HomeMy WebLinkAboutPAB Item 4 backup informationPLANNING FACT SHEET
LEGISTAR FILE ID: 07-00529mu July 18, 2007 Item # 4
APPLICANT Iris Escarra, Esquire, on behalf of BCRE Element, LLC f/k/a CG
Miami Partners II, LLC and CG Miami Partners III, LLC.
REQUEST/LOCATION Consideration of a Major Use Special Permit for the Element 1 &
2 project, located at approximately 601-21 Northeast 30th
Terrace, 525, 601, 6151, 621, 629, 637, 645 Northeast 31st
Street and 540, 550, 590, 600, and 608 Northeast 32nd Street,
Miami, Florida.
COMMISSION DISTRICT
ZONING DISTRICT(S)
SITE AREA
2
R-4 (High Density Multifamily Residential) with SD-20 Overlay
District
5.99± acres (Gross) and 4.44± 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 Element 1 & 2
project, to be located at approximately 601-21 Northeast 30th
Terrace, 525, 601, 6151, 621, 629, 637, 645 Northeast 31 st
Street and 540, 550, 590, 600, and 608 Northeast 32nd Street,
Miami, Florida, to construct two residential structure comprised
of two towers: "Element 1" with an approximate height of 549
feet, (50-story) and 12 townhouses unit totaling 321
condominium units; and "Element 2": with an approximate height
of 246 feet, (19-story ) and 7 townhouses unit totaling 92
condominium units; the project is 413 total multifamily residential
units and approximately 645 parking spaces.
PLANNING
RECOMMENDATION APPROVAL with conditions
BACKGROUND AND
ANALYSIS See supporting documentation
PLANNING ADVISORY BOARD VOTE:
CITY COMMISSION
CITY OF MIANII • PLANNING DEPARTMENT
444 SW 2ND AVENUE, 3RD FLOOR • MIAMI, FLORIDA, 33130
PHONE (305) 416-1500
Date Printed: 7/5/2007 Page 1
ANALYSIS
MAJOR USE SPECIAL PERMIT
for
ELEMENT 1 & 2
located at approximately
601-21 Northeast 30th Terrace, 525, 601, 6151, 621, 629, 637, 645 Northeast 31st Street
and 540, 550, 590, 600, and 608 Northeast 32nd Street, Miami, Florida
LEGISTAR FILE ID: 07-00529mu
The proposed development "ELEMENTS 1 & 2" will be comprised of two Multifam-
ily High -Density Residential Buildings with a total of 413 residential units, ap-
proximately 650,963 square feet of residential floor area including common areas
and residential amenities, and will provide a total of 645 parking stalls. The taller
of the two structures (Element 1) will have a maximum height of 549 feet N.G.V.D.
at top of parapet.
Pursuant to Zoning Ordinance 11000, as amended, Supplement 14, the Zoning Or-
dinance of the City of Miami, Florida, the subject proposal for ELEMENTS 1 & 2 at 600
N.E. 31ST Street Miami, Florida has been submitted and reviewed to allow an applica-
tion for Major Use Special Permit, subject to all applicable criteria;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17, Section 1701, Definition (1), to
allow a residential development involving in excess of two hundred (200) dwelling 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;
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; excep-
tions, to allow an increase up to twenty (25) percent of additional floor area as a
development bonus of approximately 112,376.63 square feet, the user shall make a
non-refundable bonus developer contribution of an amount of $1,393,740.21 to the Af-
fordable 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 89,789 square feet of floor area;
The Major Use Special Permit encompasses the following Special Permits and the
additional requests:
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 620.3.1, Class II Special
Permit, to allow the construction of any new building in SD-20 district;
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1511. Class II Special
Permit required for any development between Biscayne Bay and the first dedi-
cated right-of-way, to allow a new development adjacent to the Biscayne Bay;
07-00529mu
Page 1 of 8
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 903, Sub -Section 903.1,
Rules concerning projects crossing district boundaries or streets; requirements
and limitations, to allow a project designed as a single site and it occupies lots divided
by a street or alley;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 922, and Sub -Section
922.4.(c), Special Permits required for proposed off-street loading facilities or for
substantial modification of existing facilities, to allow maneuvering of trucks on pub-
lic rights -of -way with referral to Public Works Director;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 906, Sub -Section 906.9.
Temporary special events; special permits; criteria, to allow temporary carnival, fes-
tival, 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 tem-
porary off-street offsite parking for construction crews working on a residential pro-
ject under construction, within R-4 and SD-20 or more permissive zoning district;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920, Sub -Section 920.1.2.
Limitations on occupancy of mobile homes, to allow parking of mobile homes,
trailers or manufactured homes, when authorized for security or other purposes in
connection with land development such as construction trailer(s) and other tempo-
rary construction offices such as watchman's quarters, leasing and sales centers;
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 10, Section 10.5, Sub -Section 10.5.3.4,
R-4 Multifamily High -Density Residential and SD-20, 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:
07-00529mu
Page 2 of 8
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 along Biscayne Bay and Biscayne Boulevard in the
Wynwood/Edgewater NET District, between NE 36th Street to the north and NE 28th
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 (413 units at
93.23 units per acre) is below the maximum 666 units (150 units per acre) on the
4.43 ± net acre site.
• It is found that the total allowable combined floor area without bonuses for the 6.01±
gross acre site at a Floor Area Ratio (FAR) of 1.72 is 448,948 square feet. The
project as proposed is requesting a bonus of 20% PUD (89,789 sq. ft.) and 25%
Affordable Housing Trust Fund (112,237 sq. ft.) for a total allowable FAR of 650,974
square feet, of which 650,963 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 112,376.63 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
$1,391,738.80
• It is found that the maximum height of the proposed structure is approximately 549
feet. Pursuant to Article 4, Section 401 of R-4 "Multifamily Residential" with SD-20
"Edgewater Overlay District" zoning districts.
• It is found that the proposed open space for the project 92,577 sq. ft. is above the
minimum required open space (39,201 sq. ft. at 15% GLA) for this project.
• It is found that the proposed total number of parking spaces (approximately 645) for
the project is above the required minimum number of 486 parking spaces.
07-00529mu
Page 3 of 8
• It is found that the project is expected to cost approximately $438,566,606 and to
employ approximately 554 workers during construction (FTE-Full Time Employees);
The project will also result in the creation of approximately 15 permanent new jobs
(FTE) for building operations and will generate approximately $2,072,378 annually in
tax revenues to the City (2009 dollars).
• It is found that the Large Scale Development Committee reviewed the project on
February 23, 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 January 16, 2007, and the following revised pertinent comments were
made: Architecture: (1) Provide further design details of the proposed piazza
between Element I and Element II; (2) Provide dimensions from the bulkhead wall to
the building faces on Element I, in order to clarify building setbacks; (3) Provide
improved elevations at the northeast corner of Element II in front of the proposed
open areas; (4) The blank walls on the North Elevation needs to be addressed; (5)
The treatment of blank walls should be of an exceptional quality and shall be
reviewed and approved by the Planning Director; Parking Garage/Loading: (1)
Maneuvering for loading on the right of way is unacceptable and would need to be
approved by the Planning Director; (2) Provide liners or improve the parking garage
facade along NE 30th Terrace; (3) Clarify what materials are to be used to screen
the garage on the North Elevation; Pedestrian Realm: (1) Design Dead end and
street conditions in accordance with City of Miami's River and Bay Walk Guides
Design & Standards; (2) The pedestrian sidewalk realm shall remain at a consistent
height throughout. Vehicles shall rise to the sidewalk level with ramping beginning at
the outer edge of the curb, with the ramp slope being the maximum allowed by
Public Works; Urban Design: (1) The Design Review Committee encourages the
applicant to provide a better treatment on the facade along NE 32nd Street in order
to enhance the pedestrian experience. Consider providing a liner of habitable space
as a solution. (2) The proposed ground and second floor areas facing the NE open
space/park shall be provided with active uses, instead of service related uses, in
order to enhance the pedestrian realm of the adjacent open spaces; Materials: (1)
Materials to be used in all four elevations of the buildings, including windows,
balconies, and garage screening must be reviewed and approved by Planning
Director.
• It is found that on February 20, 2007, the City of Miami Public Works Department
provided a review of the project and commented that: (1) N.E. 30 Terrace: Construct
new sidewalk, curb and gutter and reconstruct pavement, full width, adjacent to the
project site. Construct new stormwater drainage system. Mill and resurface the
reminder of the terrace from the project site to N.E. 4 Avenue (2) N.E. 31 Street:
Replace damaged sidewalk, curb and gutter in both sides of the street adjacent to
the project site. The "Element I & II" developer shall coordinate the re -construction of
the easterly terminus of N.E.31 Street with the developer of the "Edgewater" project.
However, in order to obtain a TCO or CO for the "Element I and/or II" projects, all
roadway improvements must be complete. (3) N.E. 32 Street: Construct a sidewalk,
curb and gutter adjacent to the project site and reconstruct pavement, full width,
adjacent to the project site. Mill and resurface the reminder of the street from the
project site to N.E. 4 Avenue. The "Element I & II" developer shall coordinate the re-
construction of the easterly terminus of N.E.31 Street with the developer of the
"Edgewater" project. However, in order to obtain a TCO or CO for the "Element I
07-00529mu
Page 4 of 8
and/or II" projects, all roadway improvements must be complete. Modification of the
existing stormwater drainage system may be required. (4) N.E. 7 Avenue: Construct
the new sidewalk, curb and gutter adjacent to the project site and reconstruct the full
width of pavement. Modification of the existing stormwater drainage system may be
required. The "Element I & II" developer shall coordinate the re -construction of the
easterly terminus of N.E.31 Street with the developer of the "Edgewater" project.
However, in order to obtain a TCO or CO for the "Element I and/or II" projects, all
roadway improvements must be complete.
• It is found that Miami -Dade Public Schools provided a revised review of the
proposed project on February 5, 2007. The student population generated by this
development is estimated at 114 students. The schools serving this area of
application are Eneida M. Hartner Elementary; (55 students) — 114% Florida
Inventory School Houses (FISH) Capacity; Jose De Diego Middle (25 students) —
89% FISH; and Booker T. Washington Senior High (34 students) — 70% FISH.
Pursuant to the Interlocal Agreement, all schools meet the review threshold of 115%.
• It is found that the Miami -Dade Aviation Department provided a height analysis
review on February 12, 2007; the proposed project conforms to the Miami Dade
County Height Zoning Ordinance. 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 April 9, 2007, the City's Traffic Consultant, URS Corp., provided a
review (W.O. #176) 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 subsidies to residents, (2) - Placements of
transit information at convenient locations the site including route schedules and
maps, (3) - Provide convenient and secure spaces for bicycles, and (4) - Provide
transit oriented amenities.
• 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
07-00529mu
Page 5 of 8
been incorporated into the PROJECT security and construction plans, or demonstrate to
the Planning Director why such recommendations are impractical.
3) Obtain approval from, or provide a letter from the Department of Fire -Rescue
indicating APPLICANT'S coordination with members of the Fire Plan Review Section at
the Department of Fire -Rescue in the review of the scope of the PROJECT, owner
responsibility, building development process and review procedures, as well as specific
requirements for fire protection and life safety systems, exiting, vehicular access and
water supply.
4) Obtain approval from, or provide a letter of assurance from the Department of
Solid Waste that the PROJECT has addressed all concerns of the said Department prior
to the obtainment of a shell permit.
5) Comply with the Minority Participation and Employment Plan (including a
Contractor/Subcontractor Participation Plan) submitted to the City as part of the
Application for Development Approval, with the understanding that the APPLICANT
must use its best efforts to follow the provisions of the City's Minority/Women Business
Affairs and Procurement Program as a guide.
6) Record the following in the Public Records of Dade County, Florida, prior to
the issuance of a Temporary Certificate of Occupancy or Certificate of Occupancy, a
Declaration of Covenants and Restrictions providing that the ownership, operation and
maintenance of all common areas and facilities will be by the property owner or a
mandatory property owner association in perpetuity.
7) Prior to the issuance of a shell permit, provide the City with a recorded copy of
the MUSP permit resolution and development order, and further, an executed, record
able unity of title or covenant in lieu of unity of title agreement for the subject property;
said agreement shall be subject to the review and approval of the City Attorney's Office.
8) Provide the Planning Department with a temporary construction plan that
includes the following: a temporary construction parking plan, with an enforcement
policy; a construction noise management plan with an enforcement policy; and a
maintenance plan for the temporary construction site; said plan shall be subject to the
review and approval by the Planning Department prior to the issuance of any building
permits and shall be enforced during construction activity. All construction activity shall
remain in full compliance with the provisions of the submitted construction plan; failure
to comply may lead to a suspension or revocation of this Major Use Special Permit.
9) In so far as this Major Use Special Permit includes the subordinate approval of
a series of Class I Special Permits for which specific details have not yet been
developed or provided, the applicant shall provide the Planning Department with all
subordinate Class I Special Permit plans and detailed requirements for final review and
approval of each one prior to the issuance of any of the subordinate approvals required
in order to carry out any of the requested activities and/or improvements listed in this
development order or captioned in the plans approved by it.
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
07-00529mu
Page 6 of 8
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 final design and details of the
piazza between Element I and Element II for review and approval by Planning Director
prior to the issuance of the building permit; (b) Provide dimensions from the bulkhead
wall to the building faces on Element I; (c) Provide improved elevations, more
specifically, to the northeast corner of Element II for review and approval by Planning
Director prior to the issuance of the building permit; (d) Blank walls are not acceptable,
provide further details; (e) Internalize maneuvering of loading; (f) Provide liners or
improve the parking garage facade along NE 30th Terrace; (g) Provide for review and
approval by Planning Director prior to the issuance of the building permit, what kind of
materials are to be used to screen the garage on the North Elevation; (h) Design dead
end and street conditions in accordance with City of Miami's River and Bay Walk Guides
Design & Standards; (i) The pedestrian sidewalk realm shall remain at a consistent
height throughout. Vehicles shall rise to the sidewalk level with ramping beginning at the
outer edge of the curb, with the ramp slope being the maximum allowed by Public
Works; (j) The proposed ground, and second floor areas facing the open space/park
shall be provided with active uses, instead of service related uses; (k) Materials to be
used in all elevations of the buildings, including windows, balconies, and garage
screening must be reviewed and approved by Planning Director.
12) Pursuant to comments by the City of Miami Public Works Department, the
following conditions shall be required of the applicant: (a) N.E. 30 Terrace: Construct
new sidewalk, curb and gutter and reconstruct pavement, full width, adjacent to the
project site. Construct new stormwater drainage system. Mill and resurface the reminder
of the terrace from the project site to N.E. 4 Avenue (b) N.E. 31 Street: Replace
damaged sidewalk, curb and gutter in both sides of the street adjacent to the project
site. The "Element I & II" developer shall coordinate the re -construction of the easterly
terminus of N.E.31 Street with the developer of the "Edgewater" project. However, in
order to obtain a TCO or CO for the "Element I and/or II" projects, all roadway
improvements must be complete. (c) N.E. 32 Street: Construct a sidewalk, curb and
gutter adjacent to the project site and reconstruct pavement, full width, adjacent to the
project site. Mill and resurface the reminder of the street from the project site to N.E. 4
Avenue. The "Element I & II" developer shall coordinate the re -construction of the
easterly terminus of N.E.31 Street with the developer of the "Edgewater" project.
However, in order to obtain a TCO or CO for the "Element I and/or II" projects, all
roadway improvements must be complete. Modification of the existing stormwater
drainage system may be required. (d) N.E. 7 Avenue: Construct the new sidewalk, curb
and gutter adjacent to the project site and reconstruct the full width of pavement.
Modification of the existing stormwater drainage system may be required. The "Element
I & II" developer shall coordinate the re -construction of the easterly terminus of N.E.31
Street with the developer of the "Edgewater" project. However, in order to obtain a TCO
or CO for the "Element I and/or II" projects, all roadway improvements must be
complete.
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.
07-00529mu
Page 7 of 8
14) A development bonus to permit a mixed use of 112,376.63 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 $1,391,738.80.
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.
07-00529mu
Page 8 of 8
Restricted
Commercial
ST
AV Hit 3N
FUTURE LAND USE MAP
NE 34TH ST NE 34TH ST
Density Multifamily Residential
NE 31ST ST
NF 3f1TH TF
NE 30TH ST iz z
NE 29TH TE
NE 29TH ST NE 29TH ST
0 150 300
NE 28TH ST
z
w
2
600 Feet
I
ADDRESS: 601-21 NE 30 TE, 525, 601, 615, 621, 629,
637, 645 NE 31ST ST & 540, 550, 590, 600
& 608 NE 32ND ST
ZONING ATLAS MAP
NE 34TH ST NE 34TH ST
r
/ram/,/,////%%%%/
�� AA//
/
z //
NE3322�DST7/V VA
NE 31ST ST
/7) 3.0 7/7,
z,/x" / A
NE 30TH ST z m
/ l
NE 29TH TE < A
//�/1/2//r j/f
NE 29TH ST NE 29TH ST
//fir/
8TH ST NE 28TH ST
0 150 300
dw/
600 Feet
I
ADDRESS: 601-21 NE 30 TE, 525, 601, 615, 621, 629,
637, 645 NE 31ST ST & 540, 550, 590, 600
& 608 NE 32ND ST
0 150 300
LL
-44
Zkl;[i I1J hI1 tJ
600 Feet
I
ADDRESS: 601-21 NE 30 TE, 525, 601, 615, 621, 629,
637, 645 NE 31 ST ST & 540, 550, 590, 600
& 608 NE 32ND ST
Pro)ects in the Vicinity
Element 1 & 2
07-00529mu
No Name
1. Platinum on the Bay
2. Lima
3. Soleil
4. The Yorker
6. Eli
:e 2)
8. 31 St. Park
9. Park Lane Tower
10. Biscayne Lofts
Floors Units Status
49 223 Application
41 211 Approved #
43 288 Approved #
62 Completed
7 22 Preliminary
50 413 Application
41 201 Application approval
49 223 Preliminary #
33 143 Approved #
7 15 Application
#-Indicates Mixed -Use Project with Retail and/or Office uses
05-01049mm - Projects in the Vicinity
1
L 1h"pril 9, 2007
2001 APR 12 PH 1: 37
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: Element I & II
Sufficiency Letter — W.O. # 176
Dear Ms. Medina:
Via Fax and US Mail
Subsequent to our February 22, 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 will provide the following specific Transportation
Control Measures:
1. Providing transit subsidies for the residents;
2. Placement of transit information — schedule, maps, etc., at convenient locations of
the site;
3. Providing convenient and secure spaces for bicycles; and
4. Providing transit oriented amenities.
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. Note,
for the signalized intersections to function adequately signal timing/phasing modifications
(optimization) at signalized intersections are recommended in the traffic study. Although the
proposed modifications are reasonable, the applicant needs to coordinate with the Miami Dade
County Traffic Control and Signs Division to secure appropriate approval as this project goes
through the review process.
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.
Since
UR
Raj S
Senio
t,
anmugam,
Traffic Engi
URS Corporation
Lakeshore Complex
5100 NW 33rd Avenue, Suite 150
Fort Lauderdale, FL 33309-6375
Tel: 954.739.1881
Fax: 954.739.1789
Attachment
Cc: Mr. Antonio E. Perez, Planner 11, City of Miami Planning (Fax - 305.416.1443)
Ms. Tere Fernandez, City of Miami (Fax - 305.416.2035)
Mr. John J. McWilliams, P.E., KH&A. (Fax - 954.739.2247)
CITY OF MIAMI, FLORIDA
INTER -OFFICE MEMORANDUM
TO :
FROM :
2005 JUN - 8 Pm 4: -2
Ana Gelabert-Sanchez
Director
Planning Department
5Ct (iNaNkti YaLtlb
Stephanie N. Grin ell, P.E.
Director
Public Works Department
DATE : June 7, 2005 FILE :
SUBJECT : Large Scale Development Review -
Villa Patricia
REFERENCES:
ENCLOSURES:
I have reviewed the Large Scale Development plans for the Villa Patricia located at
234-242 N.E. 79 Street and have the following comments.
1. A portion of the building site is unplatted property and easements are
located throughout the site. Platting of the property shall be required
prior to obtaining building permits. Five (5) feet of right of way dedication
is required along N.E. 79 Street and two (2) feet of right of way dedication
is required along N.E. 2 Avenue. Platting is a lengthy process and an early
investigation into this procedure is recommended.
2. Insufficient maneuvering space is provided for the two loading spaces
located on the east side of the project to permit exiting of the site without
backing into the right of way. Public Works recommends a
reconfiguration of the loading spaces to face east in a "T" type
arrangement. In addition to accommodating turning maneuvers, this
arrangement will require less pavement and provide more open space.
3. Florida Department of Transportation approval and permit is required for
the driveway onto N.E. 79 Street. Driveway shall conform to F.D.O.T.
standards.
4. The maximum driveway width is 40 feet. Standard City of Miami
driveway enhances, in compliance with A.D.A. standards, shall be
required on N.E. 78 Street.
5. All stormwater must be retained on site including the driveways and
plazas on private property adjacent to the public streets. All plazas and
driveways must be graded or trench drains provided to prevent "sheet
flow" 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.
6. 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. A Florida Department of Transportation permit is
required on N.E. 79 Street.
Ana Gelabert-Sanchez
Director
Planning Department
Page 2
June 7, 2005
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.
In addition to these comments, the Public Works Department will require the following
street improvements:
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 handicap ramp, in
compliance with A.D.A. Standards, is required at the street intersection of N.E. 2
Avenue and N.E. 78 Street. 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.
N.E. 79 Street - Construct new sidewalk in the additional 5 foot dedicated right of way.
N.E. 78 Street - Replace all damaged and broken sidewalk on both sides of the street for
the entire block. Construct curb and gutter and pavement, full width of the right of
way (both sides) between N.E. 2 Avenue and N.E. 3 Court. Modify stormwater
drainage system as required.
N.E. 2 Avenue - Replace all broken and damaged sidewalk, curb and gutter on both
sides of the avenue for the entire length of the block.
Ana Gelabert-Sanchez
Director
Planning Department
Page 3
June 7, 2005
If you have any questions concerning these comments, please call Mr. Leonard
Helmers, Professional Engineer IV, at extension 1221.
SNG/ FM/ JH gc
t7(1(ol
c: Biscayne Housing Group
The Carlisle Group
2950 S.W. 27 Street, Suite 200
Miami, Florida 33133
Corwil Architects, Inc.
1320 South Dixie Highway, #1070
Coral Gables, Florida 33146
Stephanie Grindell, P.E., Director of Public Works
Lourdes Slazyk, Assistant Director, Planning Department
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
r� r
21.1,07 FEB 22 PM 2:
February 12, 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 the Element 1 & 2 Project located in 620-621 N.E. 31st Street,
Miami, FL
Dear Mr. Lavernia:
The Miami -Dade Aviation Department (MDAD) has reviewed the Large Scale Development
submittal received February 6th, 2007 for a height analysis for the above referenced project. Our
review finds that an assumed 549 ft AMSL (Above Mean Sea Level) for the "Element 1"
structure and 227 ft AMSL (Above Mean Sea Level) for the "Element 2" structure at this
location conforms to the Miami -Dade County Height Zoning Ordinance.
However, our preliminary analysis indicates that this structure may impact the following
Terminal Instrument Procedures (TERPS) surfaces:
• Runway 26L LNAV Final Approach: exceeds by 299 ft
• Runway 26L LOC Final Approach: exceeds by 379 ft
• Runway 26R LOC Final Approach: exceeds by 319 ft
The FAA will need to determine the effect of those impacts (if any) upon the developer's
submittal of form 7460-1 to the FAA.
This height determination is an estimate issued on a preliminary or advisory basis. Before
proceeding with design, any proposed construction at this location reaching or exceeding 200 ft
AMSL (Above Mean Sea Level) will be required to file with the FAA by using form 7460-1
`Notice of Proposed Construction Alteration for Determination of Known Hazards'. In addition,
any construction cranes for this project reaching or exceeding 200 ft AMSL (Above Mean Sea
Level) must be filed by the construction contractor using the same form. Thus, for any structure
or crane at this location reaching or exceeding 200 ft AMSL (Above Mean Sea Level), FAA
form 7460-1 must be filed. The form is available through this office or through the FAA
website: 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 .
Mr. Roberto Lavernia
February 12, 2007
Page 2
Based on the above, MDAD would not object to a proposed structure height that conforms to the
Miami -Dade County Height Zoning Ordinance as long as:
1) FAA determines that the construction of building at the above mentioned height will
not diminish or affect the safety, efficiency or capacity of the Miami International Airport
in any way; and
2) FAA issues a "Determination of No Hazard" for this project and location; and
3) An interested party does not file a "petition for review" to FAA's aeronautical study
that has yet to be completed for this project and location.
Please note that the airspace review process is governed by two different regulations: the.
Miami -Dade County Height Zoning Ordinances and Federal Regulation Title 14 Part 77. The
FAA has its own airspace evaluation requirements, and issues airspace determinations for
structures and cranes based on the particular facts then presented before the FAA. The County's
Department of Planning and Zoning (P&Z) or the applicable municipal building official
determines whether the County's zoning requirements and height limitations are met,
and FAA determines whether FAA building, marking and height requirements are met.
This determination is based, in part, on the description provided to us by you, which includes
specific building locations and heights. Any changes in building locations/layouts or heights will
void this determination. Any future construction or alteration, including an increase to heights
requires separate notice to the FAA and the Miami -Dade Aviation Department.
Should you have any questions in obtaining and/or filling out FAA form 7460-1 or if I can be of
any further assistance, please feel free to contact me at 305 080.
Sin
JR/AH/cf
A. amos, R.A.
of of Aviation Planning Section
C: 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
Antonio E. Perez, City of Miami
Earl Newalu, FAA
Peter Thomas, Thomas & Calzadilla, P.A.
File Airspace
**PRELIMINARY**
SCHOOL IMPACT REVIEW ANALYSIS
February 5, 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. IN ADDITION, THE
SCHOOLS THAT WOULD SERVE THE PROPOSED DEVELOPMENT ARE UNDER THE 115%
THRESHOLD CAPACITY.
APPLICATION: Element 1 & 2
ZONING: R-4 "Multifamily High Density" with SD-20 Overlay (150 DU/acre)
REQUEST: Large Scale Development
ACRES: Element 1 +3 net acres and Element 2 +1.426 net acres
LOCATION: 620 NE 31 Street and 621 NE 31 Street, Miami
MSA/
MULTIPLIER: 4.7 / .27 multifamily and .51 townhome
NUMBER OF
UNITS: 394 multifamily and 16 townhome units
ESTIMATED STUDENT
POPULATION: 106 multifamily and 8 townhome
ELEMENTARY:
MIDDLE:
SENIOR HIGH:
55
25
34
SCHOOLS SERVING AREA OF APPLICATION
ELEMENTARY: Eneida M. Hartner Elementary — 401 NW 29 Street
MIDDLE: Jose De Diego Middle — 3100 NE 5 Avenue
SENIOR HIGH: Booker T. Washington Senior High — 1200 NW 6 Avenue
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:
Eneida M.
Hartner
Elementary
Jose De Diego
Middle
Booker T.
Washington
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**
743
798 *
905
930 *
1,550
1,584 *
703
1,043
2,270
106%
114%
87%
89%
68%
70%
0
0
0
106%
114%
87%
89%
68%
70%
1,262
2,491
4,364
*Student population increase 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, none of the schools meet the review threshold.
PLANNED RELIEF SCHOOLS IN THE AREA
(Information included in revised 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 $746,586.
CAPITAL COSTS: Based on the State's February 2007 student station cost factors*, capital
costs for the estimated additional students to be generated by the proposed development are:
ELEMENTARY 55 x 18,281 = 1,005,455
MIDDLE 25 x 19,742 = 493,550
SENIOR HIGH 34 x 25,643 = 871,862
Total Potential Capital Cost $2,370,867
*Based on Information provided by the Florida Department of Education, Office of Educational
Facilities Budgeting. Cost per student station does not include land cost.
City of Miami
Legislation
Resolution
City Hall
3500 Pan
American Drive
Miami, FL 33133
www.miamigov.com
File Number: 07-00529mu
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 ELEMENT 1 & 2 PROJECT, TO BE LOCATED AT APPROXIMATELY 601-
21 NORTHEAST 30TH TERRACE, 525, 601, 6151, 621, 629, 637, 645 NORTHEAST
31ST STREET AND 540, 550, 590, 600, AND 608 NORTHEAST 32ND STREET,
MIAMI, FLORIDA, TO CONSTRUCT TWO RESIDENTIAL STRUCTURE
COMPRISED OF TWO TOWERS: "ELEMENT 1" WITH AN APPROXIMATE
HEIGHT OF 549 FEET, (50-STORY) AND 12 TOWNHOUSES UNIT TOTALING
321 CONDOMINIUM UNITS; AND "ELEMENT 2": WITH AN APPROXIMATE
HEIGHT OF 246 FEET, (19-STORY ) AND 7 TOWNHOUSES UNIT TOTALING
92 CONDOMINIUM UNITS; THE PROJECT IS 413 TOTAL MULTIFAMILY
RESIDENTIAL UNITS AND APPROXIMATELY 645 PARKING SPACES.;
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 April 9, 2007, Iris Escarra, Esquire, on behalf BCRE Element,
LLC f/k/a CG Miami Partners II, LLC and CG Miami Partners III, LLC. (referred to as
"APPLICANT"), submitted a complete Application for Major Use Special Permit for
Element 1 & 2 (referred to as "PROJECT") pursuant to Articles 5, 9, 13 and 17 of Zoning9
Ordinance No. 11000, for the properties located at approximately 601-21 Northeast 30
Terrace, 525, 601, 6151, 621, 629, 637, 645 Northeast 31st Street and 540, 550, 590,
600, and 608 Northeast 32nd 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 February 23, 2007
to consider the proposed project and offer its input; and
WHEREAS, the Urban Development Review Board met on March 21, 2007, to
consider the proposed project and recommended DENIAL; and
WHEREAS, the Miami Planning Advisory Board, at its meeting held on July 18,
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 12 Printed On: 7/6/2007
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 601-21 Northeast 30th Terrace, 525, 601, 6151,
621, 629, 637, 645 Northeast 31st Street and 540, 550, 590, 600, and 608 Northeast
32nd Street, Miami, Florida, more particularly described on "Exhibit A," attached and
incorporated.
Section 3. The PROJECT is approved for the construction of two Multifamily
High -Density Residential Buildings with a total of 413 residential units, approximately
650,963 square feet of residential floor area including common areas and residential
amenities, and will provide a total of 645 parking stalls. The taller of the two structures
(Element 1) will have a maximum height of 549 feet N.G.V.D. at top of parapet; providing
for certain floor area ratio ("FAR") bonuses.
Section 4. The Major Use Special Permit Application for the Project also
encompasses the lower ranking Special Permits as set forth in the Development Order.
Section 5. The findings of fact set forth below are made with respect to the
subject PROJECT:
a. The PROJECT is in conformity with the adopted Miami Comprehensive
Neighborhood Plan, as amended.
b. The PROJECT is in accord with the proposed R-4 (High Density
Multifamily Residential) with SD-20 Overlay District zoning classifications of Zoning
Ordinance No. 11000, the Zoning Ordinance of the City of Miami, Florida, as amended.
c. Pursuant to Section 1305.2 of the Zoning Ordinance, the specific site plan
aspects of the PROJECT that have been found by the City Commission (based upon
facts and reports prepared or submitted by staff or others) to adhere to the following
Design Review Criteria subject to the any applicable conditions in the Development
Order herein:
DESIGN REVIEW CRITERIA APPLICABILITY COMPLIANCE
I) Site and Urban Planning:
(1) Respond to the physical Yes. *Yes.
contextual environment taking
into consideration urban form
and natural features;
(2) Siting should minimize the Yes. * No.
City of Miami Page 2 of 12 Printed On: 7/6/2007
File Number. 07-00392mu
impact of automobile parking
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. * No.
interaction;
(2) Design facades that Yes. * No.
respond primarily to the
human scale;
(3) Provide active, not blank Yes. * No.
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
City of Miami Page 3 of 12 Printed On: 7/6/2007
File Number: 07-00392mu
appropriately incorporated to
enhance the project.
V) Vehicular Access and Parking:
(1) Design for pedestrian and Yes. * No.
vehicular safety to minimize
conflict points;
(2) Minimize the number and Yes. * 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. * 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:
City of Miami Page 4 of 12 Printed On: 7/6/2007
File Number: 07-00392mu
(1) Design signage appropriate Yes. **N/A.
for the scale and character of
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 $438,566,606, and to
employ approximately 554 workers during construction (FTE-Full Time Employees); The
project will also result in the creation of approximately 15 permanent new jobs (FTE) for
building operations and will generate approximately $2,072,378 annually in tax revenues
to the City (2009 dollars).
e. The City Commission further finds that:
City of Miami Page 5 of 12 Printed On: 7/6/2007
File Number: 07-00392mu
(1) the PROJECT will have a favorable impact on the economy of the
City;
(2) the PROJECT will efficiently use public transportation facilities;
(3) any potentially adverse effects of the PROJECT will be mitigated
through compliance with the conditions of this Major Use Special Permit;
(4) the PROJECT will favorably affect the need for people to find
adequate housing reasonably accessible to their places of employment;
(5) the PROJECT will efficiently use necessary public facilities;
(6) the PROJECT will not negatively impact the environment and
natural resources of the City;
(7) the PROJECT will not adversely affect living conditions in the
neighborhood;
(8) the PROJECT will not adversely affect public safety;
(9) based on the record presented and evidence presented, the public
welfare will be served by the PROJECT; and
(10) any potentially adverse effects of the PROJECT arising from
safety and security, fire protection and life safety, solid waste, heritage conservation,
trees, shoreline development, minority participation and employment, and minority
contractor/subcontractor participation will be mitigated through compliance with the
conditions of this Major Use Special Permit.
Section 6. The Major Use Special Permit, as approved and amended, shall
be binding upon the APPLICANT and any successors in interest.
Section 7. The application for Major Use Special Permit, which was
submitted on April 9, 2007, and on file with the Planning Department of the City of
Miami, Florida, shall be relied upon generally for administrative interpretations and is
incorporated by reference.
Section 8. The City Manager is directed to instruct the Planning Director to
transmit a copy of this Resolution and attachment to the APPLICANT.
Section 9. The Findings of Fact and Conclusions of Law are made with
respect to the Project as described in the Development Order for the PROJECT,
incorporated within.
Section 10. The Major Use Special Permit Development Order for the
PROJECT is granted and issued.
Section 11. In the event that any portion or section of this Resolution or the
Development Order is determined to be invalid, illegal, or unconstitutional by a court or
agency of competent jurisdiction, such decision shall in no manner affect the remaining
portions of this Resolution or Development Order which shall remain in full force and
effect.
Section 12. The provisions approved for this Major Use Special Permit, as
approved, shall commence and become operative thirty (30) days after the adoption of
the Resolution.
Section 13. This Major Use Special Permit, as approved, shall expire two (2)
years from its commencement and operative date.
City of Miami Page 6 of 12 Printed On: 7/6/2007
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 Element 1 & 2(hereinafter
referred to as the "PROJECT") to be located at approximately 601-21 Northeast 30th
Terrace, 525, 601, 6151, 621, 629, 637, 645 Northeast 31st Street and 540, 550, 590,
600, and 608 Northeast 32nd 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 601-21 Northeast 30th Terrace, 525, 601, 6151, 621, 629, 637, 645
Northeast 31st Street and 540, 550, 590, 600, and 608 Northeast 32"d Street, Miami,
Florida. The PROJECT is located on a gross lot area of approximately 6.01± acres and
a net lot area of approximately 4.43± 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 comprised of two Multifamily High -Density Residential
Buildings with a total of 413 residential units, approximately 650,963 square feet of
residential floor area including common areas and residential amenities, and will provide
a total of 645 parking stalls. The taller of the two structures (Element 1) will have a
maximum height of 549 feet N.G.V.D. at top of parapet; providing for certain floor area
ratio ("FAR") bonuses.
The Major Use Special Permit encompasses the following Special Permits and the
additional requests:
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 620.3.1, Class II Special
Permit, to allow the construction of any new building in SD-20 district;
City of Miami Page 7 of 12 Printed On: 7/6/2007
File Number: 07-00392mu
CLASS II SPECIAL PERMIT, as per ARTICLE 15, Section 1511. Class II Special Permit
required for any development between Biscayne Bay and the first dedicated right-of-
way, to allow a new development adjacent to the Biscayne Bay;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 903, Sub -Section 903.1, Rules
concerning projects crossing district boundaries or streets; requirements and limitations,
to allow a project designed as a single site and it occupies Tots divided by a street or
alley;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 922, and Sub -Section
922.4.(c), Special Permits required for proposed off-street loading facilities or for
substantial modification of existing facilities, to allow maneuvering of trucks on public
rights -of -way with referral to Public Works Director;
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 residential project under
construction, within R-4 and SD-20 or more permissive zoning district;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 920, Sub -Section 920.1.2.
Limitations on occupancy of mobile homes, to allow parking of mobile homes, trailers or
manufactured homes, when authorized for security or other purposes in connection with
land development such as construction trailer(s) and other temporary construction
offices such as watchman's quarters, leasing and sales centers;
CLASS 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 10, Section 10.5, Sub -Section 10.5.3.4, R-
4 Multifamily High -Density Residential and SD-20, 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 8 of 12 Printed On: 7/6/2007
File Number: 07-00392mu
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 Thomas & Calzadilla, P.A., signed and dated
June 5, 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 R-4 (High
Density Multifamily Residential) with SD-20 Overlay District zoning classification,
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.
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
City of Miami Page 9 of 12 Printed On: 7/6/2007
File Number: 07-00392mu
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) Provide final design and details of the
City of Miami Page 10 of 12 Printed On: 7/6/2007
File Number: 07-00392mu
piazza between Element I and Element II for review and approval by Planning Director
prior to the issuance of the building permit; (b) Provide dimensions from the bulkhead
wall to the building faces on Element I; (c) Provide improve the elevations, more
specifically, to the northeast corner of or Element II for review and approval by Planning
Director prior to the issuance of the building permit; (d) Blank walls are not acceptable,
provide further details; (e) Internalize maneuvering of loading; (f) Provide liners or
improve the parking garage facade along NE 30th Terrace; (g) Provide for review and
approval by Planning Director prior to the issuance of the building permit, what kind of
materials are to be used to screen the garage on the North Elevation; (h) Design dead
end and street conditions in accordance with City of Miami's River and Bay Walk Guides
Design & Standards; (i) The pedestrian sidewalk realm shall remain at a consistent
height throughout. Vehicles shall rise to the sidewalk level with ramping beginning at the
outer edge of the curb, with the ramp slope being the maximum allowed by Public
Works; (j) The proposed ground, and second floor areas facing the open space/park
shall be provided with active uses, instead of service related uses; (k) Materials to be
used in all elevations of the buildings, including windows, balconies, and garage
screening must be reviewed and approved by Planning Director.
12 Pursuant to comments by the City of Miami Public Works Department, the
following conditions shall be required of the applicant: (a) N.E. 30 Terrace: Construct
new sidewalk, curb and gutter and reconstruct pavement, full width, adjacent to the
project site. Construct new stormwater drainage system. Mill and resurface the reminder
of the terrace from the project site to N.E. 4 Avenue (b) N.E. 31 Street: Replace
damaged sidewalk, curb and gutter in both sides of the street adjacent to the project site.
The "Element I & II" developer shall coordinate the re -construction of the easterly
terminus of N.E.31 Street with the developer of the "Edgewater" project. However, in
order to obtain a TCO or CO for the "Element I and/or II" projects, all roadway
improvements must be complete. (c) N.E. 32 Street: Construct a sidewalk, curb and
gutter adjacent to the project site and reconstruct pavement, full width, adjacent to the
project site. Mill and resurface the reminder of the street from the project site to N.E. 4
Avenue. The "Element I & II" developer shall coordinate the re -construction of the
easterly terminus of N.E.31 Street with the developer of the "Edgewater" project.
However, in order to obtain a TCO or CO for the "Element I and/or II" projects, all
roadway improvements must be complete. Modification of the existing stormwater
drainage system may be required. (d) N.E. 7 Avenue: Construct the new sidewalk, curb
and gutter adjacent to the project site and reconstruct the full width of pavement.
Modification of the existing stormwater drainage system may be required. The "Element I
& II" developer shall coordinate the re -construction of the easterly terminus of N.E.31
Street with the developer of the "Edgewater" project. However, in order to obtain a TCO
or CO for the "Element I and/or II" projects, all roadway improvements must be
complete.
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 112,376.63 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 $1,391,738.80
City of Miami Page 11 of 12 Printed On: 7/6/2007
File Number: 07-00392mu
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.
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 12 of 12 Printed On: 7/6/2007
EXHIBIT 'A'
LEGAL. DESCRIPTION:
A parcel of lard being a ponion of the Northeast Quarter (NE114) of Section 30, Township 53 South, Range
42 East, City of Miami, Miami -Dade County, Florida, being described as follows:
All of "KORN TERRACE' according to tha Plat thereof recorded In Flat Book 19, Page_6 of the Public
Records of Miamt-Dade County, Florida; TOGETHER WITH Lot 10, Block 6 LESS the West 150 feet thereof,
according le the Plat of 'BROADIAOOR' recorded In Plat Book 2, Page 37, of the Public Records of
Miami-Dede County, Florida; TOGETHER WITH that unplahed parcel of land lying East of and,adjacint to
Lot 10 aforesaid and extending Eashvardly to the U.S. Harbor Une of Biscayne Bay, ar4I•png between the
Eastwerdly extensions of the Noah and South Ines of Lot 10 aforesaid, the subject parcel being more
partiaiarly described as follows:
BEGINNING at the Northwest comer of Lot 1 of the aforesaid Piet of "KORN TERRACE', said point also
lying 150 feet East of the Northwest corner of Lot 1, Block 6 of the aforesaid Plot of 'BROADMOOR'; thence
with an assumed bearing of N.89.5954"E. along the North line of said Plat of "KORN TERRACE", also
being the South Right -of -Way line cl N.E 31st Street, a distance of 675.21 feet to the U.S. Harbor Una 'of
Biscayne Bay, as shown on said Plat thence 5.01'41'40"W. along said U.S. Harbor line for 200.0a feet
thence 5.59'59'54'W along the South lire d Lot 10, Block 6 of the aforesaid Plat of 'BROADMOOR', and
Easterly extension thereof, also being along the North Right -of -Way line of N.E. 30th Terrace, for 659.37
feet; thence N.0'01'19`E., along the East line of the Wes! 150 feet of Lots 10 snd 1. Block 6 of said Plat of
"BROAOMOOR", s distance of 200.00 feet to the POINT OF BEGINNING.
Together with
Two parcels of land tying in the Northeast Quarter (NE 1/4) of Section 30. Towrfship 53 South, Range 42
East. City of Miami. Miami -Dade County, Florida. being more particularly described as follows.
Lots 7, 8, 9. 10, and 11 of Block 6 of.'ELWOOD COURT BAY FRONT SECTION' according to the plat
thereof as recorded in Plat Book 16, Page 70 of the Public Records of Miami -Dade County, Florida.
Together with:
Beginning at the Southeast corner of the aforementoned Lot 11 of Block 6 thence South along the
Southerly extension of the East line of. said Lot 11 for a distance of 14.35 feet thence S 89'59'54" W, along .
the North Une of lots 7, 6, 5, 4, 3, and 2 of "HAINES BAY FRONT- ao.ordng to the Plat thereof as
recorded in Plat Book 29, Page 55 of the Pubic Records of Miaml-Dade County, Florida for a distance of
290.00 feet to the Northwest comer of said Lot 2: thence South along the West line of the previously
mentioned Lot 2 to a distance of 105.00 feet thence N 89'59'54" E,along the South line of the previously
mentioned Lots 2, 3, 4, 5, 6, 7 and 8 for a distance of 340.00 feet to the beginning of a curve concave to the
Northwest having a radius of 10.00 faet thence Northeasterty, Northerly 15.71 feet along said curve through
a central angle of 89'59'54"; to a point of tangency, thence North along the East Property Une of the
.deviously mentioned Lot 8 of "HAINES BAYFRONT", said kne being coincident with the West
Right -of -Way line of N.E. 7th Avenue for a distance of 109.8.8 feet thence S 89.2726 W, along the South
Property Line of Lot 12 of Block 6 of the previously mentioned "ELYI000 COURT BAY FRONT SECTION'
Flat Book 16, Paoe 70 for a distance of 60.00 feet to the. pant of beginning.
Net Lot Area
South Parcel (ELEMENT 1) net Lot Area = 131,111 SF
North Parcel (ELEMENT 2) net Lot Area 2,112 SF
Total =193,223 SF
Gross Lot Area
South Parcel (EE B EtsR* 1) Gross Lot Area = 178,225 SF
North Parcel (ELEVEN( 2) Gross Lot Area = 82,791 SF
Total =261,841 SF
Base Floor Area
South Parcel (ELEMENT 1)
178,225 x 1.72 = 306,547 SF
North Parcel (ELE+$•fT2)
82,791 x 1.72 =142,401 SF
Total = 448,948 SF
Floor Area w ith MUSP Bonus
South Parcel (ELEMENT 1)
306,547 x .25 (25 %A.HT.F BONUS) =76,637 SF
306,547 X 0.20 (20% MJSP BOMJS) = 61,309 SF
Total= 444,493 SF
North Parcel (ELEMENT 2)
142,401 x 25 (25 %A.HT.F BONUS) =35,600 SF
142,401 X0.20 (20% M1SP&ONJS) = 28,480 SF
Total = 206,481 SF
Total of both parcels = 650,974 st
Proposed Allocation
South Parcel (ELEMENT 1) = 538,896 SF ( FAR 3.01)
North Parcel ( ELEMENT 2) =114,067 SF (FAR 1.38)
Total both Parcels 650153 SO (FAR 249) -
Summary
South Parcel (P-EJ84T 1) dor 9s. are included in this set
North Parcel (ELEM34T2) dwys. are included in this set
Exhibit "B"
ELEMENT 1
PROJECT DATA
ONE RESIDENTIAL BUILDING CONSISTING OF 53 STORIES AND 12 TOWNHOUSE
UNITS TOTALING 321 CONDOMINIUM UNITS MS 5 LEVELS OF PARKING PLUS
AMENITIES INCLUDING POOLS, TENNIS COURTS,SPA, FITNESS R00It, &
PARTY ROOMS.
APPLICABLE CODES
1. FLORIDA CODE FOR BUILDING CONSTRUCTION 2004 EDITION
2 FAC.B.C., 1997 EDITION
3. FAIR HOUSING ACT, 1996 EDITION W/1998 AMENDMENTS
4. LIFE SAFETY CODE NFPA 101, 2003 EDITION
UNIT SUMMARY
1BEDROOMS -84UNITS
2 BEDROOMS -190 UNITS
3 + BEDROOMS -47 UNITS
TOTAL 321 UNITS
PARKING SUMMARY (SD-20)
REQUIRED - 841 BED @ 1.0 .84 SPACES
REQUIRED -190 2 BED @ 1.0 =190 SPACES
REQUIRED - 473+ BED @ 2.0 = 94 SPACES
TOTAL REQUIRED = 368 SPACES
TOTAL PROVIDED = 491 SPACES
ELEMENT 2
PROJECT DATA
ONE RESIDENTIAL BUILDING CONSISTING OF 19 STORIES AND 7 TOWNHOUSE
UNITS TOTALING 92 CONDOMINIUM UNITS AND 3 LEVELS OF PARKING PLUS
AMMENITIES 84C.UDING POOLS, TENNIS COURTSPA, FITNESS ROOM 8 PARTY
ROOMS.
APPLICABLE CODES
-1. FLORIDA CODE FOR BUILDING CONSTRUCTION 2004 EDITION
2. FAC.B.C., 1997 EDITION
3. FAIR HOUSING ACT, 1996 EDITION W/1998 AMMENDMENTS
4. LIFE SAFETY CODE NFPA 101, 2003 EDITION
UNIT SUMMARY
1 BEDROOMS • 34 UNITS
2 BEDROOMS .52 UNITS
3 + BEDROOMS • 6 UNITS
TOTAL 92 UN)TS
PARKING SUMMARY (SD-20)
REQUIRED - 341 BED 1.0 = 34 SPACES
REQUIRED • 52 2 BED 1.0 = 52 SPACES
REQUIRED • 6 3r6ED @ 2.0 =12 SPACES
TOTAL REQUIRED = 98 SPACES
TOTAL PROVIDED = 154 SPACES
SITE DATA & DEVELOPMENT PROGRAM
( SITE
LET LOTAREA: 131,1 f 1 SF
GROSS LOT AREA :178,225 SF
ZONING CLASSIFICATION: R4 WI SD-20 OVERLAY
FEMA ZONE CLASSIFICATIONS: AE 9.00
(AS PER NEW MAP CHANGE)
MAY. FLOOR AREA RATIO : 1.72 TOTAL
BUILDING FOOTPRINT:60,608 SF
SITE COVERAGE: ED% ALLOW. ACTUAL : 34% OF G.LA
IL SETBACKS( CITY OF,484447)
FRONT YARD NW 30)1 TERR.
REAR YARD NW31ST
BISCAYNE BAY
BISCAYNE BAY
WEST SIDE YARD
REQUIRED PROPOSED
20-0' 20,0'
1540'(75%of20) 1S-0'
50'0' 50•'0' (CABANAS)
5741' 145•1' (TOWER)
S-0' 12,17
Ill. (GREEN) OPEN SPACE REQUIREMENTS (CITY OF MIAMQ:
REQUIRED PROPOSED
RESIDENTIAL: 15% of Gross Lot Net lot area - BMg.Foclprint
Area =131,111 st-60,308 st
= 26,733 SF = 70,503 SF
IV. BUILDING AREA SUMMARY::
RESIDENTIAL:
South Parcel (ELEMENT 1):
North Parcel (ELEMENT 2):
TOTAL FAR:
V. LOADING (R-41
RESIDENTIAL
MAX. ALLOWED PROPOSED
536,896 SF
114,067 SF
650,976 SF 650163 SFy{g::
REQUIRED PROPOSED
(3) BERTHS 12' X 35' (2) BERTHS 1T X 3Y
(1)BERTHSIO'X20' (2) BERTHS 10' X 20'
(11)BERTHS 9'X18'
for gnus building for gross building
area of 536,898 SF area of 536,896 SF
and 321 units and 321 units
SITE DATA & DEVELOPMENT PROGRAM
SITE
NET LOT AREA : 62,142 SF
GROSS LOT AREA: 83,116 SF
ZONING CLASSIFICATION: R4 WI SO-20 OVERLAY
FEMA ZONE CLASSIFICATIONS: AE 9.W
(AS PER NEW :NAP CHANGE)
MAX. FLOOR AREA RATIO : 172 TOTAL
BUILDING FOOTPRINT: 40,1E8 SF
SITE COVERAGE: 60% ALLOW. ACTUAL :48.2%OFGLA
Q SETBACK S(CITY OFMIAMI)
FRONT YARD NE7TH AVE
SIDE YARD NW 32ND ST.
SIDE YARD NW3ISTST.
WEST SIDE YARD
REQUIRED PROPOSED
200'
15 (75% 01201
15' (75%of 20)
20,0'
15,0'
15'-0'
5-0' T01S-0'
1I1. (GREEN) OPEN SPACE REQUIREMENTS (CITY OF MIAMII:
REQUIRED PROPOSED
RESIDENTIAL: 15%of Gross Lot Net lot area - Bldg. Footprint
Aura = 62,142 sl- 40,068 sf
= 9,322 SF
IV. BUILDING AREA SUMMARY:
RESIDENTIAL:
South Parcel (ELEMENT 1):
North Parcel (ELEMENT 2):
TOTAL FAR 650,976 SF
= 22,074 SF
MAX ALLOWED PROPOSED
536,896 SF
114,067 SF �/
650r SF-y(W•
V. LOADING (R-4) REQUIRED PROPOSED
RESIDENTIAL (t) BERTHS 12' X 35'
(0) BERTHS 10' X 20'
(or gross bulking
area of 114,057 SF
and 92 units
(2) BERTHS 12' X 35'
(2) BERTHS 10' X 2V
(1) BERTH 10' X 18'
for gross building
area of 114,067 SF
and 92 units