"- s ,y.ra at E :, } .ENE
al, R_.'.4�. nts.!�%5, ,.S .- K �..a d
MON.
uL ,
ZONING DISTRICT
G/1 Government- Institutional /SD -10 -SD -19 Overlay
NET LOTAREA (NLA)
79,115 SF = 1.82
ACRES
GROSS LOT AREA (GLA)
142,110 SF = 3.26 ACRES
,k 3 R. 4w.�
t..i4e,.
,r i k+ _ # } "5 i..f. i i.... K ? :. '�„ f' kti 7 ii�Z e101_
REQUIRED/ALLOWED".- �i s
✓k.S. {sY...,i.t.. , _iA.H. ..;. r i " w '.. f '?I,. 'W Ja+3.-iri.,Lui
, r jbt`F.1
REQUIRED ALLOWED `"> '�P�REVIOUSAPPROVEDTMUSP
/
OPEN SPACE (SD -10 Sect. 610.2)
10% OF GROSS LOT AREA (AS PER SD -10)
142,110 X 0.1
14,211 SF 16,895 SF
22,675 SF
FOOTPRINT (S.F.) (SD -10 Sect. 610.2)
0.60 TIMES GLA MAXIMUM
142,110 X 0.6
85,266 SF 62,220 SF
56,440 SF
rs96: �,_ �.. �i'f _, ..
` .. 2 , s, , :£ f' .:
'BUILOINGDATA �.: /A
_..: ..rnr..ra REQUI EDt r LLOWE:aF, ✓ i s, 3 ,... `, a''c t hrL k ..
&., v , ti. ... _ _s5i t<,y
- ::r
y°,5. �' .
REQUIRED f ALLQWED M P , ,
i3 P,REVIOUSbAPPROyaED% US E;.z..PROVIDED,
BASE FAR (Requesting SD -19)
3.20 X GLA = 3.2 X 142,110
454,752 SF 454,752 SF
454,752 SF
AFFORD. HOUSING BONUS 25%
0,25 X FAR = 25% X 454,752
113,688 SF 113,688 SF
113,688 SF
TOTALFAR
568,440 SF 568,440 SF
568,440 SF
SITE FRON 'AGE _.. na x k' • ., sV h4;..: 5W }e3 X'l
PREVIOUSkP.PROVED{
P,RO,UIDED,�s,�-,
836 EXPW
342'-5"
342'-5"
NW14thSTREET
413'-11"
413'-11"
,�'
F" 2, . ;. 7-s J -:t ,� , .k? ,#r.'.; x a!' :1 'L..1
BUILDING HEIGHT x a;Na+rte REQUIRED/ALLOWED r r #'
P EVIDUSAP.PRO €DYMUSR
PROVIDEDh
OFFICETOWER
UNLIMITED
- 300
300
PARKING STRUCTURE
UNLIMITED
300
300
BUILDING:SETB,AC,,.K. S a(5,: D„a.l0,Seckt .6a1.�02 1 �, . _ ,_-• k\*.£ .4_ _h.,. . -.'... ,- ",, .Y5.4 ':, rt 1i{ _„`r�.. t.,.x''l :�, ._.hiii
RQRED
: _ �F.,.�?R,"4iVR0D11H
a1ra
;0101'sPROVIDED°FM-
FRONT: NW 14th STREET
10'-0"
10'-0"
10'4"
SIDE: EAST
No setback required or the same as the abutting district, whichever is greater
10'-0"
13'-6"
REAR: STATE ROAD 836
10'-0" or the same as the abutting district, whichever is greater
SIDE: WEST
No setback required orthe same as the abutting district, whichever is greater
1D' -O"
10'4"
-f c�i1.-, 3'; .•�S`i�- J ,,.115'^x, T '>.SY� ',x; itt:A4 1 'f. ti' .1 P.'^Tn'4� `-.:
rPROJECTFIIRPROGRAMiSUMM RYc4 r1, t i v( b '.k x�aY
«,, , u , a..�:w,_. r'.,,...Ca,
- :x �Pt ipv. _..zt"�
a }w 4
P EVI,OUSARPROVE MUSP�"rrtPROVIDED
RETAIL
16,988 SF
14,809 SF
OFFICE
551,452 SF
553,631 SF
TOTAL
568,440 SF
568,440 SF
WON- :,w.. cs,,.v«w.:w�ckes»m,v�x::•,:- ,�.,",.,. t..:<.:�+��,xx; ,.,< :_.e=s;s ...:.,.:':.,..x,x:K"..'.�.5?�-"Ti >�'M�rryei::, �',,c_
:EREDALLOW. D..,-1 RO,: -VtI.D� 4E
,.
OFFICE
1 SPACE PER 8005F 553,631 / 800
693 SPACES
RETAIL
1 SPACE PER 800 SF 14,809 /800
19 SPACES
TOTAL
712 SPACES
MEfRORAILPROXIMITY BONUS
712 Total parking spaces required -10%reduction as per Sect. 914.2
, 641 SPACES 1,456 SPACES
1,150 SPACES
OFFSTREET'LOpD f2 'tp 1Nz k IiE FIRED ''-r Fi C 6 r n t. :e as
A43, a,s.•:.., Q r.m;...a._, aa,!:F,y n.i .0 sem.# E a+,, .,
7
REQUIRED/ALLOWED .,i �PREYl,P :,
568,440 SF
(4 UP TO 500,000 SF + 1 PER EA. ADDT. 500,000 SF) 5
5 LOADING BAY (4 @ 12'x35')
(4 @ 12'x35')
(1 @ 12'x55')
(1 @ 12'x35')
Class 11 Permit