HomeMy WebLinkAboutPAB Edge Water TowerPLANNING FACT SHEET
LEGISTAR FILE ID: 07-00048mu February 21, 2007 Item # 5
APPLICANT Vicky Garcia -Toledo, Esquire, s attorney for Owner, Ice LLC;
3120 Associates, LLC and Saxon Development Company, Inc.
REQUEST/LOCATION Consideration of a Major Use Special Permit for the Edge Water
Tower project, located at approximately 701 NE 31 Street, 3117,
3120, 3121 and 3131 NE 7 Avenue, 475, 533, 545, 601 and 619-
25 NE 32 Street. [Wynwood/Edgewater NET District]
COMMISSION DISTRICT 2
ZONING DISTRICT(S) Existing: R-4 (Multifamily High Density Residential) with Overlay
SD-20 (Edgewater Overlay District)
SITE AREA 3.06± acres (Gross) and 2.03± acres (Net)
LEGAL DESCRIPTION See supporting documentation
PETITION
Consideration of a Resolution, approving with conditions, a Major
Use Special Permit pursuant to Articles 5, 9, 13 and 17 of Zoning
Ordinance No. 11000, as amended, for the Edge Water Tower
project, to be located at approximately 701 NE 31 Street, 3117,
3120, 3121 and 3131 NE 7 Avenue, 475, 533, 545, 601 and 619-
25 NE 32 Street, Miami, Florida, to construct an approximate
482-foot, 41-story high residential structure to be comprised of
approximately 201 total multifamily residential units with
recreational amenities; approximately 333,335 square feet of
residential space; and approximately 325 total parking spaces;
providing for certain floor area ratio ("FAR") bonuses.
PLANNING
RECOMMENDATION APPROVAL with conditions
BACKGROUND AND
ANALYSIS See supporting documentation
PLANNING ADVISORY BOARD VOTE:
CITY COMMISSION
CITY OF MIAMI • PLANNING DEPARTMENT
444 SW 2ND AVENUE, 3RD FLOOR • MIAMI, FLORIDA, 33130
PHONE (305) 416-1500
Date Printed: 2/15/2007 Page 1
ANALYSIS
MAJOR USE SPECIAL PERMIT
for
EDGE WATER TOWER
located at approximately
701 NE 31 STREET, 3117, 3120, 3121 AND 3131 NE 7 AVENUE, 475, 533, 545, 601
AND 619-25 NE 32 STREET
LEGISTAR FILE ID: 07-00048mu
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami,
Florida, the subject proposal for the Edge Water Tower project, located at
approximately 701 NE 31 Street, 3117, 3120, 3121 and 3131 NE 7 Avenue, 475, 533,
545, 601 and 619-25 NE 32 Street, Miami, Florida, has been reviewed to allow a Major
Use Special Permit per Articles 5, 9, 13 and 17, to construct an approximate 482-foot,
41-story high residential structure to be comprised of approximately 201 total multifamily
residential units with recreational amenities; approximately 333,335 square feet of
residential space; and approximately 325 total parking spaces; providing for certain floor
area ratio ("FAR") bonuses.
This Permit also includes the following requests:
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (1), to
allow a residential development involving two hundred one (201) units;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701. Definition (8) and
ARTICLE 9, Section 914, Sub -Section 914.1 Dwelling unit, square footage, and off-
street parking bonuses for contribution to Affordable Housing Trust Fund; exceptions, to
allow an increase of up to twenty (25) percent of additional floor area as a development
bonus of approximately 57,473.37 square feet, the user shall make a non-refundable
bonus developer contribution of an amount of $712,669.79 to the Affordable Housing
Trust Fund administered by the City of Miami;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (9) and
ARTICLE 5, Sect. 502, PUD districts; minimum area, maximum densities and maximum
floor area ratios permitted (a) (b), to allow an increase of up to 20% increase of floor
area ratio of approximately 45,978.70 feet of floor area;
The Major Use Special Permit encompasses the following Special Permits and
Requests:
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1511. Class II Special Permit
required for any development between Biscayne Bay and the first dedicated right-of-
way, to allow any development on property located between Biscayne Bay and the first
dedicated right-of-way;
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 620.3.1, to allow construction
of any new building in SD-20 EDGEWATER OVERLAY DISTRICT;
CLASS II SPECIAL PERMIT, as per ARTICLE 9. Section 903, Sub -Section 903.1 Rules
concerning projects crossing district boundaries or streets; requirements and limitations,
07-00048mu
Page 1 of 8
to allow a project to be designed as a single site and it occupies lots divided by a street
or alley;
CLASS II SPECIAL PERMIT, as per Article 15, Section 1512, Class II Special Permit
required for waiver of design standards and guidelines, to request a waiver of City of
Miami Parking Guides and Standards for reduction of the required extra one (1) foot
where a side of a parking stall abuts a wall;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908, Sub -section 908.2,
Acces, to allow driveways of width greater than 25 feet;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 917, Sub -Section 917.14,
Sub -Section 917.14.1 Parking Lifts, Robotic and Mechanical parking systems, to allow
159 parking lifts system;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 922.4, Sub -section 922.4(c),
Special permits required for proposed offstreet loading facilities or for substantial
modification of existing facilities, to allow maneuvering of trucks on public rights -of -way;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 927. Temporary structures,
occupancies, and uses during construction, criteria for special permits, to allow
temporary structures, occupancies, and uses reasonably necessary for construction
such as construction fence, covered walkway and if encroaching public property must be
approved by other city departments;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 906, Sub -Section 906.9.
Temporary special events; special permits; criteria, to allow temporary carnival, festival,
fair or similar type event on privately owned or City -owned land such as a ground
breaking ceremony;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 916, Sub -Section 916.2.1.
Temporary special event parking, to allow parking for temporary special event such as
groundbreaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918, Sub -Section 918.2.
Temporary off-street offsite parking for construction crews, criteria, to allow temporary
off-street offsite parking for construction crews working on a residential project under
construction accommodated within an R-3 or more permissive zoning district;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920, Sub -Section 920.1.2.
Limitations on occupancy of mobile homes, to allow parking of mobile homes, trailers or
manufactured homes, when authorized for security or other purposes in connection with
land development such as construction trailer(s) and other temporary construction
offices such as watchman's quarters, leasing and sales centers;
CLASS I SPECIAL PERMIT as per ARTICLE 10, Section 10.5.3., Sub -Section 10.5.3.4
R-4 Multifamily High -Density Residential — Sign Regulations, to allow temporary signs
for development;
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
07-00048mu
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reading of 0.79 weighted average dBA at any time and/or day subject to the City
Manager Exception pursuant to Section 36-6 (c) and all the applicable criteria;
REQUEST, for applicable MAJOR USE SPECIAL PERMIT, that the following conditions
be required at the time of issuance of Shell Permit instead of at issuance of Foundation
Permit;
- The requirement to record in the Public Records a Declaration of Covenants and/or
Restrictions providing that the ownership, operation and maintenance of all common
areas and facilities will be by the property owner and/or a mandatory property owner
association;
- And the requirement to record in the Public Records a Unity of Title or a covenant in
lieu of a Unity of Title.
Pursuant to Articles 5, 9, 13 and 17 of Zoning Ordinance 11000, approval of the
requested Major Use Special Permit shall be considered sufficient for the subordinate
permits requested and referenced above as well as any other special approvals required
by the City which may be required to carry out the requested plans.
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
additional residential opportunities in the Wynwood/Edgewater NET District, located
at the northwest corner of N.E. 32nd Street and N.E. 7th Avenue.
• It is found that the subject property is located in the "Elwood Court Bay Front
Section" plats within the City.
• It is found that pursuant to the Zoning Ordinance of the City of Miami, Florida, the
existing zoning designation for the subject property is R-4 (Multifamily High Density
Residential) with Overlay SD-20 (Edgewater Overlay District).
• It is found that pursuant to the Comprehensive Neighborhood Plan of the City of
Miami, Florida, the existing Future Land Use category for the subject property is
"High Density Multifamily Residential".
• It is found that the proposed project is not located along a Primary Pedestrian
Pathway.
• It is found that the proposed project is not located within an Archeological
Conservation area.
• It is found that the proposed project is located in FEMA Flood Zones "VE and AH".
07-00048mu
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It is found that the proposed residential density of the project (201 units at 99 units
per net acre) is below the maximum 304.5 units (150 units per net acre) on the
.2.03± net acre site.
• It is found that the total allowable floor area without bonuses for the 1.72± times the
gross acre site for a FAR of 229,893 square feet. The project as proposed is
requesting bonuses of 20% PUD (45,978.70 sq. ft.) and 25% Affordable Housing
Trust Fund Bonus (103,452.07 sq. ft.) for a total proposed FAR of 333,345.55
square feet.
• It is found that the maximum height of the proposed structure is approximately 482
feet. Pursuant to Article 4, Section 401, there are no height limits in the existing R-4
zoning district.
• 1t is found that the proposed open space for the project (24,386 sq. ft.) is above the
minimum required open space (20,049 sq. ft. at 15% GLA) for this project.
• It is found that the proposed total number of parking spaces (approximately 325) for
the project is above the required minimum number of 236 parking spaces.
• It is found that the project is expected to cost approximately $240,861,546, and to
employ approximately 337 workers during construction (FTE-Full Time Employees);
The project will also result in the creation of approximately 8 permanent new jobs
(FTE) for building operations and will generate approximately $1,139,483 annually in
tax revenues to the City (2007 dollars).
• It is found that the proposed project was reviewed by the Internal Design Review
Committee on October 03, 2006, and the following comments were made: Public
Benefit — (1) The committee greatly appreciates the proposal for a small park to link
NE 31st Street with the bay; Building Height/ Mass — (1) The reduction of the
overall size of the proposal is appreciated, though the committee still feel the height
and size of the remaining tower is out of scale with is surroundings; (2) The Urban
Design Guidelines, outlined in Section 1305 of the City of Miami's Zoning Ordinance,
ask that all buildings respond to the physical contextual environment that they are in,
while creating a transition in bulk and scale with the surrounding neighborhood. The
current proposal transfers much of the FAR of the entire site into one tower while
asking for bonuses, resulting in a building that is out of scale in both height and
density with the streets and blocks within this neighborhood; (3) Consider revising
the scheme of the project by not utilizing the maximum FAR for the site, and/or by
reconfiguring the massing of the tower to introduce step -backs that will reduce the
height and the impact of this structure on the adjacent properties; Architecture - (1)
Provide a distinct architectural feature on the portion of the west facade of the
building that terminates NE 32nd Street; (2) Clarify the site plan and elevations for the
corner of 31st street and 7th Ave. Consider using left over green space to enhance
the proposed park along the baywalk; Parking Garage — (1) Confirm the loading
dimensions and turning radius requirements with the Public Works Department in
order to verify the feasibility of the proposed loading arrangement; (2) Please
provide specific details of the surface finish of the North and South Elevations,
including material and design. The final design of these panels must be approved by
the planning department; Landscaping — (1) In future submittals, please provide an
enlarged, labeled landscape plan indicating plant species and their placement within
the proposal.
07-00048mu
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• It is found that Miami -Dade Public Schools provided a preliminary review of the
project on October 5, 2006. The student population generated by this development
is estimated at 55 students. The schools serving this area of application are Eneida
M. Hartner Elementary (26 students) —123% Florida Inventory School Houses (FISH)
Capacity; Jose de Diego Middle (12 students) — 99% FISH; and Booker T.
Washington Senior High (17 students) — 69% FISH. Pursuant to the interlocal
agreement, only Jose de Diego Middle and Booker T. Washington Senior meet
review threshold of 115%.
• It is found that on October 6, 2006, the City of Miami Public Works Department
provided a review of the project and commented that the following street
improvements shall be required: NE 31 Street, NE 32 Street and NE 7 Avenue —
Reconstruct these roadways adjacent to the project site in accordance with the
roadway plans approved on April 8, 2004 on file in the Public Works Department. 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 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 site must be clear of dust and construction debris at
all times. A.D.A. complaint handicap ramps are required at street intersections.
• It is found that on October 17, 2006, the Miami -Dade Aviation Department provided
a Height Analysis review of the proposed project and found that it conforms to the
Miami -Dade County Height Zoning Ordinances at that location as long as; (1) FAA
determines that the construction of the building at 482 feet AMSL will not diminish or
affect the safety, efficiency or capacity of the Miami International Airport in any way;
(2) FAA issues a "Determination of NO Hazard" for this project; Any proposed
construction exceeding 200 feet (AMSL) requires the applicant to file with the
Federal Aviation Administration (FAA) Form 7460-1, "Notice of Proposed
Construction Alteration for Determination of Known Hazards". In addition,
construction cranes for this project exceeding 200 feet (AMSL) in height must be
filed using the same form.
• It is found that the proposed project was reviewed for design appropriateness by the
Urban Development Review Board on November 15, 2006, which recommended
Approval with conditions (UDRB Reso. 11-15-06-6).
• It is found that on November 15, 2006, the City's Traffic Consultant, URS Corp.,
provided a review (W.O. #170) of the Traffic Impact Analysis submitted by the
applicant and has found the traffic analysis sufficient.
• 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 for the most part
with 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)
07-00048mu
Page 5 of 8
Signage and lighting; (8) Preservation of Natural Features; and (9) Modification of
Nonconformities.
Based on these findings, the Planning Department is recommending approval of
the requested Development Project with the following conditions:
1) Meet all applicable building codes, land development regulations, ordinances
and other laws and pay all applicable fees due prior to the issuance of a building permit.
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
07-00048mu
Page 6 of 8
remain in full compliance with the provisions of the submitted construction plan; failure
to comply may lead to a suspension or revocation of this Major Use Special Permit.
9) In so far as this Major Use Special Permit includes the subordinate approval of
a series of Special Permits for which specific details have not yet been developed or
provided, the applicant shall provide the Planning Department with all subordinate
Special Permit plans and detailed requirements for final review and approval of each
one prior to the issuance of any of the subordinate approvals required in order to carry
out any of the requested activities and/or improvements listed in this development order
or captioned in the plans approved by it.
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) The proposed building while it creates a
transition in bulk and scale to the surrounding neighborhood, it still remains out scale in
both height and density with the streets and blocks within this neighborhood. The
applicant shall redistribute the proposed F.A.R. more evenly through in order to allow for
a better transition in bulk and scale to the neighborhood; (b) The applicant shall provide
a distinct architectural feature on the portion of the west facade of the building that
terminates NE 32nd Street; (c) Provide a site plan and elevations for the corner of 31st
street and 7th Ave. for review and approval by the Planning Director prior to the issuance
of a building permit; (d) Provide specific details of the surface finish of the North and
South Elevations, including material and design. The final design of these panels must
be approved by the planning department prior to the issuance of a building permit; (e)
Applicant shall verify the feasibility of the proposed loading arrangement prior to the
issuance of a building permit; (f) Provide an enlarged, labeled landscape plan indicating
plant species and their placement within the proposal.
12) Pursuant to comments by the City of Miami Public Works Department, the following
conditions shall be required of the applicant: (1) NE 31 Street, NE 32 Street and NE 7
Avenue — Reconstruct these roadways adjacent to the project site in accordance with
the roadway plans approved on April 8, 2004 on file in the Public Works Department. 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 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 site must be clear of dust and construction debris at all times. A.D.A.
complaint handicap ramps are required at street intersections.
13) The applicant shall record a covenant, subject to review and approval by the
city attorney, within sixty (60) days of the effective date of this resolution, which states
that in the event that this Major Use Special Permit expires or is abandoned, any future
development of the subject properties shall require design review and approval by the
Planning Director, utilizing the same criteria as the original Major Use Special Permit.
07-00048mu
Page 7 of 8
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.
07-00048mu
Page 8 of 8
NE 30TH ST Lz
NE 29TH TE
0 150 300
I
FUTURE LAND USE
HIGH DENSITY
MULTIFAMILY, RESIDENTIAL
NE 32ND ST
NE 31 ST ST
NE 29TH ST
600 Feet
� I
NE 34TH ST
ADDRESS: 701 NE 31 ST 3117, 3121 AND
3131 NE 7 AVE, 475, 533, 537, 545, 601
AND 619-25 NE 32 ST
ZONING ATLAS MAP
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32ND ST NE 32ND ST
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0 150 300
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600 Feet
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ADDRESS: 701 NE 31 ST 3117, 3121 AND
3131 NE 7 AVE, 475, 533, 537, 545, 601
AND 619-25 NE 32 ST
0 150 300
I 1 1 1 1 1
600 Feet
i I
ADDRESS: 701 NE 31 ST 3117, 3121 AND
3131 NE 7 AVE, 475, 533, 537, 545, 601
AND 619-25 NE 32 ST
No. Name
Projects in the Vicinity
Edge Water Tower
07-00048mu
Floors
Units Status
1. Palermo
2. Element (fka Ice2)
3. Edgewater Tower
7 22 Preliminary
24 319 Preliminary
32 N/A MUSP/ Application
07-00048mu - Projects in the Vicinity Edge Water Tower
**PRELIMINARY**
SCHOOL IMPACT REVIEW ANALYSIS
October 5, 2006
FOR INFORMATINAL PURPOSES ONLY; THE REQUIREMENTS UNDER THE INTERLOCAL
AGREEMENT FOR SCHOOL FACILITY PLANNING ARE NOT TRIGGERED SINCE THE
APPLICANT IS NOT REQUESTING ADDITIONAL RESIDENTIAL DENSITY OVER WHAT IS
CURRENTLY ALLOWED IN THE PROPERTY'S ZONING CLASSIFICATION.
APPLICATION: Edge Water Tower
REQUEST: Large Scale Development
ACRES: +2.14 net acres
LOCATION: Approximately 701 NE 31 Street, Miami
MSA/
MULTIPLIER: 4.7 /.27 Multifamily
NUMBER OF
UNITS: 202 units
ESTIMATED STUDENT
POPULATION: 55
ELEMENTARY:
MIDDLE:
SENIOR HIGH:
26
12
17
SCHOOLS SERVING AREA OF APPLICATION
ELEMENTARY: Eneida M. Hartner Elementary — 401 NW 29 Street
MIDDLE: Jose de Diego Middle — 3100 NW 5 Avenue
SENIOR HIGH: Booker T. Washington Senior High — 1200 NW 6 Avenue
All schools are located in Regional Center IV.
0
*Based on Census 2000 information provided by Miami -Dade County Department of Planning and
Zoning.
The following population and facility capacity data are as reported by the Office of
Information Technology, as of October 2005:
Eneida M.
Hartner Elem.
Jose de Diego
Middle
Booker T.
Washington
Senior
% UTILIZATION
% UTILIZATION NUMBER OF FISH DESIGN
FISH DESIGN FISH DESIGN PORTABLE CAPACITY
STUDENT CAPACITY CAPACITY STUDENT PERMANENT AND CUMULATIVE
POPULATION PERMANENT PERMANENT STATIONS RELCOATABLE STUDENTS
842
868
1,022
1,034
1,543
1,560
703
1,043
2,270
120%
123%
98%
99%
68%
69%
0
0
0
120%
123%
98%
99%
68%
69%
1,233
2,478
4,347
*Student population increase as a result of the proposed development
**Estimated # of students (cumulative) based on zoning/land use log (2001- present) and
assuming all approved developments are built; also assumes none of the prior cumulative
students are figured in current population.
Notes:
1) Figures above reflect the impact of the class size amendment.
2) Pursuant to the Interlocal Agreement, only Eneida M. Hartner Elementary meets the
review threshold.
PLANNED RELIEF SCHOOLS IN THE AREA
(Information included in proposed 5-Year Capital Plan, 2006-20010, dated April 2006)
Projects in Planning, Design or Construction
School Status
N/A
Proiected Occupancy Date
Proposed Relief Schools
School Funding year
State School "GG-1" FY 06-07
(Jose De Diego Middle School relief)
(1,241 student stations)
[Note: City and District staff have located
and agreed on a City -owned site,
which much be approved by the City
Commission and School Board.]
OPERATING COSTS: Accounting to Financial Affairs, the average cost for K-12 grade students
amounts to $6,549 per student. The total annual operating cost for additional students residing
in this development, if approved, would total $360,195.
CAPITAL COSTS: Based on the State's October 2006 student station cost factors*, capital
costs for the estimated additional students to be generated by the proposed development are:
ELEMENTARY 26 x $18,173 = $472,498
MIDDLE 12 x $19,624 = $235,488
SENIOR HIGH 17 x $25,491 = $433,347
Total Potential Capital Cost $1,141,333
*Based on Information provided by the Florida Department of Education, Office of Educational
Facilities Budgeting. Cost per student station does not include land cost.
4
CITY OF MIAMI, FLORIDA
CWi E0
INTER -OFFICE MEMORANDUM PLANN i; C. DEPARTMEN F
TO :
FROM :
Ana Gelabert-Sanchez
Director
Planning Department
Stephanie N. Grindell, P.E.
Director
Public Works Department
2006 OCT I 1 PM 12: 37
DATE : October 6, 2006 FILE
SUBJECT : Large Scale Development Review -
Edgewater Tower
REFERENCES:
ENCLOSURES:
The Public Works Department has reviewed the Large Scale Development plans for the
development entitled Edgewater Tower located at 701 N.E. 31 Street and has the following
comments.
1. N.E. 32 Street is zoned 50 feet wide and an additional 7 feet of right of way dedication is
required at lots 7, 8, 9, 10, 11, 12 and 14, Block 5 and lot 12, Block 6 of "Elwood Court
Bayfront_Section". N.E. 7 Avenue is zoned 50 feet wide and an additional 10 feet of right of
way dedication is required at lot 14, Block 5 and lot 12, Block 6 of "Elwood Court Bayfront
Section" and at lot 10 of "Haines-Bayfront". 25 foot corner radius dedications are also
required on the northeast corner of lot 12, Block 6 of "Elwood Court Bayfront Section" and
on the southwest corner of lot 10 of "Haines-Bayfront".
2. The required right of way improvements adjacent to the project site shall be in accordance
with the roadway plans approved on April 8, 2004 on file in the Public Works Department.
The proposed non-standard, decorative street improvements at the intersection of N.E. 32
Street and N.E. 7 Avenue and the "waterfront promenade" on N.E. 31 Street must be
submitted to the Public Works Department for review. If approved by the Director of Public
Works, the owner(s) of the Edgewater Tower shall be required to maintain the landscaping
and non-standard improvements.
3. A Special Class II permit is required to back into the two loading berths from N.E. 32 Street
located at the westerly end of the parking structure. All vehicles, including trucks, must exit
the property in a forward direction. Backing up into the street right of way is not permitted.
4. All transitions from the established street profile grade to the building flood 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. 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 be graded or trench
drains provided to prevent "sheet flow" 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 fliture maintenance access.
Ana Gelabert-Sanchez
Director
Planning Department
Page 2 of 3
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. 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 request.
7. 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.
8. All greenspace, and landscaping required by the Zoning Ordinance must be
accommodated on private property. Greenspace and landscaping within the public right
of way cannot be included in the calculations for meeting greenspace zoning
requirements.
9. City of Miami driveway entrances, in compliance with A.D.A. standards, shall be
required. Continuous sidewalk is required across driveway entrances.
10. 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) 416-1200 or
www.dep. state.fl.us./water/stormwater/npdes.
In addition to these comments, the Public Works Department will require the following street
improvements:
N.E. 31 STREET, N.E. 32 STREET AND N.E. 7 AVENUE: Reconstruct these roadways
adjacent to the project site in accordance with the roadway plans approved on April 8, 2004
on file in the Public Works Department. See comment no. 2 concerning the proposed
decorative enhancements and "waterfront promenade".
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
Ana Gelabert-Sanchez
Director
Planning Department
Page 3 of 3
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 site
must be clear of dust and construction debris at all times. A.D.A. compliant handicap ramps
are required at street intersections.
If you have any questions concerning these comments, please call Mr. Leonard Helmers,
Professional Engineer IV, at extension 1221.
SNG/ ,� 1/wjj
lo
c: BTM Architects and
Walter F. Chatham, Architect
2300 East Las Olas Boulevard, Suite 500
Ft. Lauderdale, FL 33301
Stephanie Grindell, P.E., Director of Public Works
Roberto Lavernia, Chief of Land Development, Planning Department
Manuel A. Vega, P.Eo, Zoning Department
bc: Development and Roadway Plans
Central
Commercial Airport:
Miami International Airport
General Aviation Airports:
Dade -Collier Training & Transition
Homestead General
Kendall-Tamiami Executive
Opa-locka
Opa-locka West
Mr. Roberto Lavernia
Chief of Land Development
City of Miami
444 SW 2nd Ave, 3rd Floor
Miami, FL 33130
`,'E L i b'ED
PLANNING DEPARTMENT
2006 OCT 24 PH 2: 29
October 17, 2006
RE: Height Analysis for the Edgewater Tower Project
located in 701 NE 31st Street, Miami, FL
Dear Mr. Lavernia:
Miami -Dade Aviation Department
P.O. Box 592075
Miami, Florida 33159
T 305-876-7000 F 305-876-0948
www.miami-airport.com
miamidade.gov
The Miami -Dade Aviation Department (MDAD) has reviewed the above referenced project for a
height analysis. Our review finds that an assumed 482 ft AMSL (Above Mean Sea Level)
structure at this location conforms to the Miami -Dade County Height Zoning Ordinance.
However, our preliminary analysis indicates that this structure may impact the following
Terminal Instrument Procedures (TERPS) surfaces:
• Runway 26L LNAV Final Approach: exceeds by 232 ft
• Runway 26L LOC Final Approach: exceeds by 312 ft
• Runway 26R LOC Final Approach: exceeds by 252 ft
The FAA will need to determine the effect of those impacts (if any) upon the developer's
submittal of form 7460-1 to the FAA.
This height determination is an estimate issued on a preliminary or advisory basis. Before
proceeding with design, any proposed construction at this location exceeding 200 ft AMSL
(Above Mean Sea Level) will be required to file with the FAA by using form 7460-1 `Notice of
Proposed Construction Alteration for Determination of Known Hazards'. In addition, any
construction cranes for this project exceeding 200 ft AMSL (Above Mean Sea Level) must be
filed by the construction contractor using the same form. Thus, for any structure or crane at this
location exceeding 200 ft AMSL (Above Mean Sea Level), FAA form 7460-1 must be filed.
The form is available through this office or through the FAA website: htt-ps://oeaaa.faa.gov This
form should be mailed to: Federal Aviation Administration, Air Traffic Airspace Branch -
ASW-520, 2601 Meacham Blvd, Ft. Worth, TX 76137-0520. Alternatively, the developer may
"e-file" online at https://oeaaa.faa.gov
Based on the above, MDAD would not object to a proposed structure height that conforms to the
Miami -Dade County Height Zoning Ordinance as long as:
Mr. Roberto Lavernia
October 17, 2006
Page 2
1) FAA determines that the construction of 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) 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 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
Miami -Dade County Height Zoning Ordinances and Federal Regulation Title 14 Part 77. The
FAA has its own airspace evaluation requirements, and issues airspace determinations for
structures and cranes based on the particular facts then presented before the FAA. The County's
Department of Planning and Zoning (P&Z) or the applicable municipal building official
determines whether the County's zoning requirements and height limitations are met,
and FAA determines whether FAA building, marking and height requirements are met.
This determination is based, in part, on the description provided to us by you, which includes
specific building locations and heights. Any changes in building 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 the Miami -Dade Aviation Department.
Should you have any questions in obtaining and/or filling out FAA form 7460-1 or if I can be of
any further assistance, please feel free to contact me at 305-876-8080.
amos, R.A.
of of Aviation Planning Section
JR/AH/cf
cc: S. Harman
J. Bunting
A. Herrera
Diane O'Quinn Williams, Department of Planning and Zoning
Al Torres, Department of Planning and Zoning
Damon Holness, Department of Planning and Zoning
Kevin Walford, City of Miami
Orlando Toledo, City of Miami
Earl Newalu, FAA
File Airspace
November 15, 2006
F-LcEIVED
PLAN; i' G DEPARTMEN
2006 NOY 20 PM 2: 29
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: Edgewater (WO # 170)
Sufficiency Letter
Dear Ms. Medina:
Via Fax and US Mail
Subsequent to our October 13, 2006 review comments for the subject project, we have received
a formal response from Kimley-Horn and Associates Inc. (KHA) on November 14, 2006. We
have also received a revised site plan showing the turning radius of the delivery trucks from
KHA. Photocopy of the response letter and revised site plan from KHA are attached herewith.
0 0
At this time, we conclude that the revised traffic report along with the subsequent submittal
meets all the traffic requirements and the report is found to be sufficient. Should you have any
questions, please call Quazi Masood or me at 954.739.1881.
Sincere
UR
Raj S anmug
Seni•r Traffic Engineer
n Southern
Attachment
Cc: Mr. Antonio E. Perez, Planner II, City of Miami Planning (Fax - 305.416.1443)
Mr. Manny A. Vega, Engineer 1, City of Miami Zoning (Fax - 305.416.2153)
Mr. John McWilliams, PE, (KHA) (Fax: 954.739.2247)
URS Corporation
Lakeshore Complex
5100 NW 33rd Avenue, Suite 150
Fort Lauderdale, FL 33309-6375
Tel: 954.739.1881
Fax: 954.739.1789
❑ Kimley-Horn
and Associates, Inc.
November 14, 2006
Mr. Raj Shanmugam, l F. t • E •
URS Southern Corporation
5100 NW 33`d Avenue, Suite 150
Fort Lauderdale, FL 33309
Re: Edgewater
URS Workorder #I70
MUSP Traffic Impact Analysis
Response to Comments
Dear Mr. Shanmugam:
We received your comments dated October 13, 2006, regarding the traffic study
submitted/ for the above referenced project. We offer the following responses:
1. The attached plan site does not include the maneuvering (turning path)
of the delivery trucks within the project boundary. The report must
include the turning path of a design vehicle, using "AutoTURN" or any
other approved method;
A maneuverability analysis is attached for your reference (Attachment A),
2. The southbound approach lane configuration at NE 4th Avenue/NE 31"
Street intersection (Figure 2) is inconsistent with the information
provided in the Traffic Count Data (Appendix B), which must be
revised;
The traffic count data provided in the original report indicated single lane
approaches at the intersection (also referred to as P. In Recovery Way and
Walgreen's/the Village Way). It should be noted that no intersection
control is provided at this location. As a result, the original analysis
assumed that the north -south street operates as `defacto' stop controlled
minor street. Figure 2 and traffic count data are now consistent. See
revised attachment (Attachment B).
3. The raw turning movement count at NE 4th Avenue/NE 32"d Street, NE
4th Avenue/NE 31St Street, and NE 7th Avenue/NE 31" Street
intersections shown in Appendix B is inconsistent with the volumes
shown in the "Volume Development Worksheet" (Appendix G), which
must be revised. Additionally the volume development worksheet shows
significant amount of "U-Turn" at southbound and eastbound
approaches at NE 4th Avenue/NE 32nd Street intersection, which must
be explained or revised.
•
TEL 954 535 5100
FAX 954 739 2247
■
Suite 109
5200 N.W. 33rd Avenue
Ft. Lauderdale, Florida
33309
❑F1 Kimley-Horn
NMI 1 and Associates, Inc.
0
Mr. Raj Shanmugam, P.E.., November 14, 2006, Pg. 2
The peak hour traffic used in the analysis was calculated based on the total
volumes of all intersections. Therefore network peak hour traffic was used.
The peak hour factor calculated was from 4:45 to 5:45. As a result the
volumes used in the "Volume Development Worksheet" contain the traffic
correspondent to that period of time.
The U-turns reflected in the traffic data were miscoded. The U-turn
volumes shown were determined to be pedestrian counts the intersections.
Revisions to the affected analyses are attached (Attachment C).
4. The westbound and northbound volumes at NE 33r1Street/Biscayne
Boulevard and westbound volumes at NE 31st Street/NE 4th Avenue
intersection is shown incorrectly in the future year graphics (Figure 6),
which must be revised;
Figure 6 is now consistent and a revised Figure is attached (Attachment D).
5. The westbound input volumes in the Synchro software worksheet at NE
32" Street/NE 4th Avenue intersection in inconsistent with the volumes
shown in existing and future condition graphics (Figure 3, 4 and 6),
which must be revised;
Figure 3, Figure 4, Figure 6, and Synchro outputs are now consistent
(Attachment E).
We trust these responses should address your comments. Should you have any
questions, please feel free to contact me.
Very truly yours,
KIMLEY-HORN AND ASSOCIATES, INC.
John J. McWilliams, P.E.
G:\044391002 ICE Phase 1\Correspondence\ltr\l 1 06 06 URS Itr.doc
Attachment A
at+.
City of Miami
Legislation
Resolution
City Hall
12500 Pan
American Drive
Miami, FL 33133
www.miamigov.com
File Number: 07-00048mu Final Action Date:
A RESOLUTION OF THE MIAMI CITY COMMISSION, WITH ATTACHMENTS,
APPROVING WITH CONDITIONS, A MAJOR USE SPECIAL PERMIT PURSUANT TO
ARTICLES 5, 9, 13 and 17 OF ZONING ORDINANCE NO. 11000, AS AMENDED,
FOR THE EDGE WATER TOWER PROJECT, TO BE LOCATED AT
APPROXIMATELY 701 NE 31 STREET, 3117, 3120, 3121 AND 3131 NE 7 AVENUE,
475, 533, 545, 601 AND 619-25 NE 32 STREET, MIAMI, FLORIDA, TO CONSTRUCT
AN APPROXIMATE 482-FOOT, 41-STORY HIGH RESIDENTIAL STRUCTURE TO BE
COMPRISED OF APPROXIMATELY 201 TOTAL MULTIFAMILY RESIDENTIAL
UNITS WITH RECREATIONAL AMENITIES; APPROXIMATELY 333,3335 SQUARE
FEET OF RESIDENTIAL SPACE; AND APPROXIMATELY 325 TOTAL PARKING
SPACES; PROVIDING FOR CERTAIN FLOOR AREA RATIO ("FAR") BONUSES;
DIRECTING TRANSMITTAL; MAKING FINDINGS OF FACT AND STATING
CONCLUSIONS OF LAW; PROVIDING FOR BINDING EFFECT; CONTAINING A
SEVERABILITY CLAUSE AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, on October 6, 2006, Vicky Garcia -Toledo, Esquire, attorney for the
owner, Ice LLC; 3120 Associates, LLC and Saxon Development Company, Inc.,
submitted a complete Application for Major Use Special Permit for Edge Water Tower
(referred to as "PROJECT") pursuant to Articles 5, 9, 13 and 17 of Zoning Ordinance
No. 11000, for the properties located at approximately 701 NE 31 Street, 3117, 3120,
3121 and 3131 NE 7 Avenue, 475, 533, 545, 601 and 619-25 NE 32 Street, 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 September 29,
2006 to consider the proposed project and offer its input; and
WHEREAS, the Urban Development Review Board met on November 15, 2006,
to consider the proposed project and recommended APPROVAL WITH CONDITIONS;
and
WHEREAS, the Miami Planning Advisory Board, at its meeting held on February
21, 2007 Item No. 5, following an advertised public hearing, adopted Resolution No.
PAB *-* by a vote of --- to --- (* *), recommending ---- with conditions as presented in the
Major Use Special Permit Development Order as attached and incorporated; and
City of Miami Page 1 of 13 Printed On: 2/15/2007
File Number 07-00048mu
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 701 NE 31 Street, 3117, 3120, 3121 AND 3131 NE
7 Avenue, 475, 533, 545, 601 and 619-25 NE 32 Street, Miami, Florida, more
particularly described on "Exhibit A," attached and incorporated.
Section 3. The PROJECT is approved for the construction of an approximate
482-foot, 41-story high residential structure to be comprised of approximately 201 total
multifamily residential units with recreational amenities; approximately 333,335 square feet
of residential space; and approximately 325 total parking spaces; providing for certain floor
area ratio ("FAR") bonuses.
Section 4. The Major Use Special Permit Application for the Project also
encompasses the lower ranking Special Permits as set forth in the Development Order.
Section 5. The findings of fact set forth below are made with respect to the
subject PROJECT:
a. The PROJECT is in conformity with the adopted Miami Comprehensive
Neighborhood Plan, as amended.
b. The PROJECT is in accord with the proposed R-4 (Multifamily High Density
Residential) with Overlay SD-20 (Edgewater Overlay District) 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 APPLICABILITY COMPLIANCE
I) Site and Urban Planning:
(1) Respond to the physical Yes. *No.
contextual environment taking
into consideration urban form
and natural features;
(2) Siting should minimize the Yes. *No.
impact of automobile parking
City of Miami Page 2 of 13 Printed On: 2/15/2007
File Number: 07-00048mu
and driveways on the pedestrian
environment and adjacent
properties;
(3) Buildings on corner lots Yes. *No.
should be oriented to the corner
and public street fronts.
II) Architecture and Landscape Architecture:
(1) A project shall be designed Yes. *No.
to comply with all applicable
landscape ordinances;
(2) Respond to the neighborhood Yes. *No.
context;
(3) Create a transition in bulk Yes. *No.
and scale;
(4) Use architectural styles Yes. *N/A.
and details (such as roof lines
and fenestration), colors and
materials derivative from
surrounding area;
(5) Articulate the building facade Yes. *No.
vertically and horizontally in
intervals that conform to the
existing structures in the vicinity.
III) Pedestrian Oriented Development:
(1) Promote pedestrian Yes. *No.
interaction;
(2) Design facades that Yes. *No.
respond primarily to the
human scale;
(3) Provide active, not blank Yes. *Yes.
facades. Where blank walls
are unavoidable, they should
receive design treatment.
IV) Streetscape and Open Space:
(1) Provide usable open space Yes. *Yes.
that allows for convenient and
visible pedestrian access from
the public sidewalk;
(2) Landscaping, including plant Yes. *No.
material, trellises, special
pavements, screen walls, planters
and similar features should be
appropriately incorporated to
City of Miami Page 3 of 13 Printed On: 2/15/2007
File Number: 07-00048mu
enhance the project.
V) Vehicular Access and Parking:
(1) Design for pedestrian and Yes. *No.
vehicular safety to minimize
conflict points;
(2) Minimize the number and Yes. *No.
width of driveways and curb
cuts;
(3) Parking adjacent to a street Yes. *Yes.
front should be minimized and
where possible should be
located behind the building;
(4) Use surface parking areas Yes. *N/A.
as district buffer.
VI) Screening:
(1) Provide landscaping that Yes. *N/A.
screen 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 Yes. *No.
structures with program uses.
Where program uses are not
feasible soften the garage
structure with trellises,
landscaping, and/or other
suitable design element.
VII) Signage and Lighting:
(1) Design signage appropriate
Yes. *N/A.
City of Miami Page 4 of 13 Printed On: 2/15/2007
File Number: 07-00048mu
for the scale and character of
the project and immediate
neighborhood;
(2) Provide lighting as a design Yes. *No.
feature to the building facade,
on and around landscape
areas, special building or
site features, and/or signage;
(3) Orient outside lighting to Yes. *No.
minimize glare to adjacent
properties;
(4) Provide visible signage Yes. *No.
identifying building addresses
at the entrance(s) as a
functional and aesthetic
consideration.
VIII) Preservation of Natural Features:
(1) Preserve existing vegetation Yes. *No.
and/or geological features
whenever possible.
IX) Modification of Nonconformities:
(1) For modifications of Yes. *N/A.
nonconforming structures,
no increase in the degree of
nonconformity shall be
allowed;
(2) Modifications that conform Yes. *N/A.
to current regulations shall be
designed to conform to the scale
and context of the nonconforming
structure.
*Compliance is subject to conditions.
These findings have been made by the City Commission to approve this project with
conditions.
d. The PROJECT is expected to cost approximately $240,861,546, and to
employ approximately 337 workers during construction (FTE-Full Time Employees); The
project will also result in the creation of approximately 8 permanent new jobs (FTE) for
building operations and will generate approximately $1,139,483 annually in tax revenues
to the City (2007 dollars).
e. The City Commission further finds that:
City of Miami Page 5 of 13 Printed On: 2/15/2007
File Number. 07-00048mu
(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 January 7, 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.
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.
City of Miami Page 6 of 13 Printed On: 2/15/2007
File Number: 07-00048mu
Section 14. This Resolution shall become effective immediately upon its
adoption and signature of the Mayor. {1}
DEVELOPMENT ORDER
Let it be known that pursuant to Articles 5, 9, 13 and 17 of Ordinance No. 11000,
the Zoning Ordinance of the City of Miami, Florida, as amended (the "Zoning
Ordinance"), the Commission of the City of Miami, Florida, has considered in a public
hearing, the issuance of a Major Use Special Permit for Edge Water Tower (hereinafter
referred to as the "PROJECT") to be located at approximately 701 NE 31 Street, 3117,
3120, 3121 and 3131 NE 7 Avenue, 475, 533, 545, 601 and 619-25 NE 32 Street,
Miami, Florida (see legal description on "Exhibit A", attached and incorporated), is
subject to any dedications, limitations, restrictions, reservations or easements of record.
After due consideration of the recommendations of the Planning Advisory Board
and after due consideration of the consistency of this proposed development with the
Miami Comprehensive Neighborhood Plan, the City Commission has approved the
PROJECT, and subject to the following conditions approves the Major Use Special
Permit and issues this Permit:
FINDINGS OF FACT
PROJECT DESCRIPTION:
The proposed PROJECT is a residential use development to be located at
approximately 701 NE 31 Street, 3117, 3120, 3121 and 3131 NE 7 Avenue, 475, 533,
545, 601 and 619-25 NE 32 Street, Miami, Florida. The PROJECT is located on a gross
lot area of approximately 3.06± acres and a net lot area of approximately 2.03± 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 an approximate 482-foot, 41-story high residential
structure to be comprised of approximately 201 total multifamily residential units with
recreational amenities, approximately 333,333 square feet of residential space and
approximately 325 total parking spaces; providing for certain floor area ratio ("FAR")
bonuses.
The Major Use Special Permit Application for the PROJECT also encompasses
the following lower ranking Special Permits:
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (1), to
allow a residential development involving two hundred one (201) units;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701. Definition (8) and
ARTICLE 9, Section 914, Sub -Section 914.1 Dwelling unit, square footage, and off-
street parking bonuses for contribution to Affordable Housing Trust Fund; exceptions, to
allow an increase of up to twenty (25) percent of additional floor area as a development
bonus of approximately 57,473.37 square feet, the user shall make a non-refundable
City of Miami Page 7 of 13 Printed On: 2/15/2007
File Number 07-00048mu
bonus developer contribution of an amount of $712,669.79 to the Affordable Housing
Trust Fund administered by the City of Miami;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (9) and
ARTICLE 5, Sect. 502, PUD districts; minimum area, maximum densities and maximum
floor area ratios permitted (a) (b), to allow an increase of up to 20% increase of floor
area ratio of approximately 45,978.70 feet of floor area;
The Major Use Special Permit encompasses the following Special Permits and
Requests:
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1511. Class II Special Permit
required for any development between Biscayne Bay and the first dedicated right-of-
way, to allow any development on property located between Biscayne Bay and the first
dedicated right-of-way;
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 620.3.1, to allow construction
of any new building in SD-20 EDGEWATER OVERLAY DISTRICT;
CLASS II SPECIAL PERMIT, as per ARTICLE 9. Section 903, Sub -Section 903.1 Rules
concerning projects crossing district boundaries or streets; requirements and limitations,
to allow a project to be designed as a single site and it occupies lots divided by a street
or alley;
CLASS II SPECIAL PERMIT, as per Article 15, Section 1512, Class II Special Permit
required for waiver of design standards and guidelines, to request a waiver of City of
Miami Parking Guides and Standards for reduction of the required extra one (1) foot
where a side of a parking stall abuts a wall;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908, Sub -section 908.2,
Acces, to allow driveways of width greater than 25 feet;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 917, Sub -Section 917.14, Sub -
Section 917.14.1 Parking Lifts, Robotic and Mechanical parking systems, to allow 159
parking lifts system;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 922.4, Sub -section 922.4(c),
Special permits required for proposed offstreet loading facilities or for substantial
modification of existing facilities, to allow maneuvering of trucks on public rights -of -way;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 927. Temporary structures,
occupancies, and uses during construction, criteria for special permits, to allow
temporary structures, occupancies, and uses reasonably necessary for construction
such as construction fence, covered walkway and if encroaching public property must be
approved by other city departments;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 906, Sub -Section 906.9.
Temporary special events; special permits; criteria, to allow temporary carnival, festival,
fair or similar type event on privately owned or City -owned land such as a ground
breaking ceremony;
City of Miami Page 8 of 13 Printed On: 2/15/2007
File Number: 07-00048mu
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 916, Sub -Section 916.2.1.
Temporary special event parking, to allow parking for temporary special event such as
groundbreaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918, Sub -Section 918.2.
Temporary off-street offsite parking for construction crews, criteria, to allow temporary
off-street offsite parking for construction crews working on a residential project under
construction accommodated within an R-3 or more permissive zoning district;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920, Sub -Section 920.1.2.
Limitations on occupancy of mobile homes, to allow parking of mobile homes, trailers or
manufactured homes, when authorized for security or other purposes in connection with
land development such as construction trailer(s) and other temporary construction
offices such as watchman's quarters, leasing and sales centers;
CLASS I SPECIAL PERMIT as per ARTICLE 10, Section 10.5.3., Sub -Section 10.5.3.4
R-4 Multifamily High -Density Residential — Sign Regulations, to allow temporary signs
for development;
REQUEST, for waiver of CHAPTER 36 NOISE, Section 36-6 Construction Equipment
(a) permitting the operation of construction equipment exceeding the sound level of a
reading of 0.79 weighted average dBA at any time and/or day subject to the City
Manager Exception pursuant to Section 36-6 (c) and all the applicable criteria;
REQUEST, for applicable MAJOR USE SPECIAL PERMIT, that the following conditions
be required at the time of issuance of Shell Permit instead of at issuance of Foundation
Permit;
- The requirement to record in the Public Records a Declaration of Covenants and/or
Restrictions providing that the ownership, operation and maintenance of all common
areas and facilities will be by the property owner and/or a mandatory property owner
association;
- And the requirement to record in the Public Records a Unity of Title or a covenant in
lieu of a Unity of Title.
Pursuant to Articles 5, 9, 13 and 17 of Zoning Ordinance 11000, approval of the
requested Major Use Special Permit shall be considered sufficient for the subordinate
permits requested and referenced above as well as any other special approvals required
by the City which may be required to carry out the requested plans.
Pursuant to Articles 5, 9, 13 and 17 of Zoning Ordinance 11000, approval of the
requested Major Use Special Permit shall be considered sufficient for the subordinate
permits requested and referenced above as well as any other special approvals required
by the City which may be required to carry out the requested plans.
The PROJECT shall be constructed substantially in accordance with plans and
design schematics on file prepared by BTM Architects., signed and dated November 29,
2006; the landscape plan shall be implemented substantially in accordance with plans
and design schematics on file prepared by Kimley-Horn & Associates, Inc. dated
City of Miami Page 9 of 13 Printed On: 2/15/2007
File Number: 07-00048mu
December 20, 2006; said design and landscape plans may be permitted to be modified
only to the extent necessary to comply with the conditions for approval imposed herein;
all modifications shall be subject to the review and approval of the Planning Director
prior to the issuance of any building permits.
The PROJECT conforms to the requirements of the proposed R-4 Multifamily
High Density Residential with SD-20 Edgewater Overlay District zoning classifications,
as contained in the Zoning Ordinance, the Zoning Ordinance of the City of Miami,
Florida, as amended. The proposed comprehensive plan future land use designation on
the subject property allows the proposed uses.
CONDITIONS
THE APPLICANT, ITS SUCCESSORS, AND/OR ASSIGNS, JOINTLY OR
SEVERALLY, PRIOR TO THE ISSUANCE OF ANY BUILDING PERMITS, SHALL
COMPLY WITH THE FOLLOWING:
1) Meet all applicable building codes, land development regulations, ordinances
and other laws and pay all applicable fees due prior to the issuance of a building permit.
2) Allow the Miami Police Department to conduct a security survey, at the option
of the Department, and to make recommendations concerning security measures and
systems; further submit a report to the Planning Department, prior to commencement of
construction, demonstrating how the Police Department recommendations, if any, have
been incorporated into the PROJECT security and construction plans, or demonstrate to
the Planning Director why such recommendations are impractical.
3) Obtain approval from, or provide a letter from the Department of Fire -Rescue
indicating APPLICANT'S coordination with members of the Fire Plan Review Section at
the Department of Fire -Rescue in the review of the scope of the PROJECT, owner
responsibility, building development process and review procedures, as well as specific
requirements for fire protection and life safety systems, exiting, vehicular access and
water supply.
4) Obtain approval from, or provide a letter of assurance from the Department of
Solid Waste that the PROJECT has addressed all concerns of the said Department prior
to the obtainment of a shell permit.
5) Comply with the Minority Participation and Employment Plan (including a
Contractor/Subcontractor Participation Plan) submitted to the City as part of the
Application for Development Approval, with the understanding that the APPLICANT must
use its best efforts to follow the provisions of the City's Minority/Women Business Affairs
and Procurement Program as a guide.
6) Record the following in the Public Records of Dade County, Florida, prior to
the issuance of a Temporary Certificate of Occupancy or Certificate of Occupancy, a
Declaration of Covenants and Restrictions providing that the ownership, operation and
maintenance of all common areas and facilities will be by the property owner or a
mandatory property owner association in perpetuity.
City of Miami Page 10 of 13 Printed On: 2/15/2007
File Number: 07-00048mu
7) Prior to the issuance of a shell permit, provide the City with a recorded copy of
the MUSP permit resolution and development order, and further, an executed, record
able unity of title or covenant in lieu of unity of title agreement for the subject property;
said agreement shall be subject to the review and approval of the City Attorney's Office.
8) Provide the Planning Department with a temporary construction plan that
includes the following: a temporary construction parking plan, with an enforcement
policy; a construction noise management plan with an enforcement policy; and a
maintenance plan for the temporary construction site; said plan shall be subject to the
review and approval by the Planning Department prior to the issuance of any building
permits and shall be enforced during construction activity. All construction activity shall
remain in full compliance with the provisions of the submitted construction plan; failure to
comply may lead to a suspension or revocation of this Major Use Special Permit.
9) In so far as this Major Use Special Permit includes the subordinate approval of
a series of Special Permits for which specific details have not yet been developed or
provided, the applicant shall provide the Planning Department with all subordinate
Special Permit plans and detailed requirements for final review and approval of each one
prior to the issuance of any of the subordinate approvals required in order to carry out
any of the requested activities and/or improvements listed in this development order or
captioned in the plans approved by it.
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) The proposed building while it creates a
transition in bulk and scale to the surrounding neighborhood, it still remains out scale in
both height and density with the streets and blocks within this neighborhood. The
applicant shall redistribute the proposed F.A.R. more evenly through in order to allow for
a better transition in bulk and scale to the neighborhood; (b) The applicant shall provide
a distinct architectural feature on the portion of the west facade of the building that
terminates NE 32nd Street; (c) Provide a site plan and elevations for the corner of 31st
street and 7th Ave. for review and approval by the Planning Director prior to the issuance
of a building permit; (d) Provide specific details of the surface finish of the North and
South Elevations, including material and design. The final design of these panels must
be approved by the planning department prior to the issuance of a building permit; (e)
Applicant shall verify the feasibility of the proposed loading arrangement prior to the
issuance of a building permit; (f) Provide an enlarged, labeled landscape plan indicating
plant species and their placement within the proposal.
12) Pursuant to comments by the City of Miami Public Works Department, the following
conditions shall be required of the applicant: (1) NE 31 Street, NE 32 Street and NE 7
Avenue — Reconstruct these roadways adjacent to the project site in accordance with
the roadway plans approved on April 8, 2004 on file in the Public Works Department. 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 full pavement width, curb to curb, along
City of Miami Page 11 of 13 Printed On: 2/15/2007
File Number: 07-00048mu
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 site must be clear of dust and construction debris at all times. A.D.A.
complaint handicap ramps are required at street intersections.
13) The applicant shall record a covenant, subject to review and approval by the
city attorney, within sixty (60) days of the effective date of this resolution, which states
that in the event that this Major Use Special Permit expires or is abandoned, any future
development of the subject properties shall require design review and approval by the
Planning Director, utilizing the same criteria as the original Major Use Special Permit.
14) Within 90 days of the effective date of this Development Order, record a
certified copy of the Development Order specifying that the Development Order runs
with the land and is binding on the Applicant, its successors, and assigns, jointly or
severally.
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 favorably affect the need for people to find adequate
housing reasonably accessible to their places of employment; and
(4) the PROJECT will efficiently use necessary public facilities; and
(5) the PROJECT will not negatively impact the environment and natural
resources of the City; and
(6) the PROJECT will not adversely affect public safety; and
(7) the public welfare will be served by the PROJECT; and
(8) any potentially adverse effects of the PROJECT will be mitigated through
conditions of this Major Use Special Permit.
The proposed development does not unreasonably interfere with the
achievement of the objectives of the adopted State Land Development Plan applicable
to the City of Miami.
APPROVED AS TO FORM AND CORRECTNESS:
City of Miami Page 12 of 13 Printed On: 2/15/2007
File Number: 07-00048mu
JORGE L. FERNANDEZ
CITY ATTORNEY
..Footnote
{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 Manzi Page 13 of 13 Printed On: 2/15/2007
Exhibit "A"
EDGEWATER TOWER
EXHIBIT "A"
COMPLETE LEGAL DESCRIPTION
COMBINING ALL LOTS, ALL OWNERS
LEGAL DESCRIPTION
PARCEL A:
A parcel of land being a portion of the Northeast Quarter (NE 1/4) of Section 30,
Township 53 South, Range 42 East, City of Miami, Miami -Dade County, Florida, being
described as follows:
Lots 6-14, Inclusive, Block 5, of "ELWOOD COURT BAY FRONT SECTION"; according
to the Plat thereof, recorded in Plat Book 16, Page 70 of the Public Records of Miami -
Dade County, Florida; TOGETHER WITH Lot 10 of "HAINES-BAYFRONT," according
to the Plat thereof, recorded in Plat Book 29, Page 55 of the Public Records of Miami-
Dade County, Florida; TOGETHER WITH all of Tract "A" of the Plat of "SAXON-BAY
FRONT SUBDIVISION" as recorded in Plat Book 161, Page 75 of the Public Records of
Miami -Dade County, Florida.
The boundary of the composite parcel described above being more particularly
described as follows:
BEGINNING at the Southwest corner of Lot 6, Block 5 of said Plat of "ELWOOD
COURT BAY FRONT SECTION;" thence Due North, along the West line of said Lot 6, a
distance of 82.00 feet; thence N.89°29;26"E., along the North line of Lots 6, 7, 8, 9, 10,
11, 12 an 13, Block 5, for 606.34 feet to the Northeast corner of said Lot 13; thence
S.01°39'07"W., along the U.S. Harbor Line as shown on said Plat of "HAINES-
BAYFRONT", also being the East line of Lots 13 and 14, Block 5 of said Plat of
"ELWOOD COURT BAY FRONT SECTION" for 199.43 feet to the Southeast corner of
said Lot 14; thence S.89°27'06"W., along the South line of said Lot 14, for 0.74 feet to
the Northeast corner of Tract "A" of "SAXON-BAY FRONT SUBDIVISION"' thence
S.00°41'02'W. for 9.51 feet; thence S.86°10'07"W. for 3.85 feet; thence S.00°09'06"E
for 57.47 feet to the Southeast corner of said Tract "A", the preceding three courses
being coincident with the Easterly boundary of said Tract "A" and the Easterly boundary
of the Plat of "SAXON — BAYFRONT SUBDIVISION"; thence N89°59'19"E., along the
North line of Lot 10 of said Plat of "HAINES-BAYFRONT" for 2.58 feet to the Northeast
corner of said Lot 10; thence S.01°39'07"W., along the aforementioned U.S. Harbor
Line, also being the East line of said Lot 10, for 54.98 feet to the Southeast corner of
said Lot 10; thence S89°59'54"W., along the South line of said Lot 10, also being the
North right-of-way Tine of N.E. 31st Street, for 136.9.0 feet to a point of curvature; thence
along the arc of a circular curve to the right, having a radius of 10.00 feet, a central
angle of 90°00'06" and an arc length of 15.71 feet to a point of tangency; thence Due
North, along the West line of Lot 10 of said Plat of "HAINES-BAYFRONT", also being
the East right-of-way line of N.E. 7th Avenue, for 44.93 feet to the Northwest corner of
said Lot 10; thence N. 89°59'10"E., along the North line of said Lot 10 for 10.00 feet to
M IAM 11231708.1 7708526596
the Southwest corner of Tract "A" of said Plat of "SAXON — BAY FRONT
SUBDIVISION"; thence Due North, along the West line of said Tract"A", for 65.93 feet
to the Northwest corner of said Tract "A".; thence S.89°27'06"W., along the South line of
Lot 14, Block 5 of said Plat of "ELWOOD COURT BAY FRONT SECTION", for 10.00
feet to the Southwest corner of said Lot 14; thence Due North along the West line of
said Lot 14, also being the East right-of-way line of N.E. 7th Avenue, for 74.05 feet to the
point of intersection with a circular curve to the left, whose radius point bears
N.28°05'56"W. from said point; thence Northeasterly, Northerly, Northwesterly, Westerly
and Southwesterly along the arc of said curve, having a radius of 30.00 feet, a central
angle of 208°26'36" and an arc length of 109.14 feet; thence S.89°29'26"W., along the
South line of Lots 12, 11, 10, 9, 8, 7 and 6, Block 5 of said Plat of "ELWOOD COURT
BAY FRONT SECTION", also being the North right-of-way line of N.E. 32nd Street, for
411.00 feet to the POINT OF BEGINNING.
M IAM 11231708.1 7708526596
EDGEWATER TOWER
EXHIBIT "B"
Owners and Shareholder list for
ICE, LLC
(100% ownership of following properties)*
Folio No: 01 32300160110
Address: 701 NE 31st ST
Owner: ICE LLC
Legal Descr: HAINES BAYFRONT PB 29-55 LOT 10 LOT SIZE 8086 SQUARE
FEET OR 21195-1105 0403 5
Folio No: 01 32300690010
Address: 3117 NE 7 AVE
Owner: ICE LLC
Legal Descr: SAXON BAY FRONT SUBDIVISION PB 161-75 T-20834 TR A
LOT SI-7E 9081 SQ FT FAU 01 3230 016 0100 0130 OR 21195-
1103 04 2003 1 & FAU 01-3230-016-0010
Folio No: 01 32300110150
Address: 3121 NE 7 AVE
Owner: ICE LLC
Legal Descr: ELWOOD COURT BAY FRONT SEC LOT 14 LESS N29.76FT
THEREOF BLK 5 PB 16-70 LOT SIZE 64.150 X 150 OR 21195-
110104035(7)
Folio No: 01 32300110140
Address: 3131 NE 7 AVE
Owner: ICE LLC
Legal Descr: ELWOOD CT BAY FRONT SEC PB 16-70 N29.76FT LT 14 & POR
OF LT 13 BLK 5 AS DESCRIBED IN DB 3105-20 LOT SIZE 68.000
X 147 OR 21195-1101 0403 5 (7)
Folio No: 01 32300110130
Address: 619-25 NE 32 ST
Owner: ICE LLC
Legal Descr: ELWOOD CT BAY FRONT SEC PB 16-70 N68FT LT 13 & BEG
68FTS NW COR LT 13 E3OFT S4.58FT WLY ALG ST TO W/L
N6.03FT TO POB BK 5 LOT SIZE IRREGULAR OR 21195-1101
0403 5 (7)
M IAM 11231708.1 7708526596
Folio No: 01 32300110120
Address: Vacant Land
Mailing Add: 701 NE 31st ST
MIAMI FL 33137-4219
Owner: ICE LLC
Legal Descr: ELWOOD COURT BAY FRONT SEC PB 16-70 LOT 12 BLK 5 LOT
SIZE IRREGULAR OR 21195-1101 0403 5 (7)
Folio No: 01 32300110110
Address: Vacant Land
Mailing Add: 701 NE 31st ST
MIAMI FL 33137-4219
Owner: ICE LLC
Legal Descr: ELWOOD COURT BAY FRONT SEC PB 16-70 LOT 11 BLK 5 LOT
SIZE 60.000 X 82 OR 21195-1101 0403 5 (7)
Folio No: 01 32300110100
Address: 601 NE 32 ST
Owner: ICE LLC
Legal Descr: ELWOOD COURT BAY FRONT SEC PB 16-70 LOT 10 BLK 5 LOT
SIZE 60.000 X082 OR 211952-1101 0403 5 (7)
Folio No: 01 32300110090
Address: 545 NE 32 ST
Owner: ICE LLC
Legal Descr: ELWOOD COURT BAY FRONT SEC PB 16-70 LOT 9 BLK 5 LOT
SIZE 60.000 X 82 OR 21195-1101 0403 5 (7)
MIAMI 1231708.1 7708526596
EDGEWATER TOWER
EXHIBIT "C"
Owners and Shareholder list for
SAXON DEVELOPMENT COMPANY, INC.
(100% ownership of following properties)*
Folio No: 01 32300110080
Address: 537 NE 32 ST
Owner: SAXON DEV CO INC
Legal Descr: ELWOOD COURT BAY FRONT SEC PB 16-70 LOT 8 BLK 5 LOT
SIZE 60.000 X 82 OR 17407-0017 1096 4 COC 22676-2186 09
2004 5
Folio No: 01 32300110070
Address: 533 NE 32 ST
Owner: SAXON DEV CO INC
Legal Descr: 30 53 42 PB 16-70 ELWOOD COURT BAY FRONT SEC LOT 7
BLK 5 LOT SIZE 60.00p X 82 OR 17359-4116 0996 4 COC 22676-
21860920045
Folio No: 01 32300110060
Address: 475 NE 32 ST
Owner: SAXON DEV CO INC
Legal Descr: ELWOOD COURT BAY FRONT SEC PB 16-70 LOT 6 BLK 5 LOT
SIZE 60.000 X 82 OR 22676-2182 09 2004 5 COC 22676-2182 09
2004 1
MIAM 11231708.1 7708526596
EDGEWATER TOWER
EXHIBIT "D"
Owners and Shareholder list for
3120 ASSOCIATES, LLC
(100% ownership of following properties)*
Folio No: 01 32300110270
Address: 3120 NE 7th Ave
Owner: MICHAEL GOLD
Legal Descr: ELWOOD COURT BAY FRONT SEC PB 16-70 LOT 12 BLK 6 LOT
SIZE 60.000 X 82 OR 14200-8520789 4 COC 24800-3795 07 2006
4
MIAMI 1231708.1 7708526596
zoning legend modified on November 26-06
SITE DATA AND BUILDING PROGRAM
701 NE 31ST STREET
1. 51TE
1. ZONING CLASSIFICATION
2. NET LOT AREA
3. GROSS LOT AREA
Exhibit "B"
CITY OF MIAMI
SD20
NIA
1b,427
133,659
Lot area, grass. The net area of the lot, as defined herein, plus half of adjoining street nghtsd-gray and
seventy (70) feel of any other public open space such as parks, lakes, avers, bays, public transit right-of-
way and the like.
4.FAR 1.72 times the GLA
Allowable Increases for Development Bonus (As per Sec. 914. t)
FAR
MUSP 25% AND HOUSING BONUS 20%
AAowfa6e Increases for Or....l om.4 Bons
n. SETBACKS
a. Principal Front
b. other yards adjacent 10 street 3/4 of
prnppal front
c. Side
Tower
IL OPEN SPACE
OPEN SPACE
LOT COVERAGE
IV. BUILDING HEIGHT
229,893.48
103,452.07
333.345.55
CITY OF MIAMI
PROPOSED
20ft min
20ft
1511 min
15ft
5tt min
N/A
5I
3011
CITY OF MIAMI
PROPOSED
min 15% of GLA
20,049
24,386 sr
max 60% of GLA
fj
80,195
51,449 SF
CITY OF MIAMI PROPOSED
UNLIMITED
Height of roof 453'-8'
Mech Roof height 481'-8'
V. FLOOD CRITERIA
The interior Poor elevation snae be no more than six inures above the edjacenf public sidewalk'
VL DENSITY UPA ( units per acre)
VII. OFFSTREET PARKING
interior floor
elevation t1•.0'
CITY OF MIAMI
PROPOSED
150 UPA
201
UNITS
CITY OF MIAMI
PROPOSED
620.2.5. Exception to parking requirements.
Ir.�pedive of minimum parking •
requirements in the underlying districts, the
minimum parking requirements for residential
use are:
One (1) space each for efficiency, one -bedroom
and two -bedroom; 166 units
Two (2) spaces each for three- and four -
bedroom.35 units. 236 SPACES REQ.
325
Handicap Spaces Required/per residential 2% of parking provided 7 HC reci.
ORaueet Loading
Loading Zone 4
Berth min. dimension to be 17fY x 35'-0'
V111. BUILDING SUMMARY
FAR
BUILDING GROSS
333.335
659.010