HomeMy WebLinkAboutPAB Supporting DocumentationPLANNING FACT SHEET
LEGISTAR FILE ID: 06-02234mu
APPLICANT
REQUEST/LOCATION
COMMISSION DISTRICT
ZONING DISTRICT(S)
SITE AREA
LEGAL DESCRIPTION
PETITION
PLANNING
RECOMMENDATION
BACKGROUND AND
ANALYSIS
PLANNING ADVISORY BOARD
CITY COMMISSION
February 7, 2007 Item # 4
Simon Ferro, Esquire, on behalf of City National Bank of Florida
which is the Trustee under Land Trust Number 2401-2535-00
and Tineo Group, LLC.
Consideration of a Major Use Special Permit for the River's
Edge project, located at approximately 201, 216-20, 243 and 250
NW S River Drive & 601, 609, 615 and 619 NW 2nd Street.
3
C-1(Restricted Commercial and C-2 (Liberal Commercial)
2.96± acres (Gross) and 1.81± acres (Net)
See supporting documentation
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 River's Edge project,
to be located at approximately 201, 216-20, 243 and 250 NW S
River Drive & 601, 609, 615 and 619 NW 2nd Street, Miami,
Florida, to construct an approximate 221-foot of height,
(21-story ) mixed use structure to be comprised of 300 total
multifamily residential units with recreational amenities;
approximately 11,000 square feet of retail space;
approximately 8,000 square feet of restaurant space, and
approximately 518 parking spaces; providing for certain floor
area ratio ("FAR") bonuses.
APPROVAL with conditions
See supporting documentation
VOTE:
CITY OF MIAMI • PLANNING DEPARTMENT
444 SW 2ND AVENUE, 3RD FLOOR • MIAMI, FLORIDA, 33130
PHONE (305) 416-1500
Date Printed: 1/31/2007 Page 1
ANALYSIS
MAJOR USE SPECIAL PERMIT
for
RIVER'S EDGE
located at approximately
201, 216-20, 243 and 250 NW S River Drive & 601, 609, 615 and 619 NW 2nd Street
LEGISTAR FILE ID: 06-02234mu
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami,
Florida, the subject proposal for the River's Edge project, located at approximately 201,
216-20, 243 and 250 NW S River Drive & 601, 609, 615 and 619 NW 2nd Street, Miami,
Florida, has been reviewed to allow a Major Use Special Permit per Articles 5, 9, 13 and
17, to construct an approximate 221 feet and 2 inches of height, (21-story) mixed use
structure to be comprised of approximately 300 total multifamily residential units with
recreational amenities; approximately 11,000 square feet of retail space; approximately
8,000 square feet of restaurant space, and approximately 518 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 (8) and
ARTICLE 9, Section 914, Sub -Section 914.1 Dwelling unit, square footage, and off-
street parking bonuses for contribution to Affordable Housing Trust Fund; exceptions, to
allow an increase up to twenty (25) percent of additional floor area as a development
bonus of approximately 55,470.87 square feet, the user shall make a non-refundable
bonus developer contribution of an amount of $687,838.78.00 to the Affordable Housing
Trust Fund administered by the City of Miami;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (9) and
ARTICLE 5, Sect. 502. PUD districts; minimum area, maximum densities and maximum
floor area ratios permitted (a)(c), to allow up to 20 % increase of floor area ratio, for an
increase of approximately 44,376 square feet of floor area;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (1), for
residential development involving in excess of two hundred (200) units;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, Definition (7), for
any single use or combination of uses requiring or proposing to provide in excess of five
hundred (500) off-street parking spaces;
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1514. Class II Special Permit
required for development on property adjacent to the Miami River, to allow a new devel-
opment adjacent to the Miami River;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908, Sub -Section 908.9, Wa-
ter front yards, to allow a new development in waterfront yards;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 903.1, Rules concerning pro-
jects crossing district boundaries or streets; requirements and limitations, to allow a de-
06-02234mu
Page 1 of 7
velopment that is designed as a single site and it occupies Tots divided by a street or al-
ley;
CLASS II SPECIAL PERMIT, as per Article 4, Section 401, C-1 Restricted Commercial,
Class II Special Permits required, to allow an increase of the maximum allowed footprint
of 40 % the Gross Lot Area to 60% GLA;
CLASS II SPECIAL PERMIT, as per Article 15, Sect.1512, Class II Special Permit re-
quired for waiver of design standard and guidelines to allow a waiver of City of Miami
Parking Guides & Standards requirement of one (1) additional foot in stall dimension
where the side of any stall abuts a wall, fence, building, or other physical obstruction, to
allow the minimum stall width dimension of 8'-6" from face of any obstruction;
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1512. Class II Special Permit
required for waiver of design standard and guidelines, to allow a waiver of City of Miami
Off-street Parking Guides & Standards, only for reduction of required backup distance in
driveway isles from 23 feet to 22 feet;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 923, Sub -Section 923.2, Sub -
Section 923.2.1. Reduction in stall dimensions by Class II Special Permit; criteria and
limitations on reductions, to allow reduction of two (2) loading berth dimensions as fol-
lows;
Required number of loading berth: Four (4) 12 feet wide x 35 feet long x 15 feet high
Proposed number of loading berth: Two (2) 12 feet wide x 35 feet long x 15 feet high
Four (4) 10 feet wide x 20 feet long x 15 feet high
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908, Sub -Section 908.2, Ac-
cess, to allow driveways of width greater than 25 feet;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 927. Temporary struc-
tures, 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. Tem-
porary special events; special permits; criteria, to allow temporary carnival, festival, fair
or similar type event on privately owned or City -owned land such as a ground breaking
ceremony;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 916, Sub -Section 916.2.1.
Temporary special event parking, to allow parking for temporary special event such as
ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918, Sub -Section 918.2. Tem-
porary off-street offsite parking for construction crews, criteria, to allow temporary off-
street offsite parking for construction crews working on a commercial -residential project
under construction;
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
06-02234mu
Page 2 of 7
manufactured homes, when authorized for security or other purposes in connection with
land development such as construction trailer(s) and other temporary construction of-
fices such as watchman's quarters, leasing and sales centers;
CLASS I SPECIAL PERMIT, as per, ARTICLE 10, Section 10.5, Sub -Section 10.5.4.3,
C-1 Restricted Commercial, Temporary Signs (3), to allow temporary development
signs;
CLASS I SPECIAL PERMIT, as per, ARTICLE 10, Section 10.5, Sub -Section 10.5.4.4,
C-2 Liberal Commercial, Temporary Signs (3), to allow temporary development signs;
REQUEST, for waiver of CHAPTER 36 NOISE, Section 36-6 Construction Equipment
(a) permitting the operation of construction equipment exceeding the sound level of a
reading of 0.79 weighted average dBA at any time and/or day subject to the City Man-
ager 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.
In determining the appropriateness of the proposed project, the Planning
Department has referred this project to the Large Scale Development Committee
(LSDC) and the Planning Internal Design Review Committee for additional input
and recommendations; the following findings have been made:
• It is found that the proposed development project will benefit the area by creating
residential units and commercial uses along the Miami River in the Little Havana
NET District, located along SW 5th Avenue just north of SW 4th Street.
• It is found that the subject property is bounded by NW 3rd Street, to the north; NW
2nd Street, to the south; and the Miami River, to the east. NW South River Drive
intersects the property into two parts (see supporting documentation), in the Little
Managua neighborhood of the City.
• It is found that the proposed project is not located along a Primary Pedestrian
Pathway.
• It is found that the proposed project is not located within an Archeological
Conservation area.
• It is found that the proposed residential density of the project (300 units at 165.8
units per acre) is below the maximum 361.8 units (200 units per acre) on the 1.809±
net acre site.
06-02234mu
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It is found that the total allowable combined floor area without bonuses for the 2.96±
gross acre site at a Floor Area Ratio (FAR) of 1.72 is 210,880 square feet. The
project as proposed is requesting a bonus of 20% PUD (44,376 sq. ft.) and 25%
Affordable Housing Trust Fund (55,470.87sq. ft.) for a total allowable FAR of
321,726 square feet, of which 321,500 square feet is proposed.
It is found that pursuant to Article 9, Section 914, Sub -Section 914.1, the proposed
project is requesting a development bonus of 55,470.87 square feet of additional
floor area, and shall make a non-refundable bonus developer contribution to the
Affordable Housing Trust Fund at amount of $12.40 per square foot for a total of
$687,838.78.
It is found that the maximum height of the proposed structure is approximately 221
feet and 2 inches. Pursuant to Article 4, Section 401 of C-1 "Restricted Commercial"
and C-2 "Liberal Commercial" zoning districts.
It is found that the proposed open space for the project (18,805.6 sq. ft. at 14.57%)
is above the minimum required open space (12,900 sq. ft. at 10% GLA) for this
project.
It is found that the proposed total number of parking spaces (approximately 518) for
the project is above the required minimum number of 516 parking spaces.
It is found that the project is expected to cost approximately $168,419,201, and to
employ approximately 159 workers during construction (FTE-Full Time Employees);
The project will also result in the creation of approximately 13 permanent new jobs
(FTE) for building operations and will generate approximately $790,911 annually in
tax revenues to the City (2006 dollars).
It is found that the Large Scale Development Committee reviewed the project on
October 4, 2006 to address the expressed technical concerns raised at said Large
Scale Development Committee meeting.
It is found that the proposed project was reviewed by the Internal Design Review
Committee on July 25, 2006, and the following revised pertinent comments were
made: Architecture — Provide a detail sheet of the south elevation of the building,
indicating what materials will be used to treat the unlined portion of the garage;
Pedestrian Realm - Provide dimensions and details of the proposed covered
arcade along NW South River Drive. A minimum dimension of 10 feet wide
(measured from interior face of column to the wall) is required for the proposed
arcade; Riverfront Amenities — (1) The applicant shall refer to the City of Miami
Baywalk/Riverwalk Design Guidelines for ideas on further developing and integrating
of the project with the riverfront network. (2) More information is needed for the
proposed waterfront restaurants; Landscaping/Streetscape — (1) Submittal of all
proposed plant material and locations is required. (2) Provide a complete tree survey
of existing conditions including species, diameter and spread including all trees in
the right-of-way.
06-02234mu
Page 4 of 7
• It is found that on September 29, 2006, the City of Miami Public Works Department
provided a review of the project and commented that: (1) Replatting of the land is
required in order to obtain building permits: (2) NW 2"d Street - Replace all broken
and damaged sidewalk, curb and gutter adjacent to the project site. Mill and
resurface the entire width, curb to curb, on both sides of the roadway adjacent to the
project site. Construct new sidewalk and curb and gutter following the 25' corner
radius. Mill and resurface the entire width, curb to curb adjacent to the project site.
Approval of the Public Works Director is required for the proposed street brick work
and maintenance covenant shall be required for the non-standard improvements in
the right of way. NW 3rd Street — Replace all broken and damaged sidewalk, curb
and gutter on both sides of the roadway adjacent to the project site. Construct new
sidewalk and curb and gutter following the 25' corner radius. Mill and resurface the
entire width, curb to curb adjacent to the project site. Approval of the Public Works
Director is required for the proposed street brick work and maintenance covenant
shall be required for the non-standard improvements in the right of way.
• It is found that Miami -Dade Public Schools provided a revised review of the
proposed project on October 4, 2006. The student population generated by this
development is estimated at 79 students. The schools serving this area of
application are Riverside Elementary and Frederick Douglas Elementary; Riverside
Elementary —150% Florida Inventory School Houses (FISH) Capacity and Frederick
Douglas Elementary - 77% Florida Inventory School House (FISH) Capacity (38 total
students); Jose de Diego Middle (17 students) — 100% FISH; and Booker T.
Washington Senior High (24 students) — 69% FISH. Pursuant to the Interlocal
Agreement, only Riverside Elementary School does not meet the review threshold of
115%.
• It is found that the proposed project was reviewed for design appropriateness by the
Urban Development Review Board on October 18, 2006, which recommended
Approval (UDRB Reso. 10-18-06-3) with conditions.
• It is found that the Miami -Dade Aviation Department has not provided a Height
Analysis review for this project. The Miami -Dade Aviation Department have
requested the applicant for additional information before a height analysis can be
provided.
• It is found that on November 21, 2006, the City's Traffic Consultant, URS Corp.,
provided a review (W.O. #167) 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 to the following
Design Review Criteria: (1) Site and Urban Planning; (2) Architecture and
Landscape Architecture; (3) Pedestrian Oriented Development; (4) Streets and
Open Space; (5) Vehicular Access and Parking; (6) Screening; (7) Signage and
lighting; (8) Preservation of Natural Features; and (9) Modification of
Nonconformities.
06-02234mu
Page 5 of 7
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
including the required Affordable Housing Trust fund contribution of $12.40 per square
foot for any applicable FAR increase sought under those provisions.
2) Allow the Miami Police Department to conduct a security survey, at the option
of the Department, and to make recommendations concerning security measures and
systems; further submit a report to the Planning Department, prior to commencement of
construction, demonstrating how the Police Department recommendations, if any, have
been incorporated into the PROJECT security and construction plans, or demonstrate to
the Planning Director why such recommendations are impractical.
3) Obtain approval from, or provide a letter from the Department of Fire -Rescue
indicating APPLICANT'S coordination with members of the Fire Plan Review Section at
the Department of Fire -Rescue in the review of the scope of the PROJECT, owner
responsibility, building development process and review procedures, as well as specific
requirements for fire protection and life safety systems, exiting, vehicular access and
water supply.
4) Obtain approval from, or provide a letter of assurance from the Department of
Solid Waste that the PROJECT has addressed all concerns of the said Department prior
to the obtainment of a shell permit.
5) Comply with the Minority Participation and Employment Plan (including a
Contractor/Subcontractor Participation Plan) submitted to the City as part of the
Application for Development Approval, with the understanding that the APPLICANT
must use its best efforts to follow the provisions of the City's Minority/Women Business
Affairs and Procurement Program as a guide.
6) Record the following in the Public Records of Dade County, Florida, prior to
the issuance of a Temporary Certificate of Occupancy or Certificate of Occupancy, a
Declaration of Covenants and Restrictions providing that the ownership, operation and
maintenance of all common areas and facilities will be by the property owner or a
mandatory property owner association in perpetuity.
7) Prior to the issuance of a shell permit, provide the City with a recorded copy of
the MUSP permit resolution and development order, and further, an executed, record
able unity of title or covenant in lieu of unity of title agreement for the subject property;
said agreement shall be subject to the review and approval of the City Attorney's Office.
8) Provide the Planning Department with a temporary construction plan that
includes the following: a temporary construction parking plan, with an enforcement
policy; a construction noise management plan with an enforcement policy; and a
maintenance plan for the temporary construction site; said plan shall be subject to the
review and approval by the Planning Department prior to the issuance of any building
permits and shall be enforced during construction activity. All construction activity shall
remain in full compliance with the provisions of the submitted construction plan; failure
to comply may lead to a suspension or revocation of this Major Use Special Permit.
06-02234mu
Page 6 of 7
9) In so far as this Major Use Special Permit includes the subordinate approval of
a series of Class I Special Permits for which specific details have not yet been
developed or provided, the applicant shall provide the Planning Department with all
subordinate Class I Special Permit plans and detailed requirements for final review and
approval of each one prior to the issuance of any of the subordinate approvals required
in order to carry out any of the requested activities and/or improvements listed in this
development order or captioned in the plans approved by it.
10) If the project is to be developed in phases, the Applicant shall submit an
interim plan, including a landscape plan, which addresses design details for the land
occupying future phases of this Project in the event that the future phases are not
developed, said plan shall include a proposed timetable and shall be subject to review
and approval by the Planning Director.
11) Pursuant to design related comments received by the Planning Director, the
applicant shall meet the following conditions: a) Provide a detail sheet of the south
elevation of the building, indicating what materials will be used to treat the unlined
portion of the garage; (b) Provide dimensions and details of the proposed covered
arcade along NW South River Drive. A minimum dimension of 10 feet wide (measured
from interior face of column to the wall) is required for the proposed arcade; (c)
Proposed waterfront shall meet the City of Miami Baywalk/Riverwalk Design Guidelines;
(d) Provide further details for the proposed restaurants along the waterfront; (e) Provide
a complete tree survey of existing conditions including species, diameter and spread
including all trees in the right-of-way.
12) Pursuant to comments by the City of Miami Public Works Department, the
following conditions shall be required of the applicant: a) Replatting of the land is
required in order to obtain building permits; (b) NW 2nd Street - Replace all broken and
damaged sidewalk, curb and gutter adjacent to the project site. Mill and resurface the
entire width, curb to curb, on both sides of the roadway adjacent to the project site.
Construct new sidewalk and curb and gutter following the 25' corner radius. Mill and
resurface the entire width, curb to curb adjacent to the project site. Approval of the
Public Works Director is required for the proposed street brick work and maintenance
covenant shall be required for the non-standard improvements in the right of way;
(c) NW 3rd Street — Replace all broken and damaged sidewalk, curb and gutter on both
sides of the roadway adjacent to the project site. Construct new sidewalk and curb and
gutter following the 25' corner radius. Mill and resurface the entire width, curb to curb
adjacent to the project site. Approval of the Public Works Director is required for the
proposed street brick work and maintenance covenant shall be required for the non-
standard improvements in the right of way.
13) Prior to the issuance of a building permit, the applicant shall submit a letter of
approval of the proposed height from the Miami -Dade County Aviation Department.
14) A development bonus to permit a mixed use of 55,470.87 square feet of floor
area shall require a non-refundable payment to the Affordable Housing Trust Fund of an
amount of $12.40 per square foot for a total of $687,838.78.
15) Within 90 days of the effective date of this Development Order, record a
certified copy of the Development Order specifying that the Development Order runs
with the land and is binding on the Applicant, its successors, and assigns, jointly or
severally.
06-02234mu
Page 7 of 7
ZONING ATLAS MAP
111111uuuwwuu1uuuuu1111111111u11111111111111111I1111111111111111111111111111111tlD,
11111111111111 t t NtultltUtttltlututull
0
150
300
a 1
600 Feet
1 1
ADDRESS: 201 and 243 NW S RIVER DRIVE-MUSP
0 150 30
I 1 1 1
600 Feet
'ADDRESS: 201 and 243 NW S RIVER DRIVE-MUSP
No.
1.
2.
3.
4.
5.
Projects in the Vicinity
River's Edge
06-02234mu
Name
River's Edge
Riverside
524 NW 1 St
Puerto Real Condominium
Rio Condominium
Floors
Units Status
21 300 MUSP/Application#
17 23 Preliminary
13 100 Completed
11 149 Preliminary
6 30 Preliminary
#-Indicates Mixed -Use Project with Retail and/or Office uses
06-02234mu - Projects in the Vicinity
CITY OF MIAMI, FLORIDA
PLANNINGCDEPARTNEN EIVED r INTER -OFFICE MEMORANDUM
i r
2006 OCT -3 PM 3: 13
Ana Gelabert-Sanchez
Director
Planning Department
Stephanie N. Grindell, P.E.
Director
Public Works Department
DATE:
SUBJECT:
September 29, 2006
FILE :
Large Scale Development Review -
River's Edge
REFERENCES:
ENCLOSURES:
"Miami River Greenway" cross section
The Public Works Department has reviewed the Large Scale Development plans for the
River's Edge development located at 243 NW South River Drive and has the following
comments.
1. The land located between N.W. South River Drive and the Miami River is
un-platted. Platting of this land is required in order to obtain building
permits.
2. 25 foot corner radius dedication are required at the intersections of the
base building lines at N.W. 2nd Street and N.W. 3rd Street with N.W. South
River Drive.
3. Please coordinate the proposed street improvement along N.W. South
River Drive with the City of Miami Planning Department in order to
comply with the established Miami River Greenway Comprehensive Plan.
According with the typical Type A cross-section of the Comprehensive
Plan, no parking on the side of the road adjacent to the Miami River is
allowed. The comprehensive plan calls for a 15 ft. greenway walkway and
a minipark adjacent to the river.
4. An agreement between the City of Miami and the property owner is
required for any landscaping, decorative sidewalk, street brick work and
pavement treatment located in the public right of way. Public Works
approval and permit is required for any improvements in the right of way
including landscaping. Bollards are not included in the official
"Greenway" plan and are not permitted in the right of way.
5. The proposed finish floor elevation of the building may be significantly
higher than the existing street grade. All transitions from the established
street profile grade to the building floor elevation must be accomplished
on private property. Stairs, ramps, retaining walls, etc. will not be
permitted in the public right of way and the record profile street grade can
not be changed to accommodate the proposed building ground floor
elevation.
6. Provide dimensions of the loading, parking spaces, back up distances,
trash area and the stalls. Standard parking spaces are 8.5 feet wide and 18
feet long and require a 23 foot back-up distance. A Special Class II permit
is required to reduce the back-up distance. Verify with the Zoning
Department that the column spacing/ clearance in the parking garages is
sufficient.
Ana Gelabert-Sanchez
Director
Planning Department
Page 2 of 3
9/ 29/ 2006
7. City of Miami driveway entrances, in compliance with A.D.A. standards,
shall be required. Continuous pedestrian sidewalk is required across the
entrance/ exit driveways.
8. Insufficient maneuvering space is provided in the loading area for single
unit trucks to access the 12'by 35' loading stalls. Provide the truck
maneuvering turning path diagrams.
9. Continuous pedestrian sidewalk is required within the public right of way
abutting the project site without requiring pedestrians to enter private
property. Along N.W. South River Drive, the sidewalk must maintain a
minimum of 5 feet in width in order to comply with A.D.A. clearance
requirements. See the attached typical cross section for the Miami River
Greenway.
10. All stormwater must be retained on site including the driveways, interior
courtyards and plazas on private property adjacent to the public streets.
All common areas, plazas and driveways must be graded or trench drains
provided to prevent "sheet flow" from entering the right of way. If deep
drainage wells are selected for stormwater disposal, they must be located
on -site in an open area to accommodate future maintenance access.
11. Public Works policy requires that no closures of vehicular travel lanes will
be permitted during the course of construction unless a temporary
replacement lane, approved by the Public Works Department, is
constructed and maintained by the Contractor throughout the duration of
the lane closure. A maintenance of traffic plan is required for any
temporary right of way closure request.
12. 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.
13. Since this project is more than one acre in total construction area, the
methods of construction must comply with the City of Miami Municipal
Separate Storm Sewer Permit (MS4). This project will require a Florida
Department of Environmental Protection (DEP) Stormwater, Erosion and
Sediment permit. For information on a DEP permit application, please
contact our 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. W. South River Drive: Construction of the "Miami River Greenway" is required.
Coordinate roadway improvements with the City of Miami Planning Department.
Approval of the Public Works Director is required for the proposed street brick work
and a maintenance covenant shall be required for the non-standard improvements in
the right of way.
Ana Gelabert-Sanchez 9/ 29/ 2006
Director
Planning Department
Page 3 of 3
N.W. 2 Street: Replace all broken and damaged sidewalk, curb and gutter on both sides
of the roadway adjacent to the project site. Construct new sidewalk and curb and gutter
following the 25' corner radius. Mill and resurface the entire width, curb to curb
adjacent to the project site. Approval of the Public Works Director is required for the
proposed street brick work and a maintenance covenant shall be required for the non-
standard improvements in the right of way.
N.W. 3 Street: Replace all broken and damaged sidewalk, curb and gutter on both sides
of the roadway adjacent to the project site. Construct new sidewalk and curb and gutter
following the 25' corner radius. Mill and resurface the entire width, curb to curb
adjacent to the project site. Approval of the Public Works Director is required for the
proposed street brick work and a maintenance covenant shall be required for the non-
standard improvements in the right of way.
In addition, pavement restoration for all water and sewer extensions, existing damaged
pavement and pavement damaged during construction, as determined by the City
inspector, shall include milling and resurfacing of the full pavement width, curb to curb,
along the entire length of the excavation and/or damaged pavement area. A thorough
cleaning of all stormwater drainage inlets and storm sewer pipes adjacent to the
building site shall be required at the completion of the project. Handicap ramps, in
compliance with ADA standards, are required at all street intersections adjacent to the
project site. The streets and avenues adjacent to the project site must be clear of dust and
construction debris at all times.
If you have any questions concerning these comments, please call Mr. Leonard Helmers,
Professional Engineer IV, at extension 1221.
SNG/ H EE/ ee
g240
c: BEHAR • FONT & PARTNERS, P.A.
4533 Ponce DeLeon Blvd.
Coral Gables, Florida 33146
Stephanie Grindell, P.E., Director of Public Works
Roberto Lavernia, Chief of Land Development, Planning Department
Manuel A. Vega, P.E., Zoning Department
bc: Development and Roadway Plans
Central
GREENWAY TYPE 'A"
SECTION
The tenon shows two 10 foal
lanes of vehicular traffic end
perking on the side of the R.O.W.
opposite the Grammy. 0n one
side of the R.O.W. is a 5 foot wide
sidewalk and on the other side is
Me 15 foot wide Grammy.
Willa the Gresnway win pre0de
continuous, shaded, circulation
then Is not room for such
desirable amenities n seating,
shelter, bicycle parldng, drinking
water, etc. The section shows
Met there are inatences where
Me R.O.W. exceeds 50 feet, or in
adjacent to publicly held property.
The opportunity to provide these
other amenities exists In the
existing perks es well as potential
perks, pocket perks and widened
R.O W.
In almost es Instances, the
exstng overhead wires occur
on the opposite side o1 the street
from the Greanway. While R
would he desirable to put then
wires underground, It is not a
requirement
This cross section Ms been
renewed, end approved, by the
City of Miami DepertmsM of public
Works. To sccompdah tt1s section
will require the reconstruction of aR
roadways, curbs. sidewalks. end
storm drainage and the elimination
of some on street paring.
PEDESTRIAN LIGHTING
CANOPY TREES
THE GREENWAY
MINI PARK
1
10 RIVER
130 PA4-t- Ot
5 (oe OF T)i}6 ezPo
,tip T 1r0 T (LIJC�'
15,0.
GREENWAY
STREET LIGHTS
TRAVEL UNE TRAVEIIAwe
50,0'
WPIiAL
505'.0
PMk1NG
IMXMUM
TYPE A SECTION
THE MIAMI RIVER GREENWAY - PHASE 1Ali 7
5 11 1
TRUST
r
PUBLIC
LAND
**PRELIMINARY**
SCHOOL IMPACT REVIEW ANALYSIS
October 4, 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: River's Edge
REQUEST: Large Scale Development
(LSD Meeting October 4, 2006)
ZONING: C1 "Restricted Commercial" (150 DU/acre) and C2
ACRES: +2.814 net acres
LOCATION: Approximately 243 NW South River Drive, M iami, Florida
MSA/
MULTIPLIER:
NUMBER OF
UNITS:
0
4.7 / .27 Multifamily
293 Multifamily
(563 units are allowed under existing zoning)
ESTIMATED STUDENT
POPULATION: 79
ELEMENTARY:
MIDDLE:
SENIOR HIGH:
38
17
24
SCHOOLS SERVING AREA OF APPLICATION
ELEMENTARY:
MIDDLE:
SENIOR HIGH:
Riverside Elementary — 1190 SW 2 Street
Frederick Douglass Elementary — 314 NW 12 Street
Jose de Diego Middle — 3100 NW 5 Avenue
Booker T. Washington Senior —1200 NW 6 Avenue
All schools are located in Regi onal Center IV.
*Based on Census 2000 information provided by Miami -Dade County Department of Planning and
Zoning.
The following population and facility capacity data are as reported by the Office of
Information Technology, as of October 2005:
Riverside
Elementary
Frederick
Douglass
Elementary
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**
1,103
1,122 *
577
596 *
1,022
1,039 *
1,543
1,567 *
749
772
1,043
2,270
147%
150%
75%
77%
98%
100%
68%
69%
0
172
0
0
147%
150%
61%
63%
98%
100%
68%
69%
1,969
1,446
2,483
4,354
*Student population i ncrease as a result of the proposed development
**Estimated number of students (cumulative) based on zoning/land use log (2001- present) and
assuming all approved developments are built; also assumes none of the prior cumulative
students are figured in current population.
Notes:
1) Figures above reflect the impact of the class size amendment.
2) Pursuant to the Interlocal Agreement, only Riverside Elementary School meets the
review threshold.
PLANNED RELIEF SCHOOLS IN THE AREA
(Information included in proposed 5-Year Capital Plan, 2006-2010, dated July 2006)
Projects in Planning, Design or Construction
School Status
N/A
Projected Occupancy Date
Proposed Relief Schoo Is
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 $517,371.
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 38 x 18,173 = 690,574
MIDDLE 17 x 19,624 = 333,608
SENIOR HIGH 24 x 25,491 = 611,784
Total Potential Capital Cost $1,635,966
*Based on Information provided by the Florida Department of Education, Office of Educational
Facilities Budgeting. Cost per student stati on does not include land cost.
21 0
0
November .1-7 2006
RECEIVED
PLAPdt�#i:la OEPARTMEN f
2006 NOY 27 AP°1 9: 47
Ms. Lilia I. Medina, AICP
Assistant Transportation Coordinator
City of Miami, Office of the City Manager/Transportation
444 SW 2nd Avenue (101h Floor)
Miami, Florida 33130
Re: River's Edge
Sufficiency Letter — W.O. # 167
Dear Ms. Medina:
Via Fax and US Mail
Subsequent to our September 20, 2006 review comments for the subject project, we have
received a. response letter from Richard Garcia and Associates (RGA) on November 13, 2006.
We have also received the revised site plan showing the turning radius of the delivery trucks
from the architect on November 17, 2006. Photocopies of the response letter and site plan are
attached herewith.
At this time, we conclude that the traffic impact report along with the subsequent submittal
meets all the traffic requirements and the study is found to be sufficient.
Should you have any questions, please call Quazi Masood or me at 954.739.1881.
Sincerely
URS • roo ati • n Southern
Raj S anmuga
Senior Traffic Engineer
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 - 305.416.1490)
Mr. Richard Garcia, P.E., RGA Inc. (Fax - 305.675.6474)
URS Corporation
Lakeshore Complex
5100 NW 33rd Avenue, Suite 150
Fort Lauderdale, FL 33309-6375
Tel: 954.739.1881
Fax: 954.739.1789
City of Miami
Legislation
Resolution
City Hall
3500 Pan
American Drive
Miami, FL 33133
www.miamigov.com
File Number: 06-02234mu 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 RIVER'S EDGE PROJECT, TO BE LOCATED AT APPROXIMATELY 201,
216-20, 243 AND 250 NW S. RIVER DIVE & 601, 609, 615 AND 619 NW 2 STREET
STREET, MIAMI, FLORIDA, TO CONSTRUCT AN APPROXIMATE 221 FEET AND 2
INCHES OF HEIGHT, (21-STORY) MIXED USE STRUCTURE TO BE COMPRISED OF
APPROXIMATELY 300 TOTAL MULTIFAMILY RESIDENTIAL UNITS WITH
RECREATIONAL AMENITIES; APPROXIMATELY 11,000 SSUARE FEET OF RETAIL
SPACE; APPROXIMATELY 8,000 SQUARE FEET OF RESTAURANT SPACE, AND
APPROXIMATELY 518 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 November 7, 2006, Simon Ferro, Esquire, on behalf of City
National Bank of Florida which is the Trustee under Land Trust Number 2401-
2535-00 and Tineo Group, LLC. (referred to as "APPLICANT"), submitted a complete
Application for Major Use Special Permit for River's Edge (referred to as "PROJECT")
pursuant to Articles 5, 9, 13 and 17 of Zoning Ordinance No. 11000, for the properties
located at approximately 201, 216-20, 243 and 250 NW S River Drive & 601, 609, 615
and 619 NW 2nd 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 October 4, 2006 to
consider the proposed project and offer its input; and
WHEREAS, the Urban Development Review Board met on October 18, 2006, to
consider the proposed project and recommended APPROVAL WITH CONDITIONS; and
WHEREAS, the Miami Planning Advisory Board, at its meeting held on February
7, 2007 Item No. 4, 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: 1/31/2007
File Number. 06-02234mu
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 201, 216-20, 243 and 250 NW S River Drive &
601, 609, 615 and 619 NW 2nd Street, Miami, Florida, more particularly described on
"Exhibit A," attached and incorporated.
Section 3. The PROJECT is approved for the construction of an approximate
221 feet and 2 inches -foot, 21-story high mixed use structure to be comprised of
approximately 300 total multifamily residential units with recreational amenities;
approximately 11,000 square feet of retail space; approximately 8,000 square feet of
restaurant space, and approximately 518 parking spaces; providing for certain floor area
ratio ("FAR") bonuses.
Section 4. The Major Use Special Permit Application for the Project also
encompasses the lower ranking Special Permits as set forth in the Development Order.
Section 5. The findings of fact set forth below are made with respect to the
subject PROJECT:
a. The PROJECT is in conformity with the adopted Miami Comprehensive
Neighborhood Plan, as amended.
b. The PROJECT is in accord with the proposed C-11 (Restricted Commercial)
and C-2 (Liberal Commercial) 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. *Yes.
contextual environment taking
into consideration urban form
and natural features;
(2) Siting should minimize the Yes. *Yes.
impact of automobile parking
City of Miami Page 2 of 13 Printed On: 1/30/2007
File Number: 06-02234mu
and driveways on the pedestrian
environment and adjacent
properties;
(3) Buildings on corner lots Yes. *Yes.
should be oriented to the corner
and public street fronts.
II) Architecture and Landscape Architecture:
(1) A project shall be designed Yes. *Yes.
to comply with all applicable
landscape ordinances;
(2) Respond to the neighborhood Yes. *Yes.
context;
(3) Create a transition in bulk Yes. *Yes.
and scale;
(4) Use architectural styles Yes. *Yes.
and details (such as roof lines
and fenestration), colors and
materials derivative from
surrounding area;
(5) Articulate the building facade Yes. *Yes.
vertically and horizontally in
intervals that conform to the
existing structures in the vicinity.
III) Pedestrian Oriented Development:
(1) Promote pedestrian Yes. *Yes.
interaction;
(2) Design facades that Yes. *Yes.
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. *Yes.
material, trellises, special
pavements, screen walls, planters
and similar features should be
appropriately incorporated to
City of Miami Page 3 of 13 Printed On: 1/30/2007
File Number: 06-02234mu
enhance the project.
V) Vehicular Access and Parking:
(1) Design for pedestrian and Yes. *Yes.
vehicular safety to minimize
conflict points;
(2) Minimize the number and Yes. *Yes.
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. *Yes.
as district buffer.
VI) Screening:
(1) Provide landscaping that Yes. *Yes.
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. *Yes.
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. *Yes.
City of Miami Page 4 of 13 Printed On: 1/30/2007
File Number: 06-02234mu
for the scale and character of
the project and immediate
neighborhood;
(2) Provide lighting as a design Yes. *Yes.
feature to the building facade,
on and around landscape
areas, special building or
site features, and/or signage;
(3) Orient outside lighting to Yes. *Yes.
minimize glare to adjacent
properties;
(4) Provide visible signage Yes. *Yes.
identifying building addresses
at the entrance(s) as a
functional and aesthetic
consideration.
VIII) Preservation of Natural Features:
(1) Preserve existing vegetation Yes. *Yes.
and/or geological features
whenever possible.
IX) Modification of Nonconformities:
(1) For modifications of Yes. *Yes.
nonconforming structures,
no increase in the degree of
nonconformity shall be
allowed;
(2) Modifications that conform Yes. *Yes.
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 $168,419,201, and to
employ approximately 159 workers during construction (FTE-Full Time Employees); The
project will also result in the creation of approximately 13 permanent new jobs (FTE) for
building operations and will generate approximately $790,911 annually in tax revenues
to the City (2006 dollars).
e. The City Commission further finds that:
(1) the PROJECT will have a favorable impact on the economy of the
City;
City of Miami Page 5 of 13 Printed On: 1/30/2007
File Number: 06-02234mu
(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 June 9, 2006, 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: 1/30/2007
File Number: 06-02234mu
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 River's Edge (hereinafter
referred to as the "PROJECT") to be located at approximately 201, 216-20, 243 and 250
NW S River Drive & 601, 609, 615 and 619 NW 2nd Street, Miami, Florida (see legal
description on "Exhibit A", attached and incorporated), is subject to any dedications,
limitations, restrictions, reservations or easements of record.
After due consideration of the recommendations of the Planning Advisory Board
and after due consideration of the consistency of this proposed development with the
Miami Comprehensive Neighborhood Plan, the City Commission has approved the
PROJECT, and subject to the following conditions approves the Major Use Special
Permit and issues this Permit:
FINDINGS OF FACT
PROJECT DESCRIPTION:
The proposed PROJECT is a mixed use development to be located at
approximately 201, 216-20, 243 and 250 NW S River Drive & 601, 609, 615 and 619 NW
2nd Street, Miami, Florida. The PROJECT is located on a gross lot area of
approximately 2.96± acres and a net lot area of approximately 1.81± 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 221 feet and 2 inches -foot, 21-
story high mixed use structure to be comprised of approximately 300 total multifamily
residential units with recreational amenities; approximately 11,000 square feet of retail
space; approximately 8,000 square feet of restaurant space, and approximately 518
parking spaces; providing for certain floor area ratio ("FAR") bonuses.
The Major Use Special Permit Application for the PROJECT also encompasses
the following lower ranking Special Permits:
MAJOR USE SPECIAL PERMITS
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701. Definition (8)
and ARTICLE 9, Section 914, Sub -Section 914.1 Dwelling unit, square footage, and
off-street parking bonuses for contribution to Affordable Housing Trust Fund;
exceptions, to allow an increase up to twenty (25) percent of additional floor area as
a development bonus of approximately 55,470.87 square feet, the user shall make a
non-refundable bonus developer contribution of an amount of $687,838.78 to the
Affordable Housing Trust Fund administered by the City of Miami;
City of Miami Page 7 of 13 Printed On: 1/30/2007
File Number: 06-02234mu
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701. Definition (8) and
ARTICLE 9, Section 914, Sub -Section 914.1 Dwelling unit, square footage, and off-
street parking bonuses for contribution to Affordable Housing Trust Fund; exceptions, to
allow an increase up to twenty (25) percent of additional floor area as a development
bonus of approximately 55,470.87 square feet, the user shall make a non-refundable
bonus developer contribution of an amount of $687,838.78.00 to the Affordable Housing
Trust Fund administered by the City of Miami;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (9) and
ARTICLE 5, Sect. 502. PUD districts; minimum area, maximum densities and maximum
floor area ratios permitted (a)(c), to allow up to 20 % increase of floor area ratio, for an
increase of approximately 44,376 square feet of floor area;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (1), for
residential development involving in excess of two hundred (200) units;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, Definition (7), for
any single use or combination of uses requiring or proposing to provide in excess of five
hundred (500) off-street parking spaces;
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1514. Class II Special Permit
required for development on property adjacent to the Miami River, to allow a new
development adjacent to the Miami River;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908, Sub -Section 908.9, Water
front yards, to allow a new development in waterfront yards;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 903.1, Rules concerning
projects crossing district boundaries or streets; requirements and limitations, to allow a
development that is designed as a single site and it occupies lots divided by a street or
alley;
CLASS II SPECIAL PERMIT, as per Article 4, Section 401, C-1 Restricted Commercial,
Class II Special Permits required, to allow an increase of the maximum allowed footprint
of 40 % the Gross Lot Area to 60% GLA;
CLASS II SPECIAL PERMIT, as per Article 15, Sect.1512, Class II Special Permit
required for waiver of design standard and guidelines to allow a waiver of City of Miami
Parking Guides & Standards requirement of one (1) additional foot in stall dimension
where the side of any stall abuts a wall, fence, building, or other physical obstruction, to
allow the minimum stall width dimension of 8'-6" from face of any obstruction;
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1512. Class II Special Permit
required for waiver of design standard and guidelines, to allow a waiver of City of Miami
Off-street Parking Guides & Standards, only for reduction of required backup distance in
driveway isles from 23 feet to 22 feet;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 923, Sub -Section 923.2, Sub -
Section 923.2.1. Reduction in stall dimensions by Class II Special Permit; criteria and
City of Miami Page 8 of 13 Printed On: 1/30/2007
File Number: 06-02234mu
limitations on reductions, to allow reduction of two (2) loading berth dimensions as
follows;
Required number of loading berth: Four (4) 12 feet wide x 35 feet long x 15 feet high
Proposed number of loading berth: Two (2) 12 feet wide x 35 feet long x 15 feet high
Four (4) 10 feet wide x 20 feet long x 15 feet high
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908, Sub -Section 908.2,
Access, to allow driveways of width greater than 25 feet;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 927. Temporary structures,
occupancies, and uses during construction, criteria for special permits, to allow
temporary structures, occupancies, and uses reasonably necessary for construction
such as construction fence, covered walkway and if encroaching public property must be
approved by other city departments;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 906, Sub -Section 906.9.
Temporary special events; special permits; criteria, to allow temporary carnival, festival,
fair or similar type event on privately owned or City -owned land such as a ground
breaking ceremony;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 916, Sub -Section 916.2.1.
Temporary special event parking, to allow parking for temporary special event such as
ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918, Sub -Section 918.2.
Temporary off-street offsite parking for construction crews, criteria, to allow temporary
off-street offsite parking for construction crews working on a commercial -residential
project under construction;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920, Sub -Section 920.1.2.
Limitations on occupancy of mobile homes, to allow parking of mobile homes, trailers or
manufactured homes, when authorized for security or other purposes in connection with
land development such as construction trailer(s) and other temporary construction
offices such as watchman's quarters, leasing and sales centers;
CLASS I SPECIAL PERMIT, as per, ARTICLE 10, Section 10.5, Sub -Section 10.5.4.3,
C-1 Restricted Commercial, Temporary Signs (3), to allow temporary development
signs;
CLASS I SPECIAL PERMIT, as per, ARTICLE 10, Section 10.5, Sub -Section 10.5.4.4,
C-2 Liberal Commercial, Temporary Signs (3), to allow temporary development signs;
REQUEST, for waiver of CHAPTER 36 NOISE, Section 36-6 Construction Equipment
(a) permitting the operation of construction equipment exceeding the sound level of a
reading of 0.79 weighted average dBA at any time and/or day subject to the City
Manager Exception pursuant to Section 36-6 (c) and all the applicable criteria;
City of Miami Page 9 of 13 Printed On: 1/30/2007
File Number. 06-02234mu
REQUEST for applicable MAJOR USE SPECIAL PERMIT, that the following conditions
be required at the time of issuance of Shell Permit instead of at issuance of Foundation
Permit:
The requirement to record in the Public Records a Declaration of Covenants and/or
Restrictions providing that the ownership, operation and maintenance of all common
areas and facilities will be by the property owner and/or a mandatory property owner
association;
And the requirement to record in the Public Records a Unity of Title or a covenant in
lieu of a Unity of Title.
Pursuant to Articles 5, 9, 13 and 17 of Zoning Ordinance 11000, approval of the
requested Major Use Special Permit shall be considered sufficient for the subordinate
permits requested and referenced above as well as any other special approvals required
by the City which may be required to carry out the requested plans.
The PROJECT shall be constructed substantially in accordance with plans and
design schematics on file prepared by Behar Font & Partners, signed and dated
November 6, 2006; said design 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 C-1 (Restricted
Commercial) and C-2 (Liberal Commercial) 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
including the required Affordable Housing Trust fund contribution of $12.40 per square
foot for any applicable FAR increase sought under those provisions.
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.
City of Miami Page 10 of 13 Printed On: 1/30/2007
File Number. 06-02234mu
3) Obtain approval from, or provide a letter from the Department of Fire -Rescue
indicating APPLICANTS coordination with members of the Fire Plan Review Section at
the Department of Fire -Rescue in the review of the scope of the PROJECT, owner
responsibility, building development process and review procedures, as well as specific
requirements for fire protection and life safety systems, exiting, vehicular access and
water supply.
4) Obtain approval from, or provide a letter of assurance from the Department of
Solid Waste that the PROJECT has addressed all concerns of the said Department prior
to the obtainment of a shell permit.
5) Comply with the Minority Participation and Employment Plan (including a
Contractor/Subcontractor Participation Plan) submitted to the City as part of the
Application for Development Approval, with the understanding that the APPLICANT must
use its best efforts to follow the provisions of the City's Minority/Women Business Affairs
and Procurement Program as a guide.
6) Record the following in the Public Records of Dade County, Florida, prior to
the issuance of a Temporary Certificate of Occupancy or Certificate of Occupancy, a
Declaration of Covenants and Restrictions providing that the ownership, operation and
maintenance of all common areas and facilities will be by the property owner or a
mandatory property owner association in perpetuity.
7) Prior to the issuance of a shell permit, provide the City with a recorded copy of
the MUSP permit resolution and development order, and further, an executed, record
able unity of title or covenant in lieu of unity of title agreement for the subject property;
said agreement shall be subject to the review and approval of the City Attorney's Office.
8) Provide the Planning Department with a temporary construction plan that
includes the following: a temporary construction parking plan, with an enforcement
policy; a construction noise management plan with an enforcement policy; and a
maintenance plan for the temporary construction site; said plan shall be subject to the
review and approval by the Planning Department prior to the issuance of any building
permits and shall be enforced during construction activity. All construction activity shall
remain in full compliance with the provisions of the submitted construction plan; failure to
comply may lead to a suspension or revocation of this Major Use Special Permit.
9) In so far as this Major Use Special Permit includes the subordinate approval of
a series of Class I Special Permits for which specific details have not yet been
developed or provided, the applicant shall provide the Planning Department with all
subordinate Class I Special Permit plans and detailed requirements for final review and
approval of each one prior to the issuance of any of the subordinate approvals required
in order to carry out any of the requested activities and/or improvements listed in this
development order or captioned in the plans approved by it.
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.
City of Miami Page 11 of 13 Printed On: 1/30/2007
File Number: 06-02234mu
11) Pursuant to design related comments received by the Planning Director, the
applicant shall meet the following conditions: a) Provide a detail sheet of the south
elevation of the building, indicating what materials will be used to treat the unlined
portion of the garage; (b) Provide dimensions and details of the proposed covered
arcade along NW South River Drive. A minimum dimension of 10 feet wide (measured
from interior face of column to the wall) is required for the proposed arcade; (c)
Proposed waterfront shall meet the City of Miami Baywalk/Riverwalk Design Guidelines;
(d) Provide further details for the proposed restaurants along the waterfront; (e) Provide
a complete tree survey of existing conditions including species, diameter and spread
including all trees in the right-of-way.
12) Pursuant to comments by the City of Miami Public Works Department, the
following conditions shall be required of the applicant: a) Replatting of the land is
required in order to obtain building permits; (b) NW 2nd Street - Replace all broken and
damaged sidewalk, curb and gutter adjacent to the project site. Mill and resurface the
entire width, curb to curb, on both sides of the roadway adjacent to the project site.
Construct new sidewalk and curb and gutter following the 25' corner radius. Mill and
resurface the entire width, curb to curb adjacent to the project site. Approval of the
Public Works Director is required for the proposed street brick work and maintenance
covenant shall be required for the non-standard improvements in the right of way;
(c) NW 3`d Street — Replace all broken and damaged sidewalk, curb and gutter on both
sides of the roadway adjacent to the project site. Construct new sidewalk and curb and
gutter following the 25' corner radius. Mill and resurface the entire width, curb to curb
adjacent to the project site. Approval of the Public Works Director is required for the
proposed street brick work and maintenance covenant shall be required for the non-
standard improvements in the right of way.
13) Prior to the issuance of a building permit, the applicant shall submit a letter of
approval of the proposed height from the Miami -Dade County Aviation Department.
14) A development bonus to permit a mixed use of 55,470.87 square feet of floor
area shall require a non-refundable payment to the Affordable Housing Trust Fund of an
amount of $12.40 per square foot for a total of $687,838.78.
15) Within 90 days of the effective date of this Development Order, record a
certified copy of the Development Order specifying that the Development Order runs
with the land and is binding on the Applicant, its successors, and assigns, jointly or
severally.
City of Miami Page 12 of 13 Printed On: 1/30/2007
File Number- 06-02234mu
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:
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 Miami Page 13 of 13 Printed On: 1/30/2007
Exhibit "A"
EXHIBIT "A"
FOR MUSP
LEGAL DESCRPIICIt
Lots I, 2 end 17, h Bock 4 Sort', of CITY OF M.W. amazing to the Plat
thew{ as recorded h Plot Back a et Page 41, of Me Public Records of
Mont Ooai► Court% Rorkfa.
Together Mfthc
AM/ A-t
Cannwnce of a poet on the SovGhwly *kb of Mani Rher where the Swarth iv
of Lot 1d of Bloch 4SOUla h the CITY or mug occo erg to the Plat thereof
recanted h Plot 'b: Page 41, of the Pubic Reoaisfs of Dale Cauttx flares,
pea iced East htersects the low water the of the Mini! Rlres, run thence
Sovttieosteny meandering the low water hie of the lErer to the poet where the
ceder Anne of Northwest Second Street (lawny Tenth Street) produced East
Mascots the soil low water ire; thence Nest to the Earl foe of South Rho!
Street thence Nafhwe rtety along the Northeasterly site of South Ries Street to
a paint died1y Nest of the Pont of Begenhgt there East to Point of Begbvri►rgr
also the submerged lord lying between the tract of land desonbed and the channel
of the Mani River.
Parcel A -I
t}amnence at o pant of the Southerly side of Miami Rner where the South are of
Lot 1 of said Block 4 SCUM n the WY Or MAM{ ocarrkg to the Plot thereof
recorded in Plat Boat V: Poge 41, of the Po lc Records of Done County Florida
produced East Menaces the low water line of than! Rh &awe run
Southeasterly meandering the low water Are of the River to the pain where the
South kre of tot 18 of sold Bock 4 South produced East intersects the said low
water Geer thence Mrest to the East the of South The Street thence
Nothwestaly along the Naihoosiedy side of South River Street to o pant Mist
of Point of Beginiv; thence East to Poht of Regions; otso the submerged lard
lying between the tract of lab last descrbed and the channel of the Mimi River
Pare/ B:
East 60' of Mist 110' of Lots 18 and 19, h Block 4 SYWTF{ of CITY Or NUM(
ocaedkwg to the Plot blereo1 es recorded h Plat Book 13: Page 41 of the Publk
Records of land -Bode County, Florida
Parcel a
Lots 18 and 19 kiss Yrs Most 110' them( h EOroak 4, of SOON CITY CF /(WAR
ou rang to .the Plot thereof; es recorabd h Plot Boat 't: Page 41 of the Public
Retards of IGvn1-Lboe County; 17 rida.
Arm, O_
Lot 20, less the Mist 50; in &oat 4 of SLVJII au OF MAUL occardog to Me
Plot thereof, os recanted it Plot Boot 'E of Poge 41, of the Pubic Records of
Mkrnl-Oace Count); Florida.
Pacer E
that penal of lard and submerged lord boarded on pee North by the Easterly
extension of the North Gee al lot 2 it Block 4 SYlU1i( CITY OF Mall, as rec. deer
n Plat Book 73" of Poge 41, of the Public Recoils of MRxrrf-Ovae County, FToridor
an the South by the Easterly atension of the South line of Lot 1 of the above
Block 4 SOU7K, on the East by the Miami Rim; our the Meat by the Easterly Inc
of N.IK South River Dais.
Pacer F.
The West 50' of Lots 1Q 19 end 24 h Book 4 South, of CITY OF MAK
oocadng to the Plot thereof, os recorded h Plot Book 13; of Poge 41, of the
Public Recalls of Miami-0ode Canty. Florida
LLANINca INFORMATION
r•RaLECT
cL.lrs!G6!
2+3 NLL 9QiT11 RtlKR ORM, Q114.1. R CRIOA
ZCN.U,
• LOT I R.4 TO G•1
LOT 2 SD•A TO G-2
', .' LOT ARf4s
NET LOT AIWA I • 32,41O SG. FT-
fCO3.4CI!s
L (T AE_ 2 • i6, ,CC SC .T.
(C:•CSC 4C 5 )
TCTIL NET LCT SC,
t 1LCt .-RE5 )
GQ�.9 _Or
GRCS5 _0' eQe_ 1. 2330 5C. FT.
ate -C�iS /
6RC45 LOP • 560-6G0 sa=T.
r'333 AC•M9
-•T o_ C,.QCS9 LOT _E_ • f2a CO so
12.�1 -:ORES r
DENEI T Y;
4LOIED/REO R(D
PROVIDED
-'-^ :.r1'S �4 dC4E _5 eER C•(
251C_Y- L CE<5rr- MCA -Se
:co :.NITS P.4 -:CR.?. =5?R C :co x 06Cs •
OI:CLCNITS
361PC 4\IT$
3CC Y.TS
FAR AREA'
FLLGUED D
ROAM°
I. LO66Y ( °Route FLOOR) . 2006 SQ. FT.
2000 SQ. FT.
2. RETAIL (O1EO NO FLOOR) ' 15000 San.
Ls TAIL .No I I (0CC 5-.
RETAIL No 2 -tow; `J.
pu'Ay Ma .I.006 S.
18,000 50. FT.
I. m. FLOOR - PARKNome5I HTIAL (2-6)
12 LINER tNt's EA. PLUCK (5)• 160 ;.NITS)
5 x 152E0 • 660:20 5QFT-
4564/1)00 SOFT.
4. SEVENTH FLOOR - PAWING
S. E%C'►r7 FLOOR - RESIDENTIAL
r22 La+ITS.)
:2,�.0 Sc=T.
22.400 SOFT.
6. TV... FLOOR - RESIDENTIAL (9.13)
23 LLNITS EA. FLOCR:Si. !TS UNITS/
5 x 2:)..,-CC SCFT. • (12000 SOFT.
1121AD0 SOFT.
T. FOURTEENTH FLOOR - RESIDENT(AL (WC- LEVEL)
2 LVI�Ts)
2 CCC YPT.
0
22,000 SOFT.
S.,FIFTEENTH FLOOR - RESIDENTIAL
7L--NITS)
SGi.
ISOOO SOFT.
{"CCO
9•UXTEENTH FLOOR - IGES(DENT1AL
to 1Nrs)
13.400 SOFT.
13.400 SOFT.
10. SEVENTEENTH FLOCK - I.L�SIDENTIAL
/13 UNITS)
. �.... sr, -Fr.
I7-�� ��,
.1
IL EI61-ITEENTH FLOOR • RESIDENTIAL
!:t WITS)
',CSC:, 5CFT.
10T.
0, NINTEENTN FLOOR - RESIDENTIAL
It .NRTs)
-..M SG=T.
9;00e SOFT.
13. TWENTIETH FLOOR - RESIDENTIAL P4
(t 31!TS)
-CMT.
9000 SOFT.
MAX FAR
321!00 SOFT.
.:. 9-- •-+E =.:..Q. t 1.-.00 x .. - • .21 ELOCC SG =((
2215E0.00 &OFT
0 4.5F �5 TIC'?I.1
\-•:9c D=VE_' G `4T
ECti. Tw (294) 22(t5C x :9 • Y,_TO:'"•. SO FT.
DD 410.00 SOL FT
C. PIZ:.: (••' .) .. 22123C x -... - L'6L0 5OF'.
44.37600 50. FT
Exhibit "B"
Y V,
NUMBER OF UNITS
ALLOJEMEGIIRED
pRiano D
L1NER LAUTS ( 30 ) . 10 A
t S!OR0OF' 4P4e1 1!NTS ( 201 APTS.) • 6T 6
2 EEDR=CM 41.4RT?SX7S ( 66 ARTS.) • 22 e
2 6EDROGf 4P4RT(-.ENTS ( 3 4 ,!•) • 1 %
TOTAL NUMBER OF UNITS
MIN)
300
PARKING=
KLOicoNagaARp
FRONDED
I. RESIDENTIAL
• 2 PARC.NG 51 5OE5r: 5R OR 3 SR ;POTS O9 UNITS x 2.
• I R.:AR.N w SPGCESn Se iNr5 201 ul1RS x 1.
• 1 P4eC+ 4 SP-CES(LNER IANIT 30 1.641T6 x 1.
• 1 / 10 UNITS (vIITCRS) 300 IB4TD5/ I0.
ISO '
2d
10
,30
135
MI
30
30
2. RETAIL / CCI•MERCL4L
• 1 P.•RCI1.0 5PACE5(30O SO. FT RETAIL
no^v0 SO, FT 1 300 SG FT.. 366
1 PAR INS SPAC.ES/00 SO. •T RESTAURANT
8,000 SC. FT / I00 SO. PT,. to
SSA,
!♦0
31
tot
TOTAL MI1DER GP REGJIRED PARKING SPACES
SIS,6
31S
TOTAL WC PAWN* 54 LOT
103 FIG
11 NC
OFF-STREET LOADING REQUIREMENTS
ALLAED/REGRED
PR IADl12•
E!Q14 "7-1- TNDIF•$'15IC4 TO NE T11ELvE (77) 5T TARTY F)v9
(33) FEET 5T 9EVITEEN (IS) N I I0IG1+7
A SEWN etx39X1S HG) FOR MILDI2165 INEXCESS OF
2S0.L1-'O SO. FT, UP TO SC0000 SO. FT.
4
STALLS
(GX35)
2/PALLS
(12X35)
4/STALLS
(wa0)
mass n raw.
TOTAL M►1BER co REQUIRED PARKN(s SPACES
4
LOT COVERAGE -
ALLAED.NEasso
moms,
4
e•1 .tot GY *0455 LOT AMA.
c-I 60% c1 °ROBS LOT 4n4 45 PER CR N/ACE • WOO
SECTION 2-eU4DING FOOTPRINT FIAT 5E INCREASED TO SIX
TE.NTuS (,60) Tmes THE 6+ettS5 LOT AR°A •C'R PROJECTS
T_GT C,^•7 •LT Y,DTJ TWE 0 LOLING 1t:01'REYENTS, SEE
O.R'r'INANCE R000 FOR -"JITI^N4L IX .C.: `14T!CN.
C•2 60S o* GRCSS LOT 4.E4 (SY CLASS « )
'.O.G'A56
c-2 • SS,C 7%
C-t • C•2 . IM0o0 X 60 • :T,40033 Sea FT.
•1-1,40033 OR.
61,116 SF. ( 35.2% )
- TOTAL
91(40033 S.
Di,116 SF. ( 3562% >
BUILDING SETBACKS
AllolEOEEo to
moms,
FICNT 10.0
10•-0"
10'-0'
SIDE 10'-0'
10•-0'
10•-0"
5T FE- SIDE 0-0- UP TO 70'47. r c SAO(•GR RAP'. 0. aro,.n
0•-0" UP TO
I70•
T•-6- LW, TO
120• rr'mot me Fwrm s.ea tor
LOT : (C-:)
•R'VT
0•-0"
3'-0'
5(05 (NCRTN)
0•-0"
30•-0.
SIC, (SC.0 U
0•-0"
42'-6"
e°Ae (wvER•.)
20'-0"
20•-0"
OPEN SPACE
FRo+AED
C. : OF GR055 :0' AREA
c-1 • aeoT:m
C-2 • -Ct2A56
'C-I . _ - • r-LCC` X vO • .
2...:04
12,900.00 5F.
15,505b SF. a 14g1 % )
TOTAL
MAxIMUM BUILDING I4E1G1-IT
ALLOIED)Iff00
PR ABED
"AX'"..." silt 0Pas: u_!r+T bER :CN:NG CO.._
C•1 .'tiLiMRED
UNL INIITED
)
224'-5" HT
C-2 • r0' uT.
120' HT.
Exhibit "B"