HomeMy WebLinkAboutPAB Altos Pointe Supporting Doc.LEGISTAR FILE ID: 07-00392mu
PLANNING FACT SHEET
May 16, 2007 Item # 3
APPLICANT Iris Escarra, Esquire, on behalf of Altos Pointe Investments, LLC.
REQUEST/LOCATION
Consideration of a Major Use Special Permit for the Altos Pointe
project, located at approximately 501, 505 and 575 SW 22
Avenue, 585-87 SW 22 Avenue, 2160 SW 5 Street, 2161 SW 6
Street and 2143 SW 6 Street.
COMMISSION DISTRICT 3
ZONING DISTRICT(S) C-1(Restricted Commercial)
SITE AREA 1.47± acres (Gross) and .986± 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 Altos Pointe project,
to be located at approximately 501, 505 and 575 SW 22 Avenue,
585-87 SW 22 Avenue, 2160 SW 5 Street, 2161 SW 6 Street
and 2143 SW 6 Street, Miami, Florida, to construct an
approximate 164-foot with 4 inches of height, (15-story ) mixed
use structure to be comprised of 163 total multifamily
residential units with recreational amenities; approximately
8,242 square feet of retail space; and approximately 208
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: 5/10/2007 Page 1
ANALYSIS
MAJOR USE SPECIAL PERMIT
for
ALTOS POINTE
located at approximately
501, 505 and 575 SW 22 Avenue, 585-87 SW 22 Avenue, 2160 SW 5 Street, 2161 SW
6 Street and 2143 SW 6 Street
LEGISTAR FILE ID: 07-00392mu
Pursuant to Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami,
Florida, the subject proposal for the Altos Pointe project, located at approximately 501,
505 and 575 SW 22 Avenue, 585-87 SW 22 Avenue, 2160 SW 5 Street, 2161 SW 6
Street and 2143 SW 6 Street, Miami, Florida, has been reviewed to allow a Major Use
Special Permit per Articles 5, 9, 13 and 17, to construct an approximate 164 feet and 4
inches of height, (15-story) mixed use structure to be comprised of approximately 163
total multifamily residential units with recreational amenities; approximately 8,242 square
feet of retail space; and approximately 208 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 27,568.59 square feet, the user shall make a non-refundable
bonus developer contribut
ion of an amount of $341,850.52 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 22,054.87 square feet of floor area;
SPECIAL EXCEPTION, as per Article 9, Section 917.7.2, Reduction in parking
requirement for multifamily residential development when located in Community
Revitalization Districts (CRD), to allow reduction to 44 two (2) bedroom units to permit
one (1) parking space per unit as follows;
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, 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;
07-00392mu
Page 1 of 7
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
follows;
Required number of loading berth: Three (3) 12 feet wide x 35 feet long x 15 feet high
Proposed number of loading berth: One (1) 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 908.2, to allow access driveway
width greater than twenty five (25) feet from a public street roadway;
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;
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:
07-00392mu
Page 2 of 7
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 and Urban
Development Review Board 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 SW 22nd Avenue in the Little Havana
NET District, between SW 5th Street to the north and SW 6th Street to south.
• 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 (163 units at 165.3
units per acre) is below the maximum 197 units (200 units per acre) on the .986± net
acre site.
• It is found that the total allowable combined floor area without bonuses for the 1.47±
gross acre site at a Floor Area Ratio (FAR) of 1.72 is 110,274 square feet. The
project as proposed is requesting a bonus of 20% PUD (22,054.87 sq. ft.) and 25%
Affordable Housing Trust Fund (27,568.59sq. ft.) for a total allowable FAR of
159,897.82 square feet, of which 159,399 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 27,568.59 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
$341,850.52.
• It is found that the maximum height of the proposed structure is approximately 164
feet and 2 inches. Pursuant to Article 4, Section 401 of C-1 "Restricted Commercial"
zoning districts.
• It is found that the proposed open space for the project (6,624 sq. ft. at 10.3%) is
above the minimum required open space (6,411.3 sq. ft. at 10% GLA) for this
project.
• It is found that the proposed total number of parking spaces (approximately 212) for
the project is above the required minimum number of 208.4 parking spaces.
07-00392mu
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• It is found that the project is expected to cost approximately $21,768,472 and to
employ approximately 120 workers during construction (FTE-Full Time Employees);
The project will also result in the creation of approximately permanent new jobs
(FTE) for building operations and will generate approximately $334,027 annually in
tax revenues to the City (2009 dollars).
• It is found that the Large Scale Development Committee reviewed the project on
January 17, 2007 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 November 14, 2006, and the following revised pertinent comments
were made: Context/ Urban Design — (1) The massing of the tower needs to be
reconfigured in a matter that introduces step -backs so that it transition towards the
residential neighborhood immediately to the east. The suggested step -back of the
building will reduce the height and the impact of this structure on the adjacent
properties. (2) Provide liner uses to the proposed garage, on all sides, in order to
create a transition into the adjacent properties; Architecture — (1) The East
Elevation of the proposal is unacceptable. The applicant shall to further articulate the
garage pedestal to be become more integrated into the framework of the design. (2)
Consider continuing the pattern of windows and balcony openings from the rest of
the facade on this area of the garage. In addition, continue to develop the North and
South Elevations in order to better integrate the garage pedestal with the rest of the
building. (3) Avoid large expanses of blank wall by providing articulations and
textures that break down the massing to relate to the surrounding buildings ;
Pedestrian Realm - Continue to develop this frontage, as well as S,W. 5th and 6th
Streets, to include a continuous curb and gutter, pedestrian sidewalk, and
opportunities for shade trees. (2) Articulate the pedestrian sidewalk to give
dominance to the pedestrian realm over the vehicular areas. Achieve this by
providing a sidewalk with a consistent pattern and height that continues across
vehicular areas; Landscaping/Streetscape — (1) Submit a landscape plan that
specifies the species and proposed locations of all plant materials. (2) Provide a
complete tree survey of existing conditions including species, diameter and spread
including all trees in the right-of-way.
• It is found that on January 2, 2007, 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) SW 5th Street — Construct new
sidewalk, curb and gutter and pavement on thesouth half of the roadway adjacent to
the project site. Install a stormwater drainage system (French drain) within S.W. 5th
Street at the easterly limit of the project site; (3) SW 6th Street — Construct new
sidewalk, curb and gutter and pavement on the north half of the roadway adjacent to
the project; (4) SW 22"d Avenue — Replace any damaged sidewalk and curb and
gutter adjacent to the project site.
07-00392mu
Page4of7
• It is found that Miami -Dade Public Schools provided a revised review of the
proposed project on January 10, 2007. The student population generated by this
development is estimated at 46 students. The schools serving this area of
application are Sharandoah Elementary; Riverside Elementary (22 students) — 115%
Florida Inventory School Houses (FISH) Capacity; Sharandoah Middle (10 students)
— 93% FISH; and Miami Senior High (14 students) — 190% FISH. Pursuant to the
Interlocal Agreement, only Miami Senior High does not meet the review threshold of
115%.
• It is found that the Miami -Dade Aviation Department provided a height analysis
review on January 17, 2007, the proposed project was not required a height analysis
or letter of Determination from the Miami Dade Aviation Department. Therefore, it
was not necessary either to file with the FAA for structure height using form 7460-1
"Notice of Proposed Construction Alteration for Determination of Known Hazard".
However, any construction cranes for this project reaching or exceeding 200 feet
AMLS must be filed by the construction contractor using the same form mentioned
before.
• It is found that on February 8, 2007, the City's Traffic Consultant, URS Corp.,
provided a review (W.O. #173) of the Traffic Impact Analysis submitted by the
applicant and has found the traffic analysis sufficient contingent upon the following
Transportation Control Measures; (1) — Provide transit information within the site
including route schedules and maps and Provide an area within the building
designated for bycicles.
• It is found that with respect to all additional criteria as specified in Section 1305.2 of
Zoning Ordinance 11000, the proposal has been found to adhere to the following
Design Review Criteria: (1) Site and Urban Planning; (2) Architecture and
Landscape Architecture; (3) Pedestrian Oriented Development; (4) Streets and
Open Space; (5) Vehicular Access and Parking; (6) Screening; (7) Signage and
lighting; (8) Preservation of Natural Features; and (9) Modification of
Nonconformities.
Based on these findings, the Planning Department is recommending approval of
the requested Development Project with the following conditions:
1) Meet all applicable building codes, land development regulations, ordinances
and other laws and pay all applicable fees due prior to the issuance of a building permit
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 APPLICANTS coordination with members of the Fire Plan Review Section at
07-00392mu
Page 5 of 7
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.
11) Pursuant to design related comments received by the Planning Director, the
applicant shall meet the following conditions: a) The massing of the tower needs to be
reconfigured in a matter that introduces step -backs so that it transition towards the
07-00392mu
Page 6 of 7
residential neighborhood immediately to the east.; (b) Provide liner uses to the proposed
garage, on all sides, in order to create a transition into the adjacent properties; (c)
Further articulation of the garage pedestal needs to more integrated into the framework
of the design; (d) Continue to develop the North and South Elevations in order to better
integrate the garage pedestal with the rest of the building.; (e) Continue to develop this
frontage, as well as S.W. 5th and 6th Streets, to include a continuous curb and gutter,
pedestrian sidewalk, and opportunities for shade trees; (f) Articulate the pedestrian
sidewalk to give dominance to the pedestrian realm over the vehicular areas; (g) Submit
a landscape plan that specifies the species and proposed locations of all plant materials.
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) SW 5th Street — Construct new sidewalk,
curb and gutter and pavement on the south half of the roadway adjacent to the project
site. Install a stormwater drainage system (French drain) within S.W. 5th Street at the
easterly limit of the project site; (c) SW 6th Street — Construct new sidewalk, curb and
gutter and pavement on the north half of the roadway adjacent to the project; (d) SW
22nd Avenue — Replace any damaged sidewalk and curb and gutter adjacent to the
project site.
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 27,568.59 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 $341,850.52.
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.
07-00392mu
Page 7 of 7
FUTURE LAND USE MAP
I I I
SW 2ND TER
SW 3RD ST
SW 6TH ST
SINGLE-FAMILY
RESIDENTIAL ) -
N L
A SW 7TH ST
D
-
-Th
AV 4NZZ MS
SW 3RDST
MEDIUM DENSITY
MULTIFAMILY
RESIDENTIAL'
SW 5TH ST
SW 6TH ST
SW 7TH ST
SW 8TH ST
II
RESTRICTED COMMERCIAL N
IQ� III I I ,N
0 SW 8TH ST
0 150 300
I I I
SWATH ST_
600 Feet
ADDRESS: ALTOS POINTE - MUSP
ZONING ATLAS MAP
SW 2ND TER
SW 3RD ST
R-1
SW 6TH ST
i
SW 7TH ST
i
SW 8TH ST
SW3RDST,
R-3
SW 5TH ST
0
< ,
SW 6TH ST
C-1
SW 4TH ST
AY 19 .AY IS 2 MS
1
INN
or re,
0 150 300 600 Feet
I i 1 1
ADDRESS: ALTOS POINTE - MUSP
0
150
300
600 Feet
I
ADDRESS: ALTOS POINTE - MUSP
Projects in the Vicinity
Altos Pointe
07-00392mu
NW FLAGLER TER
� J
1 � I
No. Name
Floors
Units Status
1. Altos Plaza
2. Altos de Miami
18 320 Completed #
16 117 Under Construction #
#-Indicates Mixed -Use Project with Retail and/or Office uses
07-00392mu - Projects in the Vicinity
TO : Ana Gelabert-Sanchez
Director
Planning Department
fiNgkv\A
FROM : Stephanie N. Grindell, P.E.
Director
Public Works Department
I,CI i0K.hi1 1rs 1, FLORIDA
1N"TtR-0FFICE MEMORANDUM
201 JAN -9 rdi 9: 53
DATE :
SUBJECT:
REFERENCES:
ENCLOSURES:
January 2, 2007 FILE :
Large Scale Development -
ALTOS POINTE
The Public Works Department has reviewed the Large Scale Development plans for the
development entitled Altos Pointe at S.W. 22 Avenue and S.W. 5 Street and has the following
comments.
1. The tentative plat entitled "Punta Diamante" must be recorded to officially close and
vacate the alley located on the building site.
2. A building support column conflicts with truck maneuvering for the 10' by 20' loading
spaces.
3. 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 cannot be changed
to accommodate the proposed building ground floor elevation.
4. All stormwater must be retained on site, including the driveways and plazas on private
property adjacent to public streets. All 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.
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 are required for any landscaping improvements in the right of
way.
6. Standard parking spaces are 8.5 feet wide and 18 feet long and require a 23 feet back-up
distance. A Special Class II permit is required to reduce back-up distance.
City of Miami Page 2 1/3/2007
7. Public Works policy requires that no closures of vehicular travel lanes will be permitted
during the course of construction unless a temporary replacement lane, approved by the
Public Works Department, is constructed and maintained by the Contractor throughout
the duration of the lane closure. A maintenance of traffic plan is required for any
temporary right of way closure request.
8. In order to mitigate traffic congestion and problems associated with unregulated parking
throughout the neighborhood, the Contractor/Developer shall be required to provide
approved designated off -site parking for workers and a shuttle service to the work site.
The parking/shuttle plan shall be coordinated with the local City of Miami Net Service
Center.
9. City of Miami driveway entrances, in compioance with A.D.A. standards, shall be
required. Continuous sidewalk is also required across driveway entrances.
10. The methods of construction of this project must comply with the City of Miami
Municipal Separate Storm Sewer Permit (MS4) and City of Miami Public Works
Standards for "Erosion and Sediment Control for Construction Sites."
In addition to these comments, the Public Works Department will require the following street
improvements:
S.W. 5th Street- Construct new sidewalk, curb and gutter and pavement on the south half
of the roadway adjacent to the project site. Install a stormwater drainage system (French
drain) within S.W. 5 Street at the easterly limit of the project site.
S.W. 6th Street- Construct new sidewalk, curb and gutter and pavement on the north half
of the roadway adjacent to the project site.
S.W. 22 Avenue- Replace any damaged sidewalk and curb and gutter adjacent to the
project site.
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 water 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 time. Construct A.D.A. compliant handicap ramps at both street
corners.
City of Miami Page 3 1/3/2007
SNG/'H/ mfl
l of
C: Behar, Font & Partners, P.A.
4533 Ponce de Leon Boulevard
Coral Gables, FL 33146
Stephanie N. Grindell, P.E., Director of Public Works
Manue Vega, Zoning Department
Elyrosa Estevez, Professional Engineer III, Public Works Department
Bc: Development and Roadways Plans
Central
**PRELIMINARY**
SCHOOL IMPACT REVIEW ANALYSIS
January 10, 2007
FOR INFORMATIONAL 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: Altos Pointe
(LSD Meeting January 17, 2007)
ZONING: C-1 "Little Havana Target Area" (200 DU/acre)
REQUEST: Large Scale Development
ACRES: +.9866 net acres
LOCATION: 575 SW 22 Avenue, 585-87 SW 22 Avenue, 2161 SW 6 Street, 2160
SW 5 Street, and 2143 SW 6 Street
MSA/
MULTIPLIER: 5.1 / .27
NUMBER OF
UNITS: 169 units
ESTIMATED STUDENT
POPULATION: 46
ELEMENTARY:
MIDDLE:
SENIOR HIGH:
22
10
14
SCHOOLS SERVING AREA OF APPLICATION
ELEMENTARY: Shenandoah Elementary — 1023 SW 21 Avenue
MIDDLE: Shenandoah Middle — 1950 SW 19 Street
SENIOR HIGH: Miami Senior High — 2450 SW 1 Street
All schools are located in Regional Center IV.
*Based on Census 2000 information provided by Miami -Dade County Department of Planning and
Zoning.
The following population and facility capacity data are as reported by the Office of
Information Technology, as of October 2006:
Shenandoah
Elementary
Shenandoah
Middle
Miami Senior
High
% 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**
996 113% 73%
882 476 1,146
1,018* 115% 75%
1,113 92% 92%
1,204 0 2,305
1,123* 93% 93%
3,287 189% 180%
1,735 95 3,573
3,301 * 190% 180%
*Student population in crease as a result of the proposed developm ent
**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 Miami Senior High meets the review
threshold.
PLANNED RELIEF SCHOOLS IN THE AREA
(Information included in proposed 5-Year Capital Plan, 2006-2010, dated November 2006)
Projects in Planning, Design or Construction
School Status
N/A
Proposed Relief Schools
School
N/A
Projected Occupancy Date
Funding year
OPERATING COSTS: Accounting to Financial Affairs, the average cost for K-12 grade students
amounts to $6,549 per student. The total annual operating cost for additional students residing
in this development, if approved, would total $301,254
CAPITAL COSTS: Based on the State's January 2007 student station cost factors*, capital
costs for the estimated additional stu dents to be generated by the proposed developm ent are:
ELEMENTARY 22 x 18,255 = 401,610
MIDDLE 10 x 19,713 = 197,130
SENIOR HIGH 14 x 25,606 = 358,484
Total Potential Capital Cost $957,224
*Based on Information provided by the Florida Department of Education, Office of Educational
Facilities Budgeting. Cost per stude nt station does not include land cost.
MIAMI INTERNATIONAL AIRPORT
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
t` E""1VE0
r'Lfi NNikC i"aEPA RTt`iE9tdr
2GO7J:2, rF' 1:14
January 17, 2007
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
RE: Height Analysis for Altos Pointe, located at SW 22nd Avenue & SW 5th Street,
Miami, FL
•
Dear Mr. Lavernia:
The Miami -Dade Aviation Department (MDAD) is in receipt of your Large Scale Development
Submittal for an airspace analysis and determination for the above referenced project. Please
note that based on our cursory review of the project information provided to us, an assumed
project height of 175 ft AMSL (Above Mean Sea Level), does not meet our review criteria for its
location and will not require a Height Analysis or Letter of Determination from this Department,
if in the future the project height is altered to meet or exceed an elevation of 200' AMSL (Above
Mean Sea Level), the building will need to be resubmitted to this Department for re-evaluation."
It is not necessary to file with the FAA for the structure height as stated above by using form
7460-1 `Notice of Proposed Construction Alteration for Determination of Known Hazards'.
However, any construction cranes for this project reaching or exceeding 200 ft AMSL
(Above Mean Sea Level) must be filed by the construction contractor using the same form.
The form is available through this office or through the FAA website: https://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.
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 descriptionprovided 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.
Mr. Roberto Lavernia
January 17, 2007
Page 2
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.
A." amos, R.A.
of Aviation Planning Section
JR/AH/cf
cc: S. Harman
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
Ana Gelabert-Sanchez, City of Miami
Lourdes Slazyk, City of Miami
Roberto Lavernia, City of Miami
Antonio E. Perez, City of Miami
Earl Newalu, FAA
File Airspace
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February 8, 2007
•_t±r
2D07 FEB 20 I' V_,ia Fax and US Mail
-
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: Altos Pointe
Sufficiency Letter — W.O. # 173
Dear Ms. Medina:
Subsequent to our January 3, 2007 review comments for the subject project, we have received
a response letter and a site plan with vehicle maneuverability details. Photocopies of the
response letter and the site plan are attached herewith.
Please note that in reference to the issue of committing to a Transportation Control Measure
Plan, the response indicates that the applicant has agreed to the following specific
Transportation Control Measures:
• Provide transit information within the site including route schedules and maps.
• Provide an area within the building designated for bicycles.
The development approval should be conditioned upon applicant fulfilling above commitments.
Further, the site plan should identify the location of the designated bicycle storage area.
At this time, we conclude that the traffic impact report along with the subsequent submittal
meets all the traffic requirements and the study is found to be sufficient with the aforementioned
conditions.
Should you have any questions, please call me at 954.739.1881.
Sincerel
U
Raj hanmu
Se or Traffic Engineer
on 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 - 305.416.1490)
Mr. John J. McWilliams, P.E., KH&A. (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
1M I and Associates, Inc.
February 7, 2007
Mr. Raj Shanmugam, P.E.
URS Southern Corporation
5100 NW 33rd Avenue, Suite 150
Fort Lauderdale, FL 33309
Re: Altos Pointe
URS Workorder ##173
MUSP Traffic Impact Analysis
Response to Comments
Dear Mr. Shanmugam:
We received your comments dated January 3, 2007, regarding the traffic study°
submitted/ for the above referenced project. We offer the following responses:
1. The study was performed based on 8,610 square feet (sq.ft.) of retail
space and 13,126 square feet (sq.ft.) of office as oppose to 8,242 sq.ft. of
retail space and 15,185 (sq.ft.) of office space shown in the site plan. The
internal capture, trip generation, and trip distribution calculations may
be overestimated as a result, and must be revised. Additionally the
attached summary sheet is not legible, which must also be addressed;
A supplemental trip generation analysis was conducted comparing the
development plan assumed in the traffic study to the current site plan. The
analysis is attached. As indicated, the proposed site plan generates one (1)
additional AM peak hour trip (ITE methodology) and two (2) less PM peak
hour trips (ITE methodology) when compared to the development plan
assumed in the traffic study. In our opinion, this slight fluctuation in trip
generation is considered negligible.
2. The attached site plan does not include the maneuvering (turning path)
of delivery trucks within the project boundary. The report must include
the turning path of a design vehicle, using "Auto TURN" or any other
approved method;
A maneuverability analysis is attached.
■
TEL 954 535 5100
FAX 954 739 2247
■
Suite 109
5200 N.W. 33rd Avenue
FI. Lauderdale, Florida
33309
pv-im � Kimley-Horn
and Associates, Inc.
Mr. Raj Shanmugam, P.E.., February 7, 2007, Pg. 2
3. The report shows illegal westbound movements at SW 5th Street/SW
22nd Avenue intersection turning movement count (Appendix A), which
must be revised;
The traffic count subconsultant confirmed that the illegal westbound
movements came from vehicles that visited a bakery located on the
northeast corner of the intersection of SW 5th Street and SW 22nd Avenue.
The illegal westbound movements were ignored in the analysis.
4. The raw A.M. peak hour traffic counts (Appendix A) at SW 5th
Street/SW 21sf Avenue and SW 6th Street/SW 21st Avenue intersections
are inconsistent with the turning volumes shown in the `volume
development worksheet' (Appendix F), which must be revised;
No such inconsistency could be found.
5. The northbound through volume at SW 6th Street/SW 22nd Avenue
intersection (Figure 4) is inconsistent with the information provided in
the Synchro analysis (Appendix H), which must be revised;
No such inconsistency could be found.
6. SW 5th Street/SW 22nd Avenue intersection operates at LOS F during
both existing and future condition analysis. The report must include
specific Transportation Control Measures (TCM) to reduce the auto
trips at these particular intersections
A general Transportation Control Measures Plan (TCMP) has been
included in the revised report. Additionally, the applicant has agreed to the
following specific TMCP measures:
• Provide transit information within the site including route schedules
and maps.
• Provide an area within the building designated for bicycles.
We trust these responses should address your comments. Should you have any
questions, please feel free to contact me.
Very truly yours,
KJ LEY -HORN AND ASSOCIATES, INC.
Jil
J. McWilliams, P.E.
G:\042958000-MUSP Altos Pointe\Correspondance\01 18 07 URS ltr.doc
PEAK HOUR TRIP GENERATION COMPARISON
PROPOSED AM PEAK HOUR TRIP GENERATION - TRAFFIC STUDY
•
ITE TRIP. GENERATION CHARACTERISTICS:::
Land Use
RE
Edition
RE
Code
Scale
RE
Units
DIRECTIONAL
D STRIBUTION
Percent
Out
•
ESROSS .
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Out
Total
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CAPTURE<
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IC
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EXTERNAL. TRIPS
Out
Total
PASS -BY.
CAPTURE::::'
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PB
Trips
EXTERNAL TRIPS'
Out
Total
G
R
0
U
P
1
2
High -Rae Residential Condominium / Townhouse
Specialty Retail Center
7
232
170
du
19%
81%
15
63
78
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0
15
63
78
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0
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7
814
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ksf
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0
0
0
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0
0
0
0
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0
0
0
0
3
General Office Building
7
710
14
ksf
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12%
34
5
39
0.0%
0
34
5
39
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5
39
4
5
6
7
8
9
10
11
12
13
14
15
1
2
3
4
5
6
7
8
9
10
13
14
15
Total:
49
68
117
49
68
117
49
68
117
PROPOSED PM PEAK HOUR TRIP GENERATION - TRAFFIC STUDY
rTE'f RIP GENERATION CHARACTERISTICS ?>
Land Use
High -Rise Residential Condominium / Townhouse
Specialty Retail Center
General Office Building
RE
Edition
7
7
7
RE
Code
232
814
710
Scale
170
9.5
14
RE
Units
du
ksf
ksf
DIRECTIONAL
DISTRIBUTION .>:
Percent
62%
44%
17%
G1042958000-MUSP Altos Pointe \Calcsltripgen7 compare.xls: PRINT -PEAK HOUR
2/7/2007,8:58 AM
Out
38%
56%
83%
Total:
45
19
16
80
GROSS
VO.LsUMES .::
Out
28
25
78
131
Total
73
44
94
211
INTERNALL:
CAPTURE:
Percent
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13.6%
2.1 %
6.6%
IC
Trips
6
6
2
14
EXTERNAL TRIPS
41
17
15
73
Out
26
21
77
124
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67
38
92
197
»PASS -BY
CAPTURE:
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6.1%
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Trips
0
12
0
12
41
11
15
67
NET NEW r
EXTERNAL TRIPS
Out
26
15
77
118
Total
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26
92
185
PM PEAK HOUR TRIP GENERATION COMPARISON
PROPOSED AM PEAK HOUR TRIP GENERATION
ITE TF ]P GENERATION CI ARACTERITiCS..
Land Use
RE
Edition
RE
Code
Scale
ITE
Units
DIRECTIONAL' ::::
DISTRIBUTION >:
Percent
Out
h
GROSS ::
VOLUMES
Out
Total
INTERNAL->
CAPTURE::;
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IC
Trips
EXTERNAL TRIPS!'
In
Out
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CAPTURE;;<
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PB
Trips
h
EXTERNAL TRIPS
Out
Total
G
R
0
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1
1
High -Rise Residential Condominium / Townhouse
7
232
170
du
19%
81%
15
63
78
0.0%
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15
63
78
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0
15
63
78
peciany Retail Center
7
814
8.242
ksf
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0
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0
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3
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7
710
15.185
ksf
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5
42
0.0%
0
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42
0.0%
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5
42
4
5
6
7
8
9
10
11
12
13
14
15
G
R
0
P
2
1
Total:
52
68
120
52
68
120
52
68
120
PROPOSED PM PEAK HOUR TRIP GENERATION
TTE.TRIP GENERATION CHARACTERISTICS
Land Use
High -Rise Residential Condominium / Townhouse
RE
Edition
7
RE
Code
232
Scale
170
RE
Units
du
DIRECTIONAL »>
DISTRIBUTION
Percent
62%
Out
38%
45
'GROSS
VOLUMES
Out
28
Total
73
INTERNAL::.
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Percent
8.2%
I0
Trips
6
;EXTERNAL TRIPS:
h
41
Out
26
Total
67
PASS'BYs:
CAPTURE:;:
Percent j
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PB
Trips
0
In
41
:'NET NEW'ii
EXTERNAL TRIPS
out
26
Total
67
2
Specialty Retail Center
7
814
8.242
kst
44%
56%
18
23
41
14.6%
6
16
19
35
34.0%
12
10
13
23
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7
71 0
15.185
kst
17%
83%
16
80
96
2.1%
2
15
79
94
0.0%
0
15
79
94
4
5
6
7
8
9
10
11
12
13
14
15
Total:
G:\042958000-MUSP Altos Pointe\Calcs\tripgen7_Comments.xls: PRINT -PEAK HOUR
2/7/2007,8:57 AM
79
131
210
6.7 %
14
72
124
196
6.1%
12
66
118
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,,C,.;
City of Miami
Legislation
Resolution
City Hall
3500 Pan
American Drive
Miami, FL 33133
www.miamigov.com
File Number: 07-00392mu
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 ALTOS POINTE PROJECT, TO BE LOCATED AT APPROXIMATELY 501,
505 AND 575 SW 22 AVENUE, 585-87 SW 22 AVENUE, 2160 SW 5 STREET, 2161
SW 6 STREET AND 2143 SW 6 STREET STREET, MIAMI, FLORIDA, TO
CONSTRUCT AN APPROXIMATE 164 FEET AND 4 INCHES OF HEIGHT, (15-
STORY) MIXED USE STRUCTURE TO BE COMPRISED OF APPROXIMATELY 163
TOTAL MULTIFAMILY RESIDENTIAL UNITS WITH RECREATIONAL AMENITIES;
APPROXIMATELY 8,242 SSUARE FEET OF RETAIL SPACE; APPROXIMATELY
8,000 SQUARE FEET OF RESTAURANT SPACE, AND APPROXIMATELY 208
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, Iris Escarra, Esquire, on behalf of Altos
Pointe Investments, LLC. (referred to as "APPLICANT"), submitted a complete
Application for Major Use Special Permit for Altos Pointe (referred to as "PROJECT")
pursuant to Articles 5, 9, 13 and 17 of Zoning Ordinance No. 11000, for the properties
located at approximately 501, 505 and 575 SW 22 Avenue, 585-87 SW 22 Avenue, 2160
SW 5 Street, 2161 SW 6 Street and 2143 SW 6 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 January 17, 2007
to consider the proposed project and offer its input; and
WHEREAS, the Urban Development Review Board met on February 21, 2007, to
consider the proposed project and recommended APPROVAL; and
WHEREAS, the Miami Planning Advisory Board, at its meeting held on May 16,
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: 5/10/2007
File Number: 07-00392mu
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 501, 505 and 575 SW 22 Avenue, 585-87 SW 22
Avenue, 2160 SW 5 Street, 2161 SW 6 Street and 2143 SW 6 Street, Miami, Florida,
more particularly described on "Exhibit A," attached and incorporated.
Section 3. The PROJECT is approved for the construction of an approximate
164 feet and 2 inches -foot, 15-story high mixed use structure to be comprised of
approximately 163 total multifamily residential units with recreational amenities;
approximately 8,242 square feet of retail space; approximately 208 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. *No.
impact of automobile parking
and driveways on the pedestrian
City of Miami Page 2 of 13 Printed On: 5/10/2007
File Number: 07-00392mu
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. *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. *Yes.
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. *Yes.
interaction;
(2) Design facades that Yes. *Yes.
respond primarily to the
human scale;
(3) Provide active, not blank Yes. *No.
facades. Where blank walls
are unavoidable, they should
receive design treatment.
IVY 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
enhance the project.
City of Miami Page 3 of 13 Printed On: 5/10/2007
File Number. 07-00392mu
VI 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. *N/A.
as district buffer.
VI) Screening:
(1) Provide landscaping that Yes. *No.
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
for the scale and character of
Yes. **N/A.
City of Miami Page 4 of 13 Printed On: 5/10/2007
File Number: 07-00392mu
the project and immediate
neighborhood;
(2) Provide lighting as a design Yes. **N/A.
feature to the building facade,
on and around landscape
areas, special building or
site features, and/or signage;
(3) Orient outside lighting to Yes. **N/A.
minimize glare to adjacent
properties;
(4) Provide visible signage Yes. **N/A.
identifying building addresses
at the entrance(s) as a
functional and aesthetic
consideration.
VIII) Preservation of Natural Features:
(1) Preserve existing vegetation Yes. **N/A.
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.
** Not applicable at this time, subject to review and approval.
These findings have been made by the City Commission to approve this project with
conditions.
d. The PROJECT is expected to cost approximately $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: 5/10/2007
File Number: 07-00392mu
(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: 5/10/2007
File Number: 07-00392mu
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 Altos Pointe (hereinafter
referred to as the "PROJECT") to be located at approximately 501, 505 and 575 SW 22
Avenue, 585-87 SW 22 Avenue, 2160 SW 5 Street, 2161 SW 6 Street and 2143 SW 6
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 501, 505 and 575 SW 22 Avenue, 585-87 SW 22 Avenue, 2160 SW 5
Street, 2161 SW 6 Street and 2143 SW 6 Street, Miami, Florida. The PROJECT is
located on a gross lot area of approximately 1.47± acres and a net lot area of
approximately .986± 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 164 feet and 2 inches -foot, 15-
story high mixed use structure to be comprised of approximately 163 total multifamily
residential units with recreational amenities; approximately 8,242 square feet of retail
space; and approximately 208 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
(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 27,568.59 square feet, the user shall make a non-refundable
City of Miami Page 7 of 13 Printed On: 5/10/2007
File Number: 07-00392mu
bonus developer contribution of an amount of $341,850.52 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 22,054.87 square feet of floor area;
SPECIAL EXCEPTION, as per Article 9, Section 917.7.2, Reduction in parking
requirement for multifamily residential development when located in Community
Revitalization Districts (CRD), to allow reduction to 44 two (2) bedroom units to permit
one (1) parking space per unit as follows;
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, 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 follows;
Required number of loading berth: Three (3) 12 feet wide x 35 feet long x 15 feet high
Proposed number of loading berth: One (1) 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 908.2, to allow access
driveway width greater than twenty five (25) feet from a public street roadway;
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;
City of Miami Page 8 of 13 Primed On: 5/10/2007
File Number: 07-00392mu
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;
REQUEST, for waiver of CHAPTER 36 NOISE, Section 36-6 Construction
Equipment (a) permitting the operation of construction equipment exceeding the sound
level of a reading of 0.79 weighted average dBA at any time and/or day subject to the
City Manager Exception pursuant to Section 36-6 (c) and all the applicable criteria;
REQUEST for applicable MAJOR USE SPECIAL PERMIT, that the following
conditions be required at the time of issuance of Shell Permit instead of at issuance of
Foundation Permit:
The requirement to record in the Public Records a Declaration of Covenants
and/or Restrictions providing that the ownership, operation and maintenance of all
common areas and facilities will be by the property owner and/or a mandatory property
owner association;
And the requirement to record in the Public Records a Unity of Title or a
covenant in lieu of a Unity of Title.
Pursuant to Articles 5, 9, 13 and 17 of Zoning Ordinance 11000, approval of the
requested Major Use Special Permit shall be considered sufficient for the subordinate
permits requested and referenced above as well as any other special approvals required
by the City which may be required to carry out the requested plans.
The PROJECT shall be constructed substantially in accordance with plans and
design schematics on file prepared by Behar Font & Partners, signed and dated
February 7, 2007; 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) zoning classification, as contained in the Zoning Ordinance, the Zoning
City of Miami Page 9 of 13 Printed On: 5/10/2007
File Number: 07-00392mu
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.
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.
City of Miami Page 10 of 13 Printed On: 5/10/2007
File Number: 07-00392mu
8) Provide the Planning Department with a temporary construction plan that
includes the following: a temporary construction parking plan, with an enforcement
policy; a construction noise management plan with an enforcement policy; and a
maintenance plan for the temporary construction site; said plan shall be subject to the
review and approval by the Planning Department prior to the issuance of any building
permits and shall be enforced during construction activity. All construction activity shall
remain in full compliance with the provisions of the submitted construction plan; failure to
comply may lead to a suspension or revocation of this Major Use Special Permit.
9) In so far as this Major Use Special Permit includes the subordinate approval of
a series of Class I Special Permits for which specific details have not yet been
developed or provided, the applicant shall provide the Planning Department with all
subordinate Class I Special Permit plans and detailed requirements for final review and
approval of each one prior to the issuance of any of the subordinate approvals required
in order to carry out any of the requested activities and/or improvements listed in this
development order or captioned in the plans approved by it.
10) If the project is to be developed in phases, the Applicant shall submit an
interim plan, including a landscape plan, which addresses design details for the land
occupying future phases of this Project in the event that the future phases are not
developed, said plan shall include a proposed timetable and shall be subject to review
and approval by the Planning Director.
11) Pursuant to design related comments received by the Planning Director, the
applicant shall meet the following conditions: a) The massing of the tower needs to be
reconfigured in a matter that introduces step -backs so that it transition towards the
residential neighborhood immediately to the east.; (b) Provide liner uses to the proposed
garage, on all sides, in order to create a transition into the adjacent properties; (c)
Further articulation of the garage pedestal needs to more integrated into the framework
of the design; (d) Continue to develop the North and South Elevations in order to better
integrate the garage pedestal with the rest of the building.; (e) Continue to develop this
frontage, as well as S.W. 5th and 6th Streets, to include a continuous curb and gutter,
pedestrian sidewalk, and opportunities for shade trees; (f) Articulate the pedestrian
sidewalk to give dominance to the pedestrian realm over the vehicular areas; (g) Submit
a landscape plan that specifies the species and proposed locations of all plant materials.
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) SW 5th Street — Construct new sidewalk,
curb and gutter and pavement on the south half of the roadway adjacent to the project
site. Install a stormwater drainage system (French drain) within S.W. 5th Street at the
easterly limit of the project site; (c) SW 6th Street — Construct new sidewalk, curb and
gutter and pavement on the north half of the roadway adjacent to the project; (d) SW
22nd Avenue — Replace any damaged sidewalk and curb and gutter adjacent to the
project site.
City of Miami
Page II of 13 Printed On: 5/10/2007
File Number. 07-00392mu
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 27,568.59 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.
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.
City of Miami Page 12 of 13 Printed On: 5/10/2007
File Number: 07-00392mu
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: 5/10/2007
EXHIBIT 'A'
LEGAL DESCRIPTION:
Parcel 1:
Lots 5 and 6, Block 3, of Bryondole, occording to the
Plot thereof, as recorded in Plot Book 9, Poge 86, of
the Public Records of Miomi—Dade County. Florida.
Parcel 2:
Lots 7 and 8 less the west 15.00 feet thereof, and less
that portion of Lot 7 which lies within the externol oreo
formed by o 25.00 foot radius arc concave to the
northeost, tongent to the east line of the west 15.00
feet of said Lot 7. and tangent to the south line of said
Lot 7. Block 3. of Bryondole, according to the Plat
thereof. as recorded in Plot Book 9. Page 86. of the
Public Records of Miami—Dode County, Florida.
Parcel 3:
Lots 9 through 17, less the west 15.00 feet thereof,
Block 3. of Bryondole, according to the Plot thereof. as
recorded in Plot Book 9, Poge 86, of the Public Records
of Miami —Dade County, Florida, less that part of said Lot
17 which lies within the external orea formed by a 25.00
foot radius arc concave to the southeast, tangent to the
north line of said Block 3, and tangent to the eost line
of the west 15.00 feet of said block (per Official Records
Book 109188. Poge 657).
Parcel 4:
Lot 18, Block 3, of. Bryondole, according to the Plot
thereof, os recorded in Plot Book 9, Page 86. of the
Public Records of Miami —Dade County, Florida.
And
That portion of the 10.00 foot alleyway Tying Westerly of
Lots 6 and 18, of Block 3, of "BRYANDALE," occording
to the Plot thereof os recorded in Plot Book 9, of
Page 86 of the Public Records of Miami —Dade County.
Florida. Closed, Vacated and Discontinued from public use
as per city of Miomi Resolution R-05-0486.
.CELARCMPRELIM WARYWZ 7-07\SHEET FILESIAG SI1E PLAN & ZONING LEGEND.Mg, 2)2&2007 5.ti,
Exhibit "B"
SITE DATA
LEGAL DESCRIPTION
LOT!. 5 THROWN 16, NCLURWE, AND TNAT PORTION OF 711E IOO FOOT ALLETIU r LrPG EE1TEP1.r OF
RAID LOT! 6 AFC le, OF BLOCK D. OF 'DRYAND A E° ACOOINON3 TO THE PLAT TNERECF A6 RECORDED
N PLAT BOCK AT PACE 66 OF DE P18WC RECORDS OF MLOM.OADE COURT. FLCRD4, LEDS THE
&EST BOO FEET OF RAID BLOCK 9.
ZONING INFORMATION
PI•MCT NAM ALTOS PONE
Plbl•ERIT ACORN& 6e1 NI 12.41 ATD•A
}OINK C-1
616DW CLAWICATION IE8DBITIAL OICIr R-0
261 LOT NRA 43800 6G Pl reAMs ACSEO 1
0M/O LOT MCA. MA IIG PT.
DENSITY,
AlOWOAISWWD
MINIM
160 O RO PR ..COL 100 x O.Y•A
AI P110211,4 R161D�IAI.
ABORT NCNEYE 1.11(13 *40 11A TAAKl?
R1 wTs
NI tNR6
DUILDNS SMACKS
A1AIDN10EED
PROVIDED
MCC 6EMT (PS 11 4.•.22••• 1
PROW NORM t all NO 6I41w)
P4CNT ICON t 64 Ow *mot 1
NIpOQ! 1,01106
1..••
IP.O'
1e'.0.
WO -Or
1Y'
6'.P
B'.r
E-r
MAXIMLF1 p{NLDNa 1EICiWT
PRDID®
NJAmEo000D
maxeL1 N11.0N3 NOWT
PR TOW CODE
W.1'6RD
16' 4Y
FLOOR AREA LIMITATIONS r PAL!
P4*.
AUa seasso
1•0 6Q PT.
L LORRY (6R0160 FLOOR) 70 N.
OMB 4110. PT.
L LETAL l (111(110 MOOR)
PETAL No I (YIN Mk
FETAL No 1 4J31 i.
L ON LEVEL - IS•CIEA1IQUL A IlSDERL•L
4. 1 DmRW11 APAR1rlxT0 r a Arm )
64 DEDROLM APARRtNT6 (•API& 2 3A66
BAN* 14 FT.
O. 11T. MOOR-1lRDERIK M1lb.6 6 MID 141
416EDROOI APARTI-ENT6 (16 APT& 1
N-1 DEDRLYT1 APA221,128/(6 r In APTO. 1 MJ6 x •
SNOW 6Q FT.
b. E3 •1E1N MALL - Ri6DlRIAL I{AFTR)
4-1 DEDI6OCI1 AP80211-19.06 r• APT& 1 M L L}16
61 DCOROOM APARTtPJRR f N AP1&) ALI L 6,4111
16.7E 62, FT.
MAX- FAR ALLOWED
A DAM PAR 64.113 a 112 • ■OTISO la Pt.
6314 611 RGPT.
E ONAEO
L A6 PERMCTIOI %NJ
OCIVA2E DE8LOPrENT
DMr MA/ E671416 X A • 1126061 64 PT.
313663E 6Q PT
C. A6 PR 6ECTCN 640
PCMCAl2 P. FLOOR APRA
P4TW PUP' . (POO) scrum, a 3e • 7716411 6QFT.
33F3461 6Q FT.
TOTAL FAR WY WHAM
B•IM61&1 60PT.
WEAN 64L FT.
ACCESSORY ODSENSEICE
�E
Ind • SS 1,2111. • AOCERSOrlY G4I•e1 RCE UE -
ACC. CORYDON= use 7D6 •166•
AccEeeoKY cONFe•B/CE 1!E
(N• 0 171/0017IIL F.W 11:60I01 It 10 . *pea rain.
DOM
LOT COVERAGE
C.1 MT CLAM II)
00 ► OF 0010t6 LOT AREA . «
uA x he . »O.w•e ICI PT.
66.46E
TOTAL.
33.46E
OPEN 6PACE
M ► Q WON LOT AREA .
64)D )I A6 • *A&10 Sam
RAN
TOTAL
•A1ts
NIPIDER OF WITS
P D6DAROP1 APARTMENTS ( 44 APT&) • 11•
I DPDROQ/ APART -WTI ( n API&) • V•
TOTAL ELMER OF Winn
PAIKNOP
4106
L IE6OUR4L •
• 1 PAIR 11.80112/7 DR Mt) DR tom 44161N• x I.
• 1 PANG MAOEM 3R INR6 PI ONE x 6
• I) B wnn r.INTOPN IW 1M161 w
• I1m11CT1111 N PAMELA 111O.R!'!R A6 RR DM
SPECIAL locum*. PROFIT P0a0RBD.
L PETAL l OR•R•L•L
• I PARKA IPACOMe0 Da PT PETAL•
•J41 11.2. PT )160 6G PT.. 7t41
TOTAL MIR OF FEOfElD PAAOO SPACES
r
TOTAL IC PASEO N LOT
R TO 100 PARC•G • Mk ~API l NC PA1NDG WALKS
MSC. 1.417 ACCEMILL PAIK1421 MACES TA2LE2
L
OFP-ATREET LOADNS R'ECi11REHEIT6
ALMS
LOADOG MACE 6'.O- x IV-O•
LOAO•G MACE 1e'.0• x 10'.0*
• 61
OF'•
IOID FOOT ALLETEL4Y LYING EEbTERLY OF
PDI2G TO TIE PLAT T/EREOF A6 RECORDED
MIAMI-DADE COU4TY, FLORIDA, LEAS TIE
WOLF, R-)
(6,-.6ww ACRES
PI6OVS)®
M) W le
1'-e'
r•-r
le•-r
1a-r
PErTIDED
00'O
1S0 W. PT.
BOY Ia PT.
moo* SAIL PT.
IIlt467 !a PT.
10,156 I4 PT,
6 &OPT.
roes
P1
1 Oa. PT.
ACCROG Rr CONVIERECE WE
-
id J Ind LAMS - ACC122/0ICf 0216401eLQ USE -
c.c cCI EfIDICE l2E IMF • 1444
I4,1M16 OP
AOCE6eiRY CON.v.IENGE ME
(1011 OF REMOTAL FAFU WW1. JD . 04l61 son.
50....b Oa Pr.
f
140012. Oa PT.
LOT COVERAGE
co CDT CLAN 6) q
60 s OF ORDss LOT ARE. •
wan x Aa • J4aw666 ea FT.
3I/44Is0 IGL PT
.
/14D46 ea PT.
TOTAL
)I/6NIO AO. FT
a4D4a Sa PT. (1431a41 10)
OP94 !PACE
16 s Q 6A066 LOT ARIA •
wan x JD • *AND 6a R.
•M)o W. PT.
04424 Sa PT.
TOTAL
EMIEO Oa PT.
40)4. Sa PT.
IU'SER OF OHM
2 BEDROOM APARROA6l 44 APT4) • 21.6
1 BmROQ1 .W4201 1f6 ( 116 APTS.) • 1li
TOTAL WINER OF LNTM
nil
NO
PMCNIL
4YOODAlilp
MAW
44
it
IOJ
44
ES
n
t IIIIEOOi11AL 6
• J PARC APActe/) at ORE BR WIT* 44 {Isms R I.
• I PARK MAMA OR. WITS PI INNTO Al 1.
. 1 / 10 SETM (v1e1RONS/ 6) 111TS/ 10.
6 ILOUCTIQ/ N P4521 4 mII22 41 A6 PQ 1111.2
WO & anarn H MeV ICE!®•
2. MAL / COFIVICIAL
• I PAR l 0P4CFbl00 6a R PETAL
67416a R / J41O6a FT.. 2141
ESE
151
TOTAL I4I1E9lt OF MONIED PAR4G6 WPACO1
MIA
2E1
TOTIL 1C Makin N LOT
AP TO )PO PARRo1O . R OO R1TN11 MO. PAWING MAMA
(FBL ).41] ACLB66BLE PARKING MACE6 TABLE)
aLC
aIIC
OI F-6TAEET LO14DNa RECIUNZEMENr6
FRAM
4110111111411011110
LOADING MACE D.P. x se. -a
LOADNG MACE 1a•0' x Sao
I STALL
(D'R)6/
I STALL (O E IV )
4 STALLS (10' R SIP )
E9 IOIPT.
e1)a Oa PT.