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MAJOR USE SPECIAL PERMIT
for
GROVE VILLAGE
located in Coconut Grove Net Area
LEGISTAR FILE ID: 08-00166mu
PROJECT PROFILE:
Major Use Special Permit for the "Grove Village" project consists of a six -block mixed -use
development program located within the Coconut Grove NET area, further described below:
Block 1: Freeport: This block is bound by: Florida Avenue to the North, Hibiscus
Street to the East, Grand Avenue to the South, and Plaza Street to the West.
Block 2: Nassau: This block is bound by: Florida Avenue to the North, Elizabeth Street
to the East, Grand Avenue to the South, and Hibiscus Street to the West.
Block 3: Grand Bahama: This block is bound by: Florida Avenue to the North,
Margaret Street to the East, Grand Avenue to the South, and Elizabeth Street to the
West.
Block 4: Bimini: This block is bounded by: Grand Avenue to the North, Hibiscus Street
to the East, Thomas Avenue to the South, and Plaza Street to the, West.
Block 5: Paradise Island: This block is generally bound by: Grand Avenue to the
North, Elizabeth Street to the East to back of lots fronting Thomas Avenue on the south
and Hibiscus Street to the West.
Block 6: Abaco: The block is bound by Grand Avenue to the North, Margaret Street to
the East, Thomas Avenue to the South, and Elizabeth Street to the West.
The application for the Grove Village project includes different program options for two of the
six Blocks mentioned above. This multi -optional submission results in varied program
scenarios that would be allowed within the proposed zoning designations, which may result
in different intensities depending-ontheoption chosen for development. _ - —
The Applicant has presented what they consider the most probable development scenario,
herein after identified as the "Base Development Program". Said "Base Development
Program" may be modified based on the selected development program but may not exceed
the "Maximum Intensity Scenario" as identified in Table 1 (Grove Village MUSP - Base
Program and Maximum Intensity Scenario), below. Any future modifications to this MUSP
which are considered Substantial shall be processed pursuant to Article 7.1.3.5 d, 2.,c. and
meet applicable Transect regulation.
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Table 1: Grove Village MUSP - Base Program and Maximum Intensity Scenario
CRITERIA
ALLOWED
BASE
DEVELOPMENT
PROGRAM
MAX.
INTENSITY
SCENARIO
Density
Residential Use
(Dwelling units)
1,519
263
349
F.A.R.
Retail Office
Residential
799,750
706,261
750,924
Parking Spaces
1,622
1,820
1,566
Open Spaces
74,319
74,319
125,374
• Maximum height of the Freeport, Nassau, Grand Bahama, Bimini, and Abaco Blocks will
be 62 feet 0 inches AGL at mid span between the roof ridge and eave.
• Maximum height of the Paradise Island Block will be 82 feet 0 inches AGL at mid
between the roof ridge and eave.
• Zoning write-up dated 10-25-11, attached hereto, is based on information provided in the
"Grove Village Proposed Mixed Use Development Program" table, part of this
submission.
The application for a Major Use Special Permit for the Grove Village project has been reviewed
pursuant to Zoning Ordinance 11000, as amended and is subject to the following Special
Permits:
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, (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, (2), to allow a non-
residential development involving in excess of two hundred thousand (200,000) square feet
of floor area;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, (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, (11), to allow a multi-
phase development;
SPECIAL EXCEPTION, as per ARTICLE 8, Section 803.6.3, to allow a large-scale retail
establishment;
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SPECIAL EXCEPTION, as per ARTICLE 9, Section 917.7.2, to allow reduction in parking
requirements for multifamily residential development when located in Community
Revitalization Districts (CRD), particularly for Paradise Island and Bimini Blocks;
This Major Use Special Permit encompasses the following Special Permits and
Requests:
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 602.3.1, to allow new development
in SD-2 district;
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 628.3, to allow new development in
SD-28 district;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 903.1, to allow a project that is
designed as a single site and it occupies lots divided by a street or alley;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 922.4, to allow maneuvering of
trucks on public rights -of -way with referral to Public Works Director;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908.2, to allow driveways of width
greater than 25 feet;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 927, 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 906.9, 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 916.2.1, to allow parking for
temporary special event such as ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918.2, 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 920.1.2, to allow 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 10.6.3.2, SD-2 Coconut Grove
Central Commercial District, 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;
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REQUEST for applicable MAJOR USE SPECIAL PERMIT, that the following conditions be
required at the time of issuance of Shell Permit.:
Record with the Clerk of the County Court 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;
Record with the Clerk of the County Court a Unity of Title or Covenant in Lieu of Unity
of Title.
Provide the City of Miami, Planning & Zoning Department a certified copy of the
recorded documents.
Pursuant to Articles 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.
FINDINGS
In determining the appropriateness of the proposed project, the Planning Department
referred this project for additional input and recommendation to:
• Planning Internal Design Review Committee,
• Neighborhood Enhancement Team (NET),
• Large Scale Development Committee (LSDC); and
• The Urban Development Review Board
Recommendations from the aforementioned Committees and Boards have been
considered in the preparation of the following findings and are attached hereto:
• The original project was submitted for initial consideration in 2008.
• Corwill Architects, Inc, design firm for the Grove Village project, has been working on a
revised proposal since 2010, arriving at this submittal.
• On May 7, 2008 the Large Scale Development Committee reviewed the original project
and provided technical comments. After several revisions and changes, the project was
again submitted to the Large Scale Development Committee for their review. On May 12,
2010 the Committee evaluated and issued comments for said submittal. On May 19,
2010 the applicant submitted a formal application for Major Use Special Permit for the
"Grove Village" project, which has subsequently been revised as reflected in this
submission.
• Project is being considered pursuant to Zoning Ordinance 11000, the applicable zoning
code at the time of submission. Proposed designations of all six blocks have been
converted to the most comparable Miami 21 Transect in order to consider the proposed
development with equivalent zoning designation of the Miami 21 Code.
• The existing Future Land Use category for the subject properties, pursuant to The
Comprehensive Neighborhood Plan of the City of Miami, Florida, are identified in "Exhibit
D"
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• The proposed project is not located within an Archeological Conservation area, however
part of the Abaco block is categorized as the Environmental Preservation District EP-65
and must comply with Chapter 17 31-36 of the City Code.
• The City of Miami Public Works Department reviewed the project and provided a set of
comments dated on May 7, 2010, attached hereto.
• On May 4 and October 12, 2011 the Miami -Dade County Public Schools issued
determinations that an aggregate number of 263 residential units for The Grove Village
project meet levels of service standards for the area.
• On April 26, 2010, the Miami -Dade Aviation Department issued a height analysis review of
the proposed project based on a maximum project height of approximately 70 feet Above
Mean Sea Level (AMSL) and found that it conforms to the Miami -Dade County Height Zoning
Ordinances. In addition, any proposed construction or cranes for this project at this location,
reaching or exceeding 200 feet AMSL (Above Mean Sea Level) is required to be filed with
the Federal Aviation Administration (FAA) using Form 7460-1.
• The proposed project was reviewed by the Internal Design Review Committee on May 19,
2011, and provided comments attached hereto.
• The proposed project was reviewed for design appropriateness by the Urban Development
Review Board on July 20, 2011, and provided comments attached hereto.
• On October 5, 2011, the City's Traffic Consultant, URS Corp., provided a (Review # 16)
Sufficiency Letter stating that "the traffic impact report meets the traffic requirements and the
study is found to be sufficient with following conditions:
1. Present a list of traffic control measures; and
2. Provide vehicle maneuverability details within the site access locations, including
but not limited to parking areas/garages and access locations.
• The project's analysis includes a review under Section 1305.2 of Zoning Ordinance 11000,
following the Design Review Criteria:
I. Site and Urban Planning;
II. Architecture and Landscape Architecture;
III. Pedestrian Oriented Development;
IV. Streets and Open Space;
V. Vehicular Access and Parking;
VI. Screening;
VII. Signage and lighting;
VIII. Preservation of Natural Features; and
IX. Modification of Nonconformities.
• The Economic Impact Analysis provided by the applicant states that the proposed project
is expected to cost approximately $ 306,197,101, and to employ approximately 306
workers during construction (FTE-Full Time Employees); The project will also result in the
creation of approximately 219 permanent new jobs (FTE) and will generate approximately
$ 1,797,577 annually in tax revenues to the City (2011 dollars).
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• On April 1, 2010 The Spinnaker Group issued an "Environmental Impact Analysis
Statement" concluding that: "the proposed development site is appropriate and that this
project will have a favorable impact on economy, public services, environment and
housing supply within the immediate neighborhood..."
• The proposed development project will benefit the area by creating additional residential
and commercial opportunities in the South/West Coconut Grove NET District.
CONDITIONS
Based on the application submitted and comments provided by IDR, NET, LSC and UDRB, the
Planning Department recommends approval of the Grove Village 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 any building permit.
2) Allow the Miami Police Department to conduct a security survey, at the Department's
discretion, 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, as applicable.
6) Record the following in the Public Records of Dade County, Florida, prior to the issuance of
any building permit:
• 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; and
• Record in the Public Records a Unity of Title or a covenant in lieu of a Unity of Title if,
applicable, subject to the review and approval of the City Attorney's Office.
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7) Prior to the issuance of a shell permit, provide the Planning Department with a recorded copy
of the documents mentioned in condition (6) above.
8) Provide the Planning Department with a temporary construction plan that includes the
following:
• Temporary construction parking plan, with an enforcement policy;
• Construction noise management plan with an enforcement policy; and
• 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) The following conditions apply to all development (Blocks) within the project. The applicant
shall meet the following conditions, prior to the issuance of any building permit:
a) Applicant shall provide updated FAA Height and Land -Use Analysis consistent with
NGVD Heights for the project.
b) Provide for Planning Department approval, details on the "decorative screens"
indicating the articulation of the final product for each of the proposed exposed
parking garages, specify the opening sizes and depth of screens. The screen should
be flush with the interior wall so that there is a window depth between the wall and
screen.
c) Provide color elevations for all proposed facades including material details, precedent
photos, and samples, especially for the garage screening elements. Proposed
parking on the rooftop also needs to be screened.
d) Show street improvements and ground level pedestrian views of each building along
Grand Avenue.
e) Provide for approval, complete landscape plans for all blocks with the appropriate
legend and calculations, promoting continuity and connectivity between each block,
including shade trees disposition or mitigation program, as well as the appropriate
buffering between the project and the adjacent single family residences
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f) Provide a tree survey and a tree disposition plan showing existing trees location
within the property, in order to determine tree replacement requirements, on -site and
off -site accommodation, as needed or contribution to the tree trust fund.
g)
Surface parking facing Florida Avenue should provide a landscape buffer area of no
less than 15 feet, containing dimensional layers of landscape features.
h) The current Future Land Use for parcels in the project was adopted by City
Commission on October 28, 2010 (08-001661u1, 06-0011661u2, 08-001661u3, 08-
001661u4 and 08-001661u5). The intent of this adoption was to provide transitions
within each parcel towards the existing residential areas in close proximity to the
"Grove Village" project and to buffer abutting signal family residents from the adverse
impacts of commercial uses and low-rise and mid -rise mixed use developments. All
development for the Grove Village project shall be consistent with the adopted FLUM
amendment identified above.
i) Provide further details for the project demonstrating compliance with the Caribbean
character, reinforcing the pedestrian realm, pursuant to the SD-28 zoning
designation.
j) Provide, refined loading maneuvering details for loading areas.
k) Provide drawings showing proposed transition from proposed project to the
surrounding neighborhood.
12) Any future modifications to this MUSP which are considered Substantial shall be processed
pursuant to Article 7.1.3.5 d, 2.,c. and meet applicable Transect regulation.
13) Any increase to the approved 263 residential units requires resubmission for School
Concurrency.
14) Project must comply with comments issued by Public Works Department on May 7, 2010 by
the City of Miami attached hereto for each block.
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.
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if OFFICE OF ZONING AND PLANNING DEPARTMENT
t,r ,. INTERNAL DESIGN REVIEW COMMITTEE COMMENTS
MAJOR USE SPECIAL PERMIT
GROVE VILLAGE
APPROX. 3400 GRAND AVENUE FROM MARGARET TO PLAZA STREET
IDR-11-032
ZONING DESIGNATION: R-1, SD-2, NCD-2, AND SD-28
NET DISTRICT: SOUTHWEST COCONUT GROVE
5.13.201 1
The following comments are being made in an effort to develop projects to their highest
potential and make a significant contribution to improving the quality of our built environment
with great architecture and urban design.
On September 29, 2008 was the last comments generated concerning this proposal by the
Internal Design Review Committee. This document represents the most recent review of the
proposed Grove Village project by this Committee. The following comments reflect the
committee's commitment to developing a pedestrian friendly City with developments that
respond to and are sensitive to the City's and immediate community's urban, cultural and
architectural environment.
Zoning:
1. Paradise Island Block
• Since 11000 Zoning Code does not apply anymore (replaced by Miami 21), there is
no way or a mechanism under that old code to increase the maximum height of a
SD-2 zoning district from 62' to 82'. Therefore, the proposed development for the
Paradise Island block must meet the maximum allowed height of 62'.
2. On all Six (6) Blocks (Freeport, Nassau, Grand Bahama, Bimini, Paradise Island and
Abaco)
• The zoning legend of each block independently as well as the zoning legend or
summary sheet of the whole project (6 blocks), must be revised to include
breakdown of F.A.R. for retail, office, residential, and hotel uses (base & alternate
developments).
• Update the Grove Village proposed Mixed Use Development Program (sent it via e-
mail to applicant), to clearly differentiate the "base" developments from the
"alternate" developments. This chart will be an attachment to the zoning MUSP write-
up.
Planning:
General Comments:
3. Project needs to abide by all of the underlying zoning designations: SD-2, SD-28, and
NCD-2.
4. Please ensure that the overall Grove Village package represents all originally proposed
elements and all newly proposed changes: overall site plan and individual blocks site
plans, overall zoning calculations and individual blocks zoning calculations, overall
landscape plan, calculations and individual blocks landscape plans and calculations.
CITY OF MIAMI
Office o f Z o n i n g& P l a n n i n g Department
Ph: 305-416-1499 & 305-416.1400
444 SW 2nd Ave 4th Floor & 3'd Floor Miami, FL 33130
www.miamigov.com/zonin•
5. Provide a narrative explaining the objective of the proposed changes and the way they
match with the current neighborhood conservation district designation, specifically how
they achieve the objective of the project with the change of the small sized stores with
the big boxes proposed. Does the proposed change from small box commercial
elements to big box comercial elements reflective of the SD-28 intent?
6. Provide a Conceptual Plans explaining how the project is going to work as a whole with
the proposed changes, considering: vehicular circulation, pedestrian circulation, points of
conflict and mitigation measures, interrelation/connectivity between open spaces and
parks within the project, height transition within the project structures, and between the
project with surrounding areas, as well as parking required and provided per block and
how it works as a whole.
7. All of the exposed parking garages need additional details on the "decorative screens." It
is important that screening details are clearly articulated for each proposed garage and
that the detailing is achieved within the final product for each proposed garage. With this
in mind, the proposed garages should provide details on the opening sizes, depth of
screen, and the screen should be flush with the interior wall so that there is a window
depth between the wall and screen. It is suggested that the screen should be very tight
spacing or 3' depth to block the interior lighting.
8. Please identify the unidentified/blank areas.
9. Please provide complete landscape plans for each block. The presentation of the
landscape plans should promote continuity and connectivity between each block, which
also must provide significant buffering from the single family residences adjacent to the
project. Propose small open pocket parks for the front setback areas along Florida
Avenue that will remain should also possess heavy landscaping features to mitigate the
project impact on the adjacent properties. Please consult the City of Miami Landscape
Ordinance concerning appropriate landscape legend, species, street trees, and tree
mitigation at
http://www.miamiqov.com/Planninq/paqes/Landscape ordinance/Landscape.asp.
10. Provide a tree survey and a tree disposition plan showing existing trees locations within
the property. Refer to the Miami City Code Chapter 17: Tree Protection requirements, in
order to determine the tree replacement requirements and how this will be
accommodated. That is, the accommodation will occur on -site, off -site, or as a
contribution to the tree trust fund.
11. A Future Land Use change was recently adopted by City Commission on October 28,
2010 (08-001661u1, 06-0011661u2, 08-001661u3, 08-001661u4 and 08-001661u5). The
intent of this adoption was to provide a transition layer within each parcel along the
backsides of the "Grove Village" project (along Florida Avenue for the Nassau and
Grand Bahama developments and along Thomas Avenue for the Abaco development)
to protect the abutting signal family residents from the adverse impacts of
commercial uses and low-rise and mid -rise mixed use developments. It is important
that ALL new Grove Village site designs consider the principle of the FLUM amendment
recently adopted for this area (See attached document). The following Miami
Comprehensive Neighborhood Plan (MCNP) Policies also support the protection of
existing neighborhoods:
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12. Future Land Use Element
Policy LU-1.6.9: The City's land development regulations will establish mechanisms to
mitigate the potentially adverse impacts of new development on existing neighborhoods
through the development of appropriate transition standards and buffering requirements.
13. Housing Element
Policy HO-1.1.7: The City will continue to control, through restrictions in the City's land
development regulations, large scale and/or intensive commercial and industrial land
development which may negatively impact any residential neighborhood and will provide
appropriate transitions between high-rise and low-rise residential developments. Policy
HO-1.1.8: Through the land development regulations, the City will protect existing viable
neighborhoods in those areas suitable for housing and, where appropriate, enhance
them in a manner compatible with their existing character.
14. Please note that your proposal is located within the SD-28, which denotes that the
architectural design and color scheme should be indicative of a Caribbean style and
culture. The proposal of tall and mass buildings tends to move away for the origin of
Caribbean style.
15. Provide color elevations with materials clearly noted for all blocks blown -up to'/4". Color
elevations should be provided for all proposed facades from a pedestrian scale point of
view. Extend the palate of facade materials vertically to expand some stone veneers to
further differentiate the architecture and articulate the buildings. Provide material
samples or photograph of proposed materials.
16. Show street improvements and ground level pedestrian views of each building along
Grand Avenue.
BLOCK 1: FREEPORT: No proposed changes.
17. Please provide zoning legend and calculations and landscape legend and calculations.
18. All color elevations shall be included, as well as material details and precedent photos
and samples, especially for the garage screening elements. Provide also blow-up'/4"
color elevations or renderings from the pedestrian point of view.
BLOCK 2: NASSAU: By comparing both submittals it is evident that, in most of the cases, the
requested Caribbean character and human scale have been lost. There are several elements
that contribute to those unfortunate results:
19. The Retail area concept has changed from multiple small scale retail units to one big
unit. This big scale does not respond to the character of the neighborhood as it happens
with the small scale criteria associated with the SD-28 Caribbean style and character.
20. The set -back from the building's facade to Grand Avenue changed from 15'-6 to 5', and
the colonnade has been eliminated. Shade trees are not shown neither is there enough
space to locate them.
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21. The expression of the changes is evident on the facades' design. The North Elevation
facing Grand Avenue reads as a continuous 490' building, as opposed to the original
submittal that showed two articulated buildings separated by an 84' green open space.
The South elevation has the same issue. East and west elevations were not provided.
22. All color elevations shall be included, as well as material details and precedent photos
and samples, especially for the garage screening elements. Provide also blow-up'/4"
color elevations or renderings from the pedestrian point of view.
23. Four floors of non -lined parking facing Grand Avenue contribute to the massiveness and
non -human scale of the image exposed to one of the most significant streets of the
neighborhood. Parking reads as the main function of the building in a neighborhood
where a pedestrian oriented urban development is recommended. Parking on the
rooftop also needs to be screened.
24. Surfer parking facing Florida Avenue should provide a larger landscape buffer area of at
least 15 feet containing dimension layer of landscape features.
25. Transition of the block with the surrounding neighborhood should be demonstrated
within the proposal.
BLOCK 3: GRAND BAHAMA: The one massive building occupying the lot, instead of the
softer human -scaled group of elements articulated with open green spaces originally proposed.
This architectural demonstration is not conducive the SD-28 intend illustrated in the Caribbean
style of the area and intent of the Special District.
26. The expression of the changes is evident on the facades' design. Although the South
Elevation facing Grand Avenue has a better design, it reads as a continuous 460'Iong,
62' high building, as opposed to the original submittal that showed two articulated five
story buildings separated by an 83' green open space with a slight 2 story background;
definitely a more appropriate approach to this neighborhood's character.
27. The North facade shall be articulated. The central portion shows big blank walls and non
lined garage openings. The plan does not show the existing residences facing Florida
Avenue.
28. All elevations shall be colored. Material details and precedent photos and samples,
especially for the garage screening elements, shall be provided.
29. Blow-up'/4" color elevations or renderings from the pedestrian point of view are to be
provided, as well as all requested Landscape plans.
30. All the areas in the site plan shall be identified and labeled.
31. The proposed service areas and access elements need to be buffered from the existing
residences.
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BLOCK 4: BIMINI
32. All dimensions must be expressed on the plans.
33. The pedestrian activity is constantly interrupted by vehicular curb -cuts, two facing
Hibiscus street and three 53' wide on Thomas Avenue, in addition to another vehicular
access on Plaza Street.
34. All elevations shall be colored. Material details and precedent photos and samples,
especially for the garage screening elements, shall be provided.
35. Blow-up'/4" color elevations or renderings from the pedestrian point of view are to be
provided, as well as all requested Landscape plans.
36. Provide more detail of the loading area.
37. The curb cut on Hibiscus is not allowed.
38. Plans express future townhomes south of the property. In the event the proposed
townhomes are not constructed, what is the proposal to treat the exposed blank walls in
that area?
BLOCK 5: PARADISE ISLAND: Two alternatives have been submitted for approval.
ALTERNATIVE: The first alternative occupies less area but increases the high to eight
stories. From an Urban Design stand point, it is evident that this solution generates a
negative impact in the neighborhood:
39. A continuous 82' high 393' long building facing Grand Avenue does not respond to the
character of the neighborhood neither it does with the Bahamian style that this particular
zone requires. Height and massiveness are opposites of a Caribbean style. All four
facades have the same issue.
40. All elevations shall be colored. Material details and precedent photos and samples,
especially for the garage screening elements, shall be provided.
41. Blow-up'/4" color elevations or renderings from the pedestrian point of view are to be
provided, as well as all requested Landscape plans.
ALTERNATIVE 2: The second alternative is developed within approximately the same
area as the original Max Strang submittal.
42. Articulate the four facades and create openings and. Variation in height and bulk would
give the building a genuine Bahamian character, which cannot be achieved with small
details only. Again the bulk and scale of the block does not respond to the character of
the neighborhood.
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43. The pedestrian activity on the south side of the block facing Florida Avenue is affected
by three vehicular curb -cuts that, although the dimensions are not shown, seem to be
significant. The facade shows three garage gates at the ground level, affecting the
pedestrian view from the sidewalk.
44. All dimensions shall be shown on the plans.
45. All elevations shall be colored. Material details and precedent photos and samples,
especially for the garage screening elements, shall be provided.
46. Blow-up'/4" color elevations or renderings from the pedestrian point of view are to be
provided, as well as all requested Landscape plans.
BLOCK 6: ABACO: No changes from 2008 submittal.
47. Please provide zoning legend and calculations and landscape legend and calculations.
48. All color elevations shall be included, as well as material details and precedent photos
and samples, especially for the garage screening elements. Provide also blow-up'/4"
color elevations or renderings from the pedestrian point of view.
Additional comments will be provided upon review of a more detailed submittal. Consequently,
the City of Miami reserves the right to comment further on the project as details and/or
explanations are provided and may revise previous comments based on this additional
information.
Upon your review of internal Design Review Committee comments, the committee would like to
set a date wherein the full proposal can be presented to the members. You may contact me at
305.416.1466 with any questions and to arrange a meeting date and time.
Thank you for your consideration regarding this matter.
6 of 6
October 5, 2011 Via eMail 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: Grove Village Traffic Study (Update) — (Review # 16)
Sufficiency Letter
Dear Ms. Medina:
In response to our August 23, 2011 review comments we received an update to the study with a
new development program dated August 5, 2011, prepared by Kimley-Horn and Associates Inc.
(KHA). At this time, we conclude that the traffic impact report meets the traffic requirements and
the study is found to be sufficient with following conditions:
1. Present a list of traffic control measures; and
2. Provide vehicle maneuverability details within the site access locations, including but not
limited to parking areas/garages and access locations.
These conditions should be satisfied prior to the MUSP approval.
Should you have any questions, please call me at 954.739.1881.
Sincerely,
URS ern
Raj Sh:nmuga
Senior raffic Engineer
Cc: Mr. Antonio E. Perez, Planner 11, City of Miami Planning
Mr. Adrian Debkowski, PE, Kimley-Hom & Associates
URS Corporation Southern
3343 West Commercial Boulevard
Suite 100
Fort Lauderdale, FL 33309
Tel: 954.739.1881
Fax: 954.739.1789
CITY OF MIAMI, FL0RIOA
INTER -OFF CE MEMORANDUM
TO: Ana Gelabert - Sanchez
Director
Planning Department
FROM: Nzeribe (Zerry) Ihekwaba, Ph.D., P.
Director
Public Works Department
DATE: May 7, 2010 Fi
ECT: Large Scale Development Review
Grove Village
REFERENCES:
ENCLOSURES:
The Public Works Department has reviewed the Large Scale Development plans for the
mixed use complex entitled Grove Village located along Grand Avenue between
Margaret Street and Plaza Street and has the following comments.
General Comments
1. If this project is intended to be developed in phases, no temporary certificate of
occupancy (TCO) or certificate of occupancy (CO) will be issued until all of the
required roadway improvements adjacent to that phase of the project are completed.
2. All transitions from the established street profile grade to the building flood
elevation must be accomplished on private property. Stairs, ramps, retaining walls,
etc. will not be permitted in the public right of way and the record profile street
grade can not be changed to accommodate the proposed building ground floor
elevation.
3. All stormwater must be retained on site including the driveways and plazas on
private property adjacent to the public streets. All plazas and driveways must be graded or
trench drains provided to prevent "sheet flow" entering the right of way. If deep drainage
wells are selected for stormwater disposal, they must be located on -site in an open area to
accommodate future maintenance access.
4. An agreement between the City of Miami and the property owner is required for any
landscaping and decorative sidewalk treatment located in the public right of way. Public
Works approval and permit is required for any landscaping improvements in the right of
way.
5. Standard parking spaces are 8.5 feet wide and 18 feet long and require a 23 foot back-up
distance. A Special Class II permit is required to reduce the back-up distance.
6. Public Works policy requires that no closures of vehicular travel lanes will be permitted during
the course of construction unless a temporary replacement lane, approved by the Public Works
Department, is constructed and maintained by the Contractor throughout the duration of the
lane closure. A Maintenance of Traffic plan is required for any temporary right of way closure
request.
7. Changes to the street cross section/ horizontal / vertical alignment shall not be permitted on
Grand Avenue.
8. New trees, and shrubs are not permitted within corner and driveway visibility triangles
including their extension into the public right of way (see Public Works Standard Detail Misc.
35-85-109A).
9. 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.
The magnitude of construction of the Grove Village project, including transport of vast
quantities of excavation materials, will be a major disruption in the residential community
abutting the project and the narrow transportation routes to the construction site. Special
attention shall be given to coordination of construction activities.
10. All greenspace and landscaping required by the Zoning Ordinance must be accommodated on
private property. Greenspace and landscaping within the public right of way cannot be included
in the calculations for meeting greenspace zoning requirements.
11. City of Miami driveway entrances, in compliance with A.D.A. standards, shall be required.
Continuous sidewalk is required across the driveway entrances. Approval must be obtained
from the Public Works Director for driveways exceeding 40 feet in width.
12. Since this project is more than one acre in total construction area, the methods of construction
must comply with the City of Miami Municipal Separate Storm Sewer Permit (MS4). This
project will require a Florida Department of Environmental Protection (DEP) Stormwater,
Erosion and Sediment permit. For information on a DEP permit application, please contact the
Public Works Department at (305) 416-1200 or www.dep.state.fl.us./water/stormwater/npdes.
13. Approval from the City's Off -Street Parking Department must be obtained for valet
parking and/or loading zones on Grand Avenue. A "Valet Parking Zone" permit
shall be required.
14. The cross section dimensions of the existing streets and avenues shall not be
altered. Separate approval must be obtained from the Director of Public Works for
any changes to the existing street elements including the elimination, extension
and/or addition of street planters, modifications to on -street parking spaces, cross-
walks, etc.
FREEPORT
1. Dedication of 25 foot corner radiuses are required at the street intersections on all
four corners of the project site.
2. The building and wall are not permitted to encroach beyond the 25 foot corner
radius dedication on the Northwest and Southeast corners of the site. The building
and wall is not permitted to encroach into the required 25 foot by 25 foot corner
visibility triangles or the 10 foot by 10 foot driveway visibility triangles.
3. 10 foot by 10 foot visibility triangles are required at the driveway exits on Plaza
Street and Hibiscus Street.
4. The proposed "R-1" residences along Florida Avenue do not meet minimum lot size
and Zoning regulations. Re -platting, in conformance with City Code Subdivision
Regulations and Zoning Ordinance regulations, is required if these parcels are
intended to be individual single family purchased properties.
5. The tree planters shown on the Landscape Plan does not match the Site Plan.
Coordinate the various plan sheets.
BIMINI
1. Dedication of 25 foot corner radiuses are required at the street intersections on all
four corners of the project site.
2. Verify if the 1.5 foot strip of right of way dedication has been made along Hibiscus
Street as shown on the survey prepared by Fortin, Leavy, Skiles, Inc.
3. Separate approval must be obtained from the Director of Public Works for a
driveway exceeding 40 feet in width.
4. A Special Class II permit is required for the truck maneuvering in the public right of
way.
5. 10 foot by 10 foot visibility triangles are required at the driveway exits on hibiscus
Street and Plaza Street. The building and landscaping are not permitted to encroach
into these visibility triangles.
NASSAU
1. Dedication of 25 foot corner radiuses are required at the street intersections on all
four corners of the project site.
2. The basement and wall are not permitted to encroach beyond the 25 foot corner
radius dedication on the Northwest and Northeast corners of the site. The wall is not
permitted to encroach into the required 25 foot by 25 foot corner visibility triangle.
3. Explain ownership and maintenance of the property identified as "park".
4. 10 foot by 10 foot visibility triangles are required at the driveway exits on Elizabeth
Street and Hibiscus Street.
5. Re -platting is required to create new lot/property lines. Proposed lot lines must align
with zoning district boundary lines.
6. See the general note concerning improvements on Grand Avenue right of way and
the "Valet Parking Zone" requirements.
PARADISE ISLAND
1. Platting of the property is required to close and vacate Thomas Avenue.
2. Dedication of 25 foot corner radiuses are required at the street intersections at the
Northwest and Northeast corners of the project site.
3. A Class II Special Permit is required for vehicular maneuvering into the service area
from Elizabeth Street.
4. Insufficient sidewalk width is available on Elizabeth Street right of way for tree
planters within the sidewalk area.
5. Elizabeth Street is a narrow roadway. Both travel lanes will be encumbered by truck
maneuvers to access the loading area. The driveway approaches must be designed to
best accommodate the maneuvers necessary to enter/exit the loading area.
6. Trees, shrubs and the elevated portion of "Founders Park" are not permitted to
encroach beyond the 25 foot corner radius dedication or into the corner visibility
triangle.
7. The proposed split, double entry driveway on Hibiscus Street creates conflicting
turning movements. A single entry and single exit lane divided by the existing tree
in a median is recommended. If the existing tree is to be mitigated, select a new
position outside of the driveway visibility triangle.
8. 10 foot by 10 foot visibility triangles are required at inc driveway exits onto
Hibiscus Street and Elizabeth Street. The building is not permitted to encroach into
the visibility triangles.
GRAND I3AHAMA
1. Dedication of 25 foot corner radiuses are required at the street intersections on all
four corners of the project site.
2. Re -platting is required to create new lot/property lines shown along Florida Avenue.
Proposed lot lines must align with Zoning district boundary lines.
3. Coordinate the planter locations shown on the Landscape Plan with the planter
locations shown on the Site Plan.
4. The proposed "median" dividing the entry/exit to the parking garage conflicts with
turning movements and "trash room" access and the proposed sabal palm trees
conflict with the driveway visibility triangle. Public Works recommends to delete
the median/divider and palm trees and align the driveway with the garage ramps.
5. A sidewalk cafe permit must be obtained if the cafe extends into the Grand Avenue
right of way.
6. Insufficient sidewalk width is available in Elizabeth Street and in Margaret Street
right of way for tree planters in the public sidewalk area.
ABACO
1. Dedication of 25 foot corner radiuses are required at the street intersections on all
four corners of the project site.
2. 10 foot by 10 foot visibility triangles are required at the driveway exits on Elizabeth
Street and Margaret Street.
3. Coordinate the location of the planters shown on the Landscape Plan with the location
of the planters shown on the Site Plan.
4. A Class II Special Permit is required for truck maneuvering in the right of way. The
driveway approaches must be designed to accomodate the truck turning maneuvers.
5. Approval must be obtained from the Director of Public Works for driveways
exceeding 40 feet in width.
6. The proposed building is not permitted to encroach beyond the 25 foot corner radius
dedication or into the corner visibility triangles on the northeast and southeast corners
of the site.
7. The "townhouse" doors are not permitted to swing beyond the property line into the
public right of way (F.B.C. 3202.2).
In addition to these comments, the Public Works Department will require the following
street improvements.
Replace all damaged sidewalk, curb and gutter adjacent to the project site and mill and
resurface the full width of the roadway on the following streets and avenues:
Plaza Street between Thomas Avenue and Florida Avenue
Hibiscus Street between William Avenue and Florida Avenue
Elizabeth Street between William Avenue and Florida Avenue
Margaret Street between Thomas Avenue and Florida Avenue
Thomas Avenue between Plaza Street and Hibiscus Street
Thomas Avenue between Elizabeth Street and Margaret Street
Protect, to the maximum extent possible, the recently constructed improvements on
Grand Avenue, including lighting, signage, decorative features and street furniture. Any
damaged sidewalk, pavement, curb and gutter and specialty features shall be
replaced/repaired in kind to a pre -construction or better condition. Pre -construction
photographs are recommended.
On Florida Avenue between Plaza Street and Margaret Street, construct sidewalk, curb
and gutter and sod parkway with street trees on the south side of the roadway. Construct
new stormwater exfiltration drainage system and inlets. Mill and resurface the full
width of the roadway.
Construct sidewalk, curb and gutter across the Thomas Avenue opening on the west side
of Elizabeth Street.
Construct A.D.A compliant handicap ramps at all street intersections on the corners
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 sewer pipes adjacent to the building
site shall be required at the completion of the project. The streets and avenues adjacent
to the project site must be clear of dust and construction debris at all times,
If you have any questions concerning these comments, please call Mr. Leonard Helmers,
Professional Engineer IV, at extension 1221.
NI/LJH/ms
9 4to
c: Max Strang Architecture
3326 Mary Street, #301
Miami, Fl. 33133
Nzeribe Ihekwaba, Ph.D., P.E., Director of Public Works
Roberto Lavernia, Chief of Land Development, Planning Department
Development and Roadway Plans
Central
C I T Y 0 F MIA MI
PLANNING AND ZONING DEPARTMENT
URBAN DEVELOPMENT REVIEW BOARD (UDRB)
RESOLUTION FOR RECOMMENDATION
UDRB MEETING 0 7- 2 0- 2 0 1 1
Note: The Project GROVE VILLAGE includes 6 blocks. The applicants submitted 4 of them to
the UDR Board (Nassau, Grand Bahama, Bimini and Paradise Island), since the other two (Freeport
and Abaco) have not been changed after the UDRB approval in 2008.The Board decided to give
their recommendations block by block, complemented by general comments on the whole project
area.
OVERALL COMMENTS:
In general, the Board members support the project and recommend it to be approved after
addressing the general and particular block by block conditions stated below.
General conditions:
• Provide more details of the materials to be utilized. Samples and precedent photos are
encouraged.
• Screening details shall be provided.
• Lighting solutions shall be included.
• More detail, patterns and material samples of the surface treatments on the ground floor
shall be provided.
• Incorporate urban design elements to beautify and diversify the project.
Perla Gonzalez, UDRB Officer
Block by block conditions:
BLOCK 2: NASSAU
A motion was made by Robert Behar and seconded by Rudolph Moreno for a resolution
recommending to the director of the Department of Planning and Zoning to Deny the BLOCK 2
(Nassau) of the project GROVE VILLAGE located at 3400 Grand Avenue with a vote of
5 to 0.
Vote List:
Yes
No
Refused
Absent
Anthony Tzamtzis
X
■
■
■
Jesus Permuy
■
■
■
X
Robert Behar
X
■
■
■
Ernesto Santos
X
■
■
■
Robin Bosco
X
■
■
■
Dean Lewis
■
■
■
X
Rudolph Moreno
X
■
■
■
Willy Bermello
■
■
■
X
Reasons of Denial:
• The project does not respond to the Caribbean character envisioned for the neighborhood
due to the massiveness, elimination of design elements from the original MUSP,
unarticulated facades, lack of color and variety, lack of a human scale, uniformity in the use
of materials, and others. In order to help resolve these issues the applicant shall incorporate
the following :
- Include the arcade removed from the original MUSP. The retail area has been increased
in lieu of the colonnade.
- Articulate the facades vertically and horizontally. Differences in height and volume shall
be applied in order to diminish the massiveness and obtain more of a human scale.
- Use variety in color as a component to break up the massiveness of the facades as well as
to obtain a Caribbean character.
- Use a variety of materials instead of stone only at the ground floor, to enrich the
pedestrian experience. Different textures and colors are recommended.
e Provide liners to the garage facade fronting Grand Avenue and Elizabeth Street.
• The connectors from garages to office areas shall be more open.
• The surface parking on the North facade facing Florida Avenue and abutting two single
family residences shall be removed.
Attest:
Franciscd Clarcia. Director
Peri
ez, UDRB Officer
BLOCK 3: GRAND BAHAMA
A motion was made by Robert Behar and seconded by Rudolph Moreno for a resolution
recommending to the director of the Department of Planning and Zoning to Deny the BLOCK 3
(Grand Bahama) of the project GROVE VILLAGE located at 3400 Grand Avenue with a vote
of 5 to 0.
Vote List:
Yes
No
Refused
Absent
Anthony Tzamtzis
X
•
•
•
Jesus Permuy
■
■
■
X
Robert Behar
X
■
■
■
Ernesto Santos
X
■
■
■
Robin Bosco
X
■
■
■
Dean Lewis
■
■
■
X
Rudolph Moreno
X
■
■
■
Willy Bermello
■
■
■
X
Reasons of Denial:
• The storefront line shall be moved back and the colonnade removed from the original
MUSP application shall be replaced.
• Lack of articulation in the facades, especially the garage facsade. The first three levels
must be broken up to conceal garage openings. A less formal style shall be considered.
Variety in colors, texture, materials, height and volume are requested in order to attain
the requested Caribbean character.
• Eliminate the angle parking to take advantage of this area in benefit of the colonnade
and pedestrian pathway.
• The site plan shall show the landscape buffering of existing residences provided in the
landscape plans.
BLOCK 4: BIMINI
A motion was made by Anthony Tzamtzis and seconded by Rudolph Moreno for a resolution
recommending to the director of the Department of Planning and Zoning to Approve with
Conditions the BLOCK 4 (Bimini) of the project GROVE VILLAGE located at 3400 Grand
Avenue with a vote of 4 to 0.
Vote List:
Yes
No
Refused
Absent
Anthony Tzamtzis
X
■
■
■
Jesus Permuy
■
■
■
X
Robert Behar
■
■
■
X
Ernesto Santos
X
■
■
■
Robin Bosco
X
■
■
■
Dean Lewis
■
■
■
X
Rudolph Moreno
X
■
■
■
Willy Bermello
■
■
■
X
Conditions:
• Articulate the north facade facing Grand Avenue vertically and horizontally in order to
break up the continuity and massiveness of the overall design.
• Add variety to the design elements of the facades, such as fenestration, materials,
colonnade, textures, color, and other treatments, to achieve a Caribbean style envisioned
for the neighborhood and surroundings.
• Recover the colonnade from the original MUSP
• Eliminate the parking facing Thomas Avenue. The spaces can be provided within the
parking garage and improve the landscape areas abutting the proposed liner units.
• Study solutions to improve the pedestrian areas which are interrupted by numerous curb
cuts in the design.
• Add roofs that correspond with the rest of the fa9ade at the two ends of the North
Elevation.
Attest:
60/..
FranciscC—Garcia,
' erla S r onzalez, UDRB Officer
BLOCK 5: PARADISE ISLAND (8 story alternative)
A motion was made by Robin Bosco and seconded by Rudolph Moreno for a resolution
recommending to the director of the Department of Planning and Zoning to Deny the BLOCK 5
(Paradise Island-8 story alternative) of the project GROVE VILLAGE located at 3400 Grand
Avenue with a vote of 4 to 0.
Vote List:
Yes
No
Refused
Absent
Anthony Tzamtzis
X
■
■
■
Jesus Permuy
■
■
IN
X
Robert Behar
■
■
■
X
Ernesto Santos
X
■
■
■
Robin Bosco
X
■
■
■
Dean Lewis
■
■
■
X
Rudolph Moreno
X
■
■
■
Willy Bermello
■
■
■
X
Reasons to Deny:
• The proposed 8 story height is considered unacceptable and out of character for the
surrounding neighborhood.
BLOCK 5: PARADISE ISLAND (5 story alternative)
A motion was made by Robin Bosco and seconded by Rudolph Moreno for a resolution
recommending to the director of the Department of Planning and Zoning to Approve with
conditions the BLOCK 5 (Paradise Island - 5 story alternative) of the project GROVE
VILLAGE located at 3400 Grand Avenue with a vote of 4 to 0.
Vote List:
Yes
No
Refused
Absent
Anthony Tzamtzis
X
■
■
■
Jesus Permuy
■
■
■
X
Robert Behar
■
■
■
X
Ernesto Santos
X
■
■
■
Robin Bosco
X
■
■
■
Dean Lewis
■
■
■
X
Rudolph Moreno
X
■
■
■
Willy Bermello
■
■
IN
X
------1
Perl.i S. G•nzalez, , •RB Officer
BLOCK 5: PARADISE ISLAND (5 story alternative) Continued,
Conditions:
• Articulate the facades vertically and horizontally in order to attain variety in height and
width as a characteristic of the Caribbean style.
• Use a variety of materials at the base level to break up the uniformity of the pedestrian
level view.
Suggestions:
• Interrupt the long continuity of the interior corridors by creating a difference in one of the
units that would help to obtain more light entering and a more pleasant and humane
environment.
s
Attest:
e.,,trt-Francisc r a S. G, UDRB Officer
ANTI INTERNATIONAL AIRPORT
Commercial Airport:
Miami Intenwtional Airport
General Aviation Airports:
Dade -Collier Training & Transition
Homestead General
Kendall-Tamiami Executive
Opa-loclra
Opa-locka West
Ms. Ana Gelabert-Sanchez, Director
City of Miami
Department of Planning & Zoning
444 SW 217d Street, 3rd Floor,
Miami, FL 33130
April 26, 2010
Miami -Dade Aviation Department
P.O. 13ox 025.504
Miami, Florida 33102-5504
T 305-876-7000 F 305-876-0948
www.miami-airport.com
RE: DN-10-04-335 Review of a Mixed Use Development (Grove Village MUSP
Project) to be Located at 3400 Grand Avenue, Miami, Florida
Dear Ms. Gelabert-Sanchez:
miamidade.gov
Based upon our cursory review of the project information provided to us, a maximum
project height of approximately 70 feet Above Mean Sea Level (AMSL) at the referenced
location conforms to the Zoning Ordinance for Miami International Airport.
This height determination is an estimate issued on a preliminary or advisory basis.
Please note that as a preliminary height determination it does not constitute approval by
MDAD for construction until coordination and a "No -Hazard" determination from the
Federal Aviation Administration (FAA) is obtained. Please note, any proposed
construction at this location reaching or exceeding 200 feet AMSL (Above Mean Sea
Level) is required to be filed with the Federal Aviation Administration (FAA) using Form
7460-1 `Notice of Proposed Construction Alteration for Determination of Known
Hazards'. In addition, any construction cranes for this project at this location reaching or
exceeding 200 feet AivISL must be filed by the construction contractor using the same
form. Thus, for any structure or crane reaching or exceeding 200 feet AMSL, 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 applicant may "e-file" online at
https://oeaaa.faa.gov.
April 26, 2010
Ms. Ana Gelabert-Sanchez
Page 2
This determination is based, in part, on the description provided to us, 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 MDAD.
Should you have any questions please feel free to cpnfact ie at 305-876-8080.
Res eictfiilly,
s, R.A.
f of Aviation Planning
JR/RB/er
C: Su nil Harman
Renee Bergeron
File Zoning
Miami -Dade County Public Schools
Superintendent of Schools
Alberto M. Carvalho
May 4, 2011
VIA ELECTRONIC MAIL
Ms. Lucia A. Dougherty c/o
Grove Village LLC
3250 Mary Street #200
Miami, Florida 33133
giving our students the world
Miami -Dade County School Board
Peria Tabares Hantman, Chair
Dr. Lawrence S. Feldman, Vice Chair
Dr. Dorothy Bendross-Mindingail
Carlos L. Curbelo
Renier Diaz de la Portilla
Dr. Wilbert "Tee" Holloway
Dr. Martin Karp
Dr. Marta Porez
Raquel A. Regalado
RE: PUBLIC SCHOOL CONCURRENCY DETERMINATION — EXTENSION No. 1
GROVE VILLAGE LLC
LOCATED AT 3400 GRAND AVENUE
SP0110080500296 - Folio No. 0141210074620
Dear Applicant:
We have processed your request to extend the school concurrency capacity reservation for the above -
referenced application, under Master Concurrency Number MA0110080500296. The school capacity
reservation for this Site Plan application will expire on September 2, 2012. Concurrency reservation
may be extended for additional one-year periods, provided 1) City of Miami confirms the application
is still valid; 2) you request an extension at least 120 days prior to the expiration date, via email
address concurrency@dadeschools.net, and 3) the total reservation period does not exceed six
years from the original effective date of this certificate.
Failure to request an extension at least 120 days prior to the expiration date will result in revocation
of the reservation, and a new application must be submitted. Extensions will be granted, upon
payment of the corresponding review fee and acknowledgement from the local government. The
reservation period may not exceed the term of the development approval issued by the City of
Miami.
Should you have any questions, please feel free to contact me at 305-995-4501.
Sin
Ivan M. Rodri. uez, R.A.
Director II
IMR:mo
L422
Attachment
cc: Ms. Ana Rijo-Conde, AICP
Ms. Vivian G. Villaamil
City of Miami
School Concurrency Master File
Facilities Planning, Design, and Sustainability
Ana Rijo-Conde, AICP, Eco-Sustainability Officer • 1450 N.E. 2nd Ave. • Suite 525 • Miami, FL 33132
305-995-7285.305-995-4760 (FAX) • arijo@dadeschools.net
Concurrency Management System (CMS)
Miami Dade County Public Schools
School Concurrency
Reservation Extension
Local Government Acknowledgement IV
MDCPS
Application
Number:
Date Application
Received:
Type of
Application:
Applicant's Name:
Address/Location:
Master Folio
Number:
Additional Folio
Number(s):
PROPOSED # OF
UNITS
SINGLE-FAMILY
DETACHED
UNITS:
SINGLE-FAMILY
ATTACHED
UNITS:
MULTIFAMILY
UNITS:
Miami -Dade County Public Schools
Concurrency Management System
School Concurrency Determination
SP0110080500296
8/5/2010 5:34:00 PM
Site Plan
Valid Until:
tea, aoja
Approved by: C
Date:
Local Government (LG): Miami
LG Application Number:
Sub Type:
Grove Village LLC at 3400 Grand Avenue
3250 Mary Street #200, Miami FI 33133
0141.210074620
0141210073800,
0141210073740,
0141210073780,
0141210073510,
0141210073480,
0141210073570,
0141210073380,
0141210073320,
0141210074410,
0141210074350,
0141210120250,
0141210120200,
0141210074700,
0141210120230,
0141210120270,
0141210074610,
0141210074560,
0141210120110,
251
4
21
226
0141210073690,
0141210073720,
0141210073790,
0141210073560,
0141210073630,
0141210073590,
0141210073300,
0141210074450,
0141210074430,
0141210074320,
0141210120300,
0141210074660,
0141210074460,
0141210120220,
0141210120290,
0141210074600,
0141210074550,
0141210073700,
0141210073770,
0141210073830,
0141210073490,
0141210073610,
0141210073660,
0141210073420,
0141210074340,
0141210074420,
0141210074390,
0141210074730,
0141210074670,
0141210074710,
0141210074650,
0141210120130,
0141210074590,
0141210074540,
08-00166mu
Redevelopment
0141210073710,
0141210073670,
0141210073820,
0141210073650,
0141210073550,
0141210073600,
0141210073410,
0141210074370,
0141210074400,
0141210074330,
0141210074640,
0141210074680,
0141210074720,
0141210120280,
0141210120150,
0141210074580,
0141210120160,
0141210073730,
0141210073760,
0141210073680,
0141210073470,
0141210073580,
0141210073370,
0141210073400,
0141210074440,
0141210074360,
0141210074380,
0141210120210,
0141210074690,
0141210070240,
0141210120260,
0141210120140,
0141210074570,
0141210120120,
CONCURRENCY SERVICE AREA SCHOOLS
CSA
Id
Facility Name
Net Available
Capacity
Seats
Required
Seats
Taken
LOS
Met
Source Type
5561
PRANCES S TUCKER
ELEMENTARY
149
22
22
YES
Current CSA
6741
PONCE DE LEON MIDDLE
60
10
10
YES
Current CSA
7071
CORAL GABLES SENIOR
HIGH
-407
14
0
NO
Current CSA
7071
CORAL GABLES SENIOR
HIGH
61
14
14
YES
Current CSA Five
Year Plan
ADJACENT SERVICE AREA SCHOOLS
'An Impact reduction of 14 ;01%o included for charter and magnet schools (Schools of Choice).
MDCPS has conducted a public school concurrency review for this application and has determined that it DOES
MEET (Concurrency Met) all applicable LOS Standards for a Final Development order as adopted in the local
Government's Educational Element and incorporated in the Interlocal Agreement for Public School Facility Planning
in Miami -Dade County.
Master
Concurrency MA0110080500296
Number:
Issue Date: 9/2/.
Expiration
Date:
V
:01:11 AM
:0':1
CPS Administrator
Total
Number 251
of Units:
Capacity
Reserved: Ele
e:10 / Senior: 14
MDCPS Authorize • Signature
1450 NE Avenue, Room 525, Miami, Florida 33132 / 305-995-7634 / 305-995-4760 fax /
concurrency@dadeschools.net
,n Op
.
0,-
City of Miami
Public School Concurrency
Concurrency Management System Entered Requirements
Applicant Fields
Information
Application Type
Public Hearing
Application Sub -Type
Zoning
Application Name *
Grove Village
Application Phone *
305-859-8915 Ext. 214
Application Email *
mnee@pointegroupadvisors.com
Application Address *
2840 SW 3 Avenue, #100, Miami, F133133
Contact Fields
Information
Contact Name *
Lucia A. Dougherty
Contact Phone *
305-579-0603
Contact Email *
doughertyl@gtlaw.com
Local Govt. Name
City of Miami
Local Govt. Phone
305-416-1400
Local Govt. Email
GDGay a.ci.miami.il.us
Local Govt. App. Number (OFFICIAL USE ONLY)
Property Fields
Information
Master Folio Number *
See attached
Additional Folio Number
Total Acreage *
approx. 12.049 acres
Proposed Land Use/Zoning *
Restricted Commercial
Single -Family Detached Units *
4
Single -Family Attached Units (Duplex) *
18
Multi -Family Units *
241
Total # of Units *
263
Redevelopment Information (MUSPs) - Re -development applications are for those vacant sites for which a local
government has provided vested rights; or for an already improved property which does not have to be re -platted as
deemed by the local govemment. The number of units to be input into the CMS is the net difference between the existing
vested number of units and the newly proposed number of units.
Example: an existing 20-unit structure will be torn down for redevelopment. The newly proposed development calls
for 40 total units. Local government shall input 20 units in the CMS (net difference between the 20 units vested less
the newly proposed 4 units).
Required Fields for Application *
a
Owner(s)/Attorney/Applicant
STATE OF FLORIDA
COUNTY OF MIAMI DADS
The foregoing was acknowledged before me this I day of
who is a(n) individual/partner/agent/corporation of o--L(_e 2 /.J Ja(n)
individual/partnership/corporation. He/She is personally known to me or w as produc d
as identification and who did (did not) take an oath.
(Stamp)
Z600E 33 # UOISSIwwO3
1710Z 'LZ daS sandx3 •wwo0 All
ep!1OJd Jo Non - O!IQnd die1oN ' ; ``•/ ° c
Z119IJ300E1 10S11itlW
Superintendent of Schools
Alberto M. Carvalho
September 2, 2010
VIA ELECTRONIC MAIL
Ms. Lucia A. Dougherty c/o
Grove Village LLC
3250 Mary Street #200
Miami, FI 33133
RE: SCHOOL CONCURRENCY DETERMINATION
GROVE VILLAGE LLC
LOCATED AT 3400 GRAND AVENUE
SP0110080500296 — Folio No. 0141210074620
Dear Applicant:
r students the world
. County School daC=iai a d ,'l
Dr. Solomon C. Stinson, Chair
Perla Tabares Hantrnan. Vice Chair
Agustin J. Barrera
Ranier Diaz de la Portilla
Dr. Lawrence S. Feldman
Dr. Wilbert 'Tee" Holloway
Dr. Marlin Stewart Karp
Ana Rivas Logan
Dr. Marta Perez
Pursuant to State Statutes and the Interlocal Agreements for Public School Facility Planning in Miami -
Dade County, the above -referenced residential development application was reviewed for compliance
with Public School Concurrency. Accordingly, attached please find the District's School Concurrency
Determination. As you will note, the applicable Level of Service (LOS) standards of 100% Florida
Inventory of School Housing (FISH) have been met at the three school levels and as such, capacity has
been reserved for a one year period, under Master Concurrency Number MA0110080500296.
The reservation term for this Site Plan application will expire on September 2, 2011. Concurrency
reservation may be extended for additional one-year periods, provided 1) the City confirms the application
is still valid; 2) you request an extension at least 120 days prior to the expiration date, via email address
concurrency@dadeschools.net; and 3) the total reservation period does not exceed six years from the
original effective date of this certificate.
Failure to request an extension at least 120 days prior to the expiration date will result in revocation of the
reservation, and a new application must be submitted. Extensions will be granted, upon payment of the
corresponding review fee and acknowledgement from the local government. The reservation period may
not exceed the term of the development approval issued by the City of Miami.
Should you have any questions, please feel free to co tact me at 305-995-4501.
Sinc
Ivan M. Rodriguez, R.A.
Director II
IMR:mo
L101
Attachment
cc: Ms. Ana Rijo-Conde, AICP City of Miami
Mr. Fernando Albuerne School Concurrency Master File
Ms. Vivian G. Villaamil
Department of Planning, Design and Sustainability
Ana Rijo-Conde, AICP, Eco-Sustainability Officer • 1450 N.E. 2 Ave. • Suite 525 • Miami, FL 33132
305-995-7285 • (FAX) • 305-995-4760 • arijo@dadeschools.net
Concurrency Management System (CMS)
Miami Dade County Public Schools
MDCPS
Application
Number:
Date Application
Received:
Type of
Application:
Miami -Dade County Public Schools
Concurrency Management System
School Concurrency Determination
SP0110080500296 Local Government (LG):
8/5/2010 5:34:00 PM LG Application Number:
Site Plan
Sub Type:
Applicant's Name: Grove Village LLC at 3400 Grand Avenue
Address/Location: 3250 Mary Street #200, Miami FI 33133
Master Folio
Number:
Additional Folio
N u m ber(s):
PROPOSED # OF
UNITS
SINGLE-FAMILY
DETACHED
UNITS:
SINGLE-FAMILY
ATTACHED
UNITS:
MULTIFAMILY
UNITS:
0141210074620
0141210073800,
0141210073740,
0141210073780,
0141210073510,
0141210073480,
0141210073570,
0141210073380,
0141210073320,
0141210074410,
0141210074350,
0141210120250,
0141210120200,
0141210074700,
0141210120230,
0141210120270,
0141210074610,
0141210074560,
0141210120110,
251
4
21
226
0141210073690,
0141210073720,
0141210073790,
0141210073560,
0141210073630,
0141210073590,
0141210073300,
0141210074450,
0141210074430,
0141210074320,
0141210120300,
0141210074660,
0141210074460,
0141210120220,
0141210120290,
0141210074600,
0141210074550,
0141210073700,
0141210073770,
0141210073830,
0141210073490,
0141210073610,
0141210073660,
0141210073420,
0141210074340,
0141210074420,
0141210074390,
0141210074730,
0141210074670,
0141210074710,
0141210074650,
0141210120130,
0141210074590,
0141210074540,
Miami
08-00166mu
Redevelopment
0141210073710,
0141210073670,
0141210073820,
0141210073650,
0141210073550,
0141210073600,
0141210073410,
0141210074370,
0141210074400,
0141210074330,
0141210074640,
0141210074680,
0141210074720,
0141210120280,
0141210120150,
0141210074580,
0141210120160,
0141210073730,
0141210073760,
0141210073680,
0141210073470,
0141210073580,
0141210073370,
0141210073400,
0141210074440,
0141210074360,
0141210074380,
0141210120210,
0141210074690,
0141210070240,
0141210120260,
0141210120140,
0141210074570,
0141210120120,
CONCURRENCY SERVICE AREA SCHOOLS
CSA
Id
Facility Name
Net Available
Capacity
Seats
Required
Seats
Taken
LOS
Met
Source Type
5561
PRANCES S TUCKER
ELEMENTARY
149
22
22
YES
Current CSA
6741
PONCE DE LEON MIDDLE
60
10
10
YES
Current CSA
7071
CORAL GABLES SENIOR
HIGH
-407
14
0
NO
Current CSA
7071
CORAL GABLES SENIOR
HIGH
61
14
14
YES
Current CSA Five
Year Plan
ADJACENT SERVICE AREA SCHOOLS
*An Impact reduction of 14.01% included for charter and magnet schools (Schools of Choice).
MDCPS has conducted a public school concurrency review for this application and has determined that it DOES
MEET (Concurrency Met) all applicable LOS Standards for a Final Development order as adopted in the local
Government's Educational Element and incorporated in the Interlocal Agreement for Public School Facility Planning
in Miami -Dade County.
Master
Concurrency MA0110080.500296
Number:
Issue Date: 9/2/2
Expiration
Date:
V
:01:11 AM
MDCPS Administrator
Total
Number 251
of Units:
Capacity E
Reserved:
MDCPS Authorize
Ie:10 / Senior: 14
Signature
1450 NE Avenue, Room 525, Miami, Florida 33132 / 305-995-7634 / 305-995-4760 fax /
concurrency@dadeschools.net
Superintendent of Schools
Alberto M. Carvalho
October 12, 2011
VIA ELECTRONIC MAIL
Lucia A. Dougherty, Esquire
2840 SW 3 Avenue, Suite 100
Miami, Florida 33133
RE: SCHOOL CONCURRENCY DETERMINATION
GROVE VILLAGE (08-00166mu)
LOCATED AT 3400 GRAND AVENUE
SP0111100400189 - Folio No. 0141210074620
Dear Applicant:
giving our students the world
Miami -Dade County School Board
Perla Tabares Hantman, Chair
Dr. Lawrence S. Feldman, Vice Chair
Dr. Dorothy Bendross-Mindingall
Carlos L. Curbelo
Ranier Diaz de la Portilla
Dr. Wilbert `Tee" Holloway
Dr. Martin Karp
Dr. Marta Perez
Raquel A. Regalado
Pursuant to State Statutes and the Interlocal Agreements for Public School Facility Planning in Miami -
Dade County, the above -referenced residential development application was reviewed for compliance
with Public School Concurrency. Accordingly, attached please find the District's School Concurrency
Determination. As you will note, the applicable Level of Service (LOS) standards of 100% Florida
Inventory of School Housing (FISH) have been met at the three school levels and as such, capacity has
been reserved for a one year period, under Master Concurrency Number MA0111100400189.
The reservation term for this Site Plan application will expire on October 9, 2012. Concurrency
reservation may be extended for additional one-year periods, provided 1) City of Miami confirms the
application is still valid; 2) you request an extension at least 120 days prior to the expiration date, via
email address concurrency@dadeschools.net; and 3) the total reservation period does not exceed six
years from the original effective date of this certificate.
Failure to request an extension at least 120 days prior to the expiration date will result in revocation of the
reservation, and a new application must be submitted. Extensions will be granted, upon payment of the
corresponding review fee and acknowledgement from the local government. The reservation period may
not exceed the term of the development approval issued by the City of Miami.
Should you have any questions, please feel free to contact me at 305-995-4501.
IMR:mo
L190
Enclosure
cc: Ms. Ana Rijo-Conde, AICP
Ms. Vivian G. Villaamil
City of Miami
School Concurrency Master File
Sincer
Ivan M. Rodriguez, R.A.6/5
Director I
Facilities Planning, Design and Sustainability
Ana Rijo-Conde, AICP, Eco-Sustainability Officer. 1450 N.E. 2nd Ave. • Suite 525 • Miami, FL 33132
305-995-7285. 305-995-4760 (FAX) • arijo@dadeschools.net
Application Details
Page 1 of 1
Conturrency Mcmagernent System (CMS)
Miami Dade County Public Schools
MDCPS Application Number:
Date Application Received:
Type of Application:
Applicant's Name:
Address/Location:
Master Folio Number:
Additional Folio Number(s):
PROPOSED # OF UNITS
Miami -Dade County Public Schools
Concurrency Management System
School Concurrency Determination
SP0111100400189
10/4/2011 4:34:14 PM
Site Plan
Local Government (LG):
LG Application Number:
Sub Type:
Grove Village
2840 SW 3 Avenue, #100, Miami FL 33133
0141210074620
12
SINGLE-FAMILY DETACHED UNITS: 0
SINGLE-FAMILY ATTACHED UNITS: 0
MULTIFAMILY UNITS:
12
Miami
08-00166mu
Redevelopment
CONCURRENCY SERVICE AREA SCHOOLS
CSA
Id
Facility Name
Net Available
Capacity
Seats
Required
Seats
Taken
LOS
Met
Source Type
5561
PRANCES S TUCKER
ELEMENTARY
99
1
1
YES
Current CSA
6741
PONCE DE LEON MIDDLE
-13
0
0
YES
Current CSA
7071
CORAL GABLES SENIOR
HIGH
-398
1
0
NO
Current CSA
7071
CORAL GABLES SENIOR
HIGH
0
1
0
NO
Current CSA Five
Year Plan
ADJACENT SERVICE AREA SCHOOLS
7341
MIAMI JACKSON SENIOR
HIGH
1047
1
1
YES
Adjacent CSA
*An Impact reduction of 17.04% included for charter and magnet schools (Schools of Choice).
MDCPS has conducted a public school concurrency review for this application and has determined that it DOES
MEET (Concurrency Met) all applicable LOS Standards for a Final Development order as adopted in the local
Government's Educational Element and incorporated in the Interlocal Agreement for Public School Facility Planning
in Miami -Dade County.
Master
Concurrency MA0111100400189
Number:
Issue Date: 10/10/2111 2:01:07 PM
Expiration
Date:
CPS Administrator
Total
Number 12
of Units:
Capacity
Reserved: Elementary: / Micjdle 0 / Senior: 1
MDCPS Authorized Signature
1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7634 / 305-995-4760 fax /
concurrency@dadeschools.net
http://gi s-webO l . dadeschools.net/MDS CM S W eb/printapplicationdetails. aspx?appNum=S... 10/10/2011
Exhibit "A"
Freeport Block
GV Freeport LLC - Owner/ Contract Purchaser
3545 Grand Avenue - 01-4121-007-3800
3508 Florida Avenue - 01-4121-007-3690
3540 Florida Avenue - 01-4121-007-3700
3548 Florida Avenue - 01-4121-007-3710
3576 Florida Avenue - 01-4121-007-3730
3582 Florida Avenue - 01-4121-007-3740
Edna Mae and Thomas Dermeritte, Owner/GV Freeport LLC as Contract Purchaser
3558 Florida Avenue - 01-4121-007-3720
Freeport Development of Village West Corp. Owner/GV Freeport LLC as Contract Purchaser
3585 Grand Avenue - 01-4121-007-3770
Stirrup Properties Inc.- Owner/GV Freeport LLC as Contract Purchaser
3500 Florida Avenue - 01-4121-007-3670
West Group Development Corp.- Owner/GV Freeport LLC as Contract Purchaser
3597 Grand Avenue - 01-4121-007-3760
3567 Grand Avenue - 01-4121-007-3780
3547 Grand Avenue - 01-4121-007-3790
3501 Grand Avenue - 01-4121-007-3830
Paradise Island Development Corporation - Owner/GV Freeport LLC as Contract Purchaser
3535 Grand Avenue - 01-4121-007-3820
3506 Florida Avenue - 01-4121-007-3680
MIA 180,414.289v1 2-2-09
Nassau Block
GV Nassau LLC - Owner/Contract Purchaser
3440 Florida Avenue - Folio No. 01-4121-007-3510
3361 Hibiscus Street - Folio No. 01-4121-007-3560
3422 Florida Avenue - Folio No. 01-4121-007-3490
3415 Grand Avenue - Folio No. 01-4121-007-3650
Nassau Development of Village West Corp- Owner/GV Nassau LLC as Contract Purchaser
3400 Florida Avenue - Folio No. 01-4121-007-3470
3412 Florida Avenue - Folio No. 01-4121-007-3480
3441 Grand Avenue - Folio No. 01-4121-007-3630
3461 Grand Avenue - Folio No. 01-4121-007-3610
George A. & Dazelle Simpson -Owner/GV Nassau LLC as Contract Purchaser
3472 Florida Avenue - Folio No. 01-4121-007-3550
3485 Grand Avenue - Folio No. 01-4121-007-3580
Stirrup Properties Inc. - Owner/GV Nassau LLC as Contract Purchaser
3495 Grand Avenue - Folio No. 01-4121-007-3570
Paradise Island Development Corporation- Owner/GV Nassau LLC as Contract Purchaser
3475 Grand Avenue - Folio No. 01-4121-007-3590
3401 Grand Avenue - Folio No. 01-4121-007-3660
Andros Development Corp.- Owner/GV Nassau LLC as Contract Purchaser
3471 Grand Avenue - Folio No. 01-4121-007-3600
MIA 180, 414, 289v1 2-2-09
Grand Bahamas Block
GV Grand Bahama, LLC- Owner/Contract Purchaser
3370 Florida Avenue- Folio No. 01-4121-007-3370 (3370 Fla Ave LLC)
3380 Florida Avenue- Folio No. 01-4121-007-3380
Jarrette Bay Investments Corp.- Owner/GV Bahama, LLC as Contract Purchaser
3301 Grand Avenue- Folio No. 01-4121-007-3300
Grand Bahamas Dev of Village West Corp - Owner/GV Bahamas LLC as Contract Purchaser
3355 Grand Avenue- Folio No. 01-4121-007-3420
3375 Grand Avenue- Folio No. 01-4121-007-3410
3395 Grand Avenue- Folio No. 01-4121-007-3400
Twyman E. Bentley, Jr.
3340 Florida Avenue - Folio No. 01-4121-007-3320
MIA 180,414,289v1 2-2-09
Bimini Block
GV Bimini LLC - Owner/Contract Purchaser
3428 Hibiscus Street- Folio No. 01-4121-007-4450
3522 Grand Avenue- Folio No. 01-4121-007-4340
3574 Grand Avenue- Folio No. 01-4121-007-4370
3509 Thomas Avenue- Folio No. 01-4121-007-4440
3551 Thomas Avenue- Folio No. 01-4121-007-4410
3521 Thomas Avenue- Folio No. 01-4121-007-4430
3547 Thomas Avenue- Folio No. 01-4121-007-4420
3559 Thomas Avenue- Folio No. 01-4121-007-4400
Andros Development Corporation - Owner/GV Bimini, LLC Contract Purchaser
3560 Grand Avenue- Folio No. 01-4121-007-4360
Paradise Island Development Corporation- Owner/ GV Bimini LLC/Contract Purchaser
3530 Grand Avenue - Folio No. 01-4121-007-4350
Bimini Development of Village West Corp. Owner/GV Bimini LLC/Contract Purchaser
3410 Hibiscus Street- Folio No. 01-4121-007-4320
George and Dazelle Simpson - Owner/GV Bimini LLC Contract Purchaser
3577 Thomas Avenue- Folio No. 01-4121-007-4390
West Group Development Corporation - Owner/GV Bimini Contract Purchaser
3520 Grand Avenue- Folio No. 01-4121-007-4330
Stirrup Properties, Inc. - Owner/GV Bimini LLC Contract Purchaser
3587 Thomas Avenue- Folio No- 01-4121-007-4380
MIA 180,414,289v1 2-2-09
Paradise Island Block
GV Paradise Island LLC - Owner/Contract Purchaser
3460 Thomas Avenue - Folio No. 01-4121-012-0250
3456 Elizabeth Street- Folio No. 01-41121-012-0300
3449 Hibiscus Street- Folio No. 01-4121-007-4730
3428 Grand Avenue- Folio No. 01-4121-007-4640
3407 Thomas Avenue- Folio No. 01-4121-012-0210
3420 Elizabeth Street- Folio No. 01-4121-012-0200
Paradise Island Development Corporation - Owner/GV Paraclise Island LLC Contract Purchaser
3440 Grand Avenue - Folio No. 01-4121-007-4660
3456 Grand Avenue- Folio No. 01-4121-007-4670
3396 Grand Avenue- Folio No. 01-4121-007-4680
3401 .Hibiscus Street- Folio No. 01-4121-007-4690
3241 Hibiscus Street - Folio No. 01-4121-007-4700
3435 Hibiscus Street- Folio No. 01-4121-007-4460
3441 Hibiscus Street- Folio No. 01-4121-007-4710
3445 Hibiscus Street- Folio No. 01-4121-007-4720
3454 Thomas Avenue- Folio No. 01-4121-012-0240
3432 Grand Avenue- Folio No. 01-4121-007-4650
Centermidl0, LLC
3441 Thomas Avenue- Folio No. 01-4121-012-0230
George A. and Dazelle Simpson, Owners/GV Paradise Island LLC Contract Purchaser
3439 Thomas Avenue- Folio No. 01-4121-012-0220
City of Miami
3400 Grand Avenue- Folio No. 01-4121-007-4620
Christ Episcopal Church, Inc. - Owner/GV Paraclise Island LLC Contract Purchaser
3430 Thomas Avenue - Folio No. 01-4121-012-0280
3452 Thomas Avenue - Folio No. 01-4121-012-0260
Christ Protestant Episcopal Church, Inc. - Owner/GV Paradise Island LLC Contract Purchaser
3440 Thomas Avenue - Folio No. 01-4121-012-0270
3454 Elizabeth Street - Folio No. 01-4121-012-0290
MIA 180414289v1 May 15, 2010
Abaco Block
GV Abaco LLC- Owner and Contract Purchaser
3335 Thomas Avenue - Folio No. 01-4121-012-0130
3353 Thomas Avenue - Folio No. 01-4121-012-0150
3341 Thomas Avenue - Folio No. 01-4121-012-0140
Grand Abaco Development of Village West Corp. -
Owner/ GV Abaco LLC as Contract Purchaser
3384 Grand Avenue - Folio No. 01-4121-007-4610
3364 Grand Avenue - Folio No. 01-4121-007-4600
3354 Grand Inc.- Owner/ GV Abaco LLC as Contract Purchaser
3354 Grand Avenue- Folio No. 01-4121-007-4590
High Hopes, Inc.- Owner/ GV Abaco LLC as Contract Purchaser
3340 Grand Avenue - Folio No. 01-4121-007-4580
Grand Abaco Development II. Corp. -
Owner/ GV Abaco LLC as Contract Purchaser
3330 Grand Avenue - Folio No. 01-4121-007-4570
3324 Grand Avenue - Folio No. 01-4121-007-4560
3320 Grand Avenue - Folio No. 01-4121-007-4550
3310 Grand Avenue - Folio No. 01-4121-007-4540
Shiela Bullard, Owner / GV Abaco LLC as Contract Purchaser
3363 Thomas Avenue - Folio No. 01-4121-012-0160
George & Dazelle Simpson, Owner / GV Abaco LLC as Contract Purchaser
3325 Thomas Avenue - Folio No. 01-4121-012-0120
Stirrup Properties, Inc. - Owner / GV Abaco LLC as Contract Purchaser
3315 Thomas Avenue - Folio No. 01-4121-012-0110
MIA 180;414,289v1 2-2-09
LEGAL DESCRIPTION:
Lots 1 through 8 and 10 through 18, Block 24, LESS the South 10 feet thereof, of AMENDED
PLAT OF THE FROW HOMESTEAD, according to the Plot thereof, ❑s recorded in Plat Book B, Page
106, of the Public Records of Miami-Dode County, Florida.
(SHEET 3)
AND
Lots 1 through 18, Block 27, LESS the North 10 feet thereof, of AMENDED PLAT OF THE FROW
HOMESTEAD, according to the Plat thereof, os recorded in Plot Book B, Page 106, of the Public
Records of Miami -Dade County, Florida.
(SHEET 4)
AND
Lots 1 through 3, 5, and 9 through 20, Block 23, LESS the South 10 feet thereof, of AMENDED
PLAT OF THE FROW HOMESTEAD, according to the plat thereof, as recorded in Plat Book "B",
Page 106, of the Public Records of Miami -Dade County, Florida.
(SHEET 5)
AND
Lots 22 through 30, Lot A, and the West 1/2 of Lot 21, Block 28, AMENDED PLAT OF THE
FROW HOMESTEAD, according to the Plot thereof, as recorded in Plat Book B, Page 106, of the
Public Records ❑f Miami --bode County, Florida, LESS the North 10 feet and the West 1.50 feet
of said Block 28.
TOGETHER WITH
Lots 18 through 22 of DE HEDOUVILLE'S SUBDIVISION, according to the Plat thereof, as recorded
in Plat Book 8, Page 150, of the Public Records of Miami --Dade County, Florida.
(SHEET 6)
AND
Lots 31 and 32, Block 28 of AMENDED PLAT OF THE FROW HOMESTEAD, according to the plat
thereof, cis recorded in Plat Book "B", Page 106, of the Public Records of Miami -Dade County,
Florida, LESS the West 1.50 feet of said Block 28_
TOGETHER WITH
Lots 23, 24, 25, 26 and 27, ❑f DE HEDOUVILLE'S SUBDIVISION, according to the plot thereof, as
recorded in Plot Book "B", Page 150, of the Public Records of Miami -Dade County, Florida.
(SHEET 7)
AND
Lots 1, 2, 7, 8, 10 through 18, and the East 39.25 feet of Lot 3 Block 22, LESS the South 10
feet of sold Lots 1 1 through 18, of AMENDED PLAT OF THE FROW HOMESTEAD, according to the
Plat thereof, as recorded in Plot Book B, Page 106, of the Public Records of Miami -Dade
County, Florida.
(SHEET 8)
AND
The West 1/2 of Lot 11, LESS the North 10 feet ❑nd Lots 12 through 19. LESS the North 10
feet thereof, ❑nd the East 1/2 of Lot 20, LESS the North 10 feet thereof, of Block 28 of
AMENDED PLAT OF THE FROW HOMESTEAD, according to the plat thereof, as recorded in Plat
Book "B`", Page 106. Together with Lots 10 through 15 of DE HEDOUVILLE'S SUBDIVISION,
according to the plot thereof, as recorded in Plat Book B, Page 150, both being recorded in
the Public Records of Miami --Dade County, Florida.
(SHEET 9)
EXHIBIT B
GROVE VILLAGE
[S A SIX BLOCK MIXED USE DEVELOPMENT PROGRAM (SEE ATTACHED GRAPY)
FRONTING ON GRANT) AVENUE BETWEEN PLAZA AND MARGARET STREETS, REQUIRING A
MAJOR USE SPECIAL PERMIT (MUSP) AS FURTHER DESCRIBED BELOW, FOR CLARITY AND
CONSISTENCY PURPOSES, THE SITE PLAN IS LABELED BY BLOCKS AS FREEPORT, :BIMINI,
ABACO, NASSAU, PARADISE ISLAND, AND GRAND BAHAMA.
1. ALL BLOCKS BETWEEN FLORIDA AVENUE ON THE NORTH AND THOMAS AVENUE
ON THE SOUTH, BETWEEN PLAZA STREET ON THE WEST AND MARGARET STREET
ON THE EAST. EXCLUSIVE OF THOSE LOTS INDICATED AS NOT PART ON THE
SURVEY.
2. THE BLOCK BETWEEN THOMAS AVENUE ON THE NORTH AND WILLIAM AVENUE
ON THE SOUTH, BETWEEN HIBISCUS STREET ON THE WEST AND ELIZABETH
STREET ON THE EAST.
CURRENT ZONING DESIGNATION FOR ALL SIX BLOCKS:
(1) O, OFFICE
(2) SD-2, COCONUT GROVE CENTRAL COMMERCIAL DISTRICT
(3) R-1, SINGLE FAMILY RESIDENTIAL DISTRICT
(4) R-2, TWO FAMILY RESIDENTIAL DISTRICTS
(5) SD-28, VILLAGE WEST ISLAND SPECIAL OVERLAY DISTRICT
(6) NCD-3, COCONUT GROVE NEIGHBORHOOD CONSERVATION DISTRICT
Please note that the blocks entitled, Abaco, Nassau, Paradise Island and Grand Bahama are being rezoned in
connection with this MUSP application. However the blocks entitled Freeport and Bimini are not seeking a
rezoning along with this MUSP application.
PROPOSED RE -ZONING DESIGNATIONS FOR
NASSAU, GRAND BAHAMA, ABACO AND PARADISE ISLAND
(1) SD-2, COCONUT GROVE CENTRAL COMMERCIAL DISTRICT (NASSAU & GRAND BAHAMA)
(3) C-1, RESTRICTED COMMERCIAL DISTRICT (PARADISE ISLAND AND ABBACO)
ALL DESIGNATIONS INCLUDE AN SD-28, VILLAGE WEST ISLAND SPECIAL OVERLAY
DISTRICT AND AN NCD-3, COCONUT GROVE NEIGHBORHOOD CONSERVATION DISTRICT
Pursuant to Zoning Ordinance 11000, as amended, the Zoning Ordinance of the City of Miami,
Florida, the subject proposal for GROVE VILLAGE located as described above in Coconut Grove,
Florida, has been submitted and reviewed to allow an application for Major Use Special Permit,
subject to all applicable criteria;
APPLICATION FOR MAJOR USE SPECIAL PERMIT SUBJECT TO COMPLIAN C . TH
ZONING ORDINANCE 11.000 AND THE CITY CODE, AS AMENDED, AND TO ALL
APPLICABLE CRITERIA, CONSIDERATIONS AND/OR OTHER REGULATIONS
The proposed development "GROVE VILLAGE" will be comprised of six (6) mixed used
buildings as shown in the attached Development Program.
Note:
• For the base development program, the project will provide 1,820 off-street parking spaces
where 1,622 are required after applying parking reductions as per Section 917.7.1 on Nassau and
Grand Bahama buildings, and Section 917.7.2 on Paradise Island and Abbaco buildings.
Alternate developments will provide off-street parking as shown on plans.
• For the base development program, the project will provide 263 residential units (4 SF, 18 TH,
and 241 Multifamily), where 1,518 are allowed. Alternate developments will provide residential
and hotel units as shown on plans.
• For the base development program, the project will provide 284,800 square feet of residential
space, 173,929 square feet of Retail space, and 247,532 square feet of Office space, where
779,632 square feet is allowed. Alternate developments will provide residential, hotel, retail and
office space square feet as shown on plans.
• Maximum height of all mixed used structures will be 62 feet 0 inches AGL at mid span between
the roof ridge and eave (Freeport, Nassau, Grand Bahama, Bimini, and Abaco).
• Maximum height of Paradise Island structure will be 82 feet 0 inches AGL at mid span between
the roof ridge and eave.
• Approval of this Major Use Special Permit is contingent upon the rezoning of the four
designated blocks as proposed on MUSP application.
• The Grove Village overall development capacity cannot exceed or fall short the following
thresholds:
1. Maximum allowed density: 1,518 DU
2. Maximum allowed F.A.R: 799,750 SF
3. Minimum required Parking Spaces: 1,567
4. Minimum required Open Space: 74,319 SF
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, (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, (2), to allow a non-residential
development involving in excess of two hundred thousand (200,000) square feet of floor area;
MAJOR USE SPECIAL PERMIT, as per ARTICLE 17. Section 1701, (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, (11), to allow a multi -phase
development;
SPECIAL EXCEPTION, as per ARTICLE 8, Section 803.6.3, to allow a large-scale retail
establishment;
SPECIAL EXCEPTION, as per ARTICLE 9, Section 917.7.2, to allow reduon /n parking
requirements for multifamily residential development when located in Community Revitalization
Districts (CRD), particularly for blocks Paradise Island and :Bimini;
THIS MAJOR USE SPECIAL PERMIT encompasses the following SPECIAL PERMITS and
REQUESTS:
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 602.3.1, to allow new developments in
SD-2 district;
CLASS II SPECIAL PERMIT, as per ARTICLE 6, Section 628.3, to allow new developments in SD-
28 district;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 903.1, to allow a project that is designed
as a single site and it occupies lots divided by a street or alley;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 922.4, to allow maneuvering of trucks on
public rights -of -way with referral to Public Works Director;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 908.2, to allow driveways of width
greater than 25 feet;
CLASS II SPECIAL PERMIT, as per ARTICLE 9, Section 927, 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 906.9, 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 916.2.1, to allow parking for temporary
special event such as ground breaking ceremonies;
CLASS I SPECIAL PERMIT, as per ARTICLE 9, Section 918.2, 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 920.1.2, to allow 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 10.6.3.2, SD-2 Coconut Grove Central
Commercial District, 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.
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GROVE VILLAGE PROPOSED MIXED USE DEVELOPMENT PROGRAM
1. BASE DEVELOPMENT
2. ALTERNATIVE/ OPTION A FOR FREEPORT BLOCK
3. ALTERNATIVE/ OPTION B FOR BIMINI BLOCK
4. ALTERNATIVE/ OPTION C FOR BIMINI BLOCK
Description
Freeport
(Base)
(1.21)
Freeport
(Hotel)
(1.21)
Nassau
(Base)
(.86)*
Grand
Bahamas
(Base)
Bimini
(Base)
(1.01)
Bimini
(Office)
,' 3
Bimini
(Residential)
(1.21)**
Paradise
Island (Base)
(1.72)**
Abaco
(Base)
(1.72)
Totals (Base)
Totals (Hotel)
Totals (Res)
Totals (Office)
Allowed/Req.
Proposed
Allowed/Req.
Proposed
Allowed/Req.
Proposed
Allowed/Req.
Proposed
Single Family
4
4
-
-
-
-
-
4
4
4
4
-
Duplex/TH
-
-
-
-
8
-
10
1,514
18
-
18
18
Multi Family
-
-
-
-
-
223
12
241
320
320
Hotel Rooms
-
-
-
-
-
-
-
-
-
84
-
-
FAR S.F.R./
7,872
7,872
10,054
9,973
9,973
35,213
17,926
7,872
14,953
9,973
14,953
FAR Multi -Family
-
-
-
-
_
-
94,648
244,921
21,953
744,419
266,874
-
146,807
94,648
146,806
FAR Ret./Rest. (SF)
33,281
33,281
27,264
20,587
19,256
60,441
56,244
20,572
52,969
173,929
33,281
56,244
60,441
FAR Office (SF)
48,230
-
60,800
51610
86,892
62,971
-
-
-
247,532
-
-
-
62,971
FAR Hotel (SF)
-
35,216
-
-
-
-
-
-
-
-
35,216
-
-
Parldng Spaces
(S.F.R/ TH)
8
8
-
-
8
12
-
-
12
16
8
8
12
Parking Spaces
227
227
297
219
471
435
381
225
1,622
1,820
227
280
197
Loading 12x35
2
2
2
2
3
4
3
16
16
?
6
Loading 12x55
-
-
-
-
-
-
-
-
-
-
-
-
-
* Nassau (Base) - Denotes 90% of of 294 spaces required = 265 spaces (As per 917.7.1)
* Grand Bahamas (Base) - Denotes 90% of of 233 spaces required = 210 spaces (As per 917.7.1)
** Paradise Island (Base) / Bimini (Residential) - Requires Special Exception (As per Section 917.7.2)
S IISIHXE
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62.5 125
I I I I I
11000 Current Designations
atziel 1i
250 Feet
I I I
WILLIAM AVE
SD-28
FLORIDA AVE
GRAND AVE
61,lawrzK,866z�4
THOMAS AVE
��� 11000 Zoning 1,
W E
FLORIDA AVE
GRAND AVE
THOMAS AVE
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0 62.5 125
1Taare1:S:11
250 Feet
PARADISEtISLANDlBLOCK`FRONT�
1114r01-50"166'ro1
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WILLIAM AVE
FLORIDA AVE
GRAND AVE
THOMAS AVE
R-1
Planning Department Recommendations
1
5.18
FLORIDA AVE
GRAND AVE
1Taare1:S:11
SD-28
•r•
MINI BL'OCK4,/�
THOMAS AVE
0 It
V c— 0 62.5 125
250Feet
I
CD-3
WILLIAM AVE
20'
FLORIDA AVE
GRAND AVE
THOMAS AVE
Proposed
11000 Zoning
Miami 21 Current Designations
1-
(n
(n
U
FLORIDA AVE
T5-0
FREEPORRT
08-00166zc5
FLOCK
GRAND AVE
T3-R
o s -st I I rltgi artaiss
BIIVIINI BLOCK
MUM
venue
THOMAS AVE
Legend
ffected Parcels
NA URAL
Q 13 SUBURBAN
Q 14 GENERAL URBAN
1=IT5 URBAN CENTER
1=IT6-8* URBAN CORE
Q16-1Z URBAN CORE
QT6-24* URBAN CORE
1=11+36' URBAN CORE
1=1T648* URBAN CORE
QT6-66* URBAN CORE
16-811 URBAN CORE
1=ID1 WORKPLACE
Q D2 INDUSTRIAL
QD3 MARINE
GCS CIVIC SRACEIRARKS
�01 INSIIIUIIGNAL
MICI-HDHEALTH DISTRICT
T3-O
W
N
S
F
0 62.5 125 250 Feet
I I I I I I I I
BISCUS ST
ighborhood Conservation
PARADISE
T4-R
District
ISLAND BLOCK
:1i i
ELIZABETH
ISLAND
BLOCK
08-00166zc1
T3-R
REAR
WILLIAM AVE
FLORIDA AVE
GRAND AVE
THOMAS AVE
MARGARET ST
Miami 21 Zoning
T3-R
FLORIDA AVE
PM
FREEPORRT
FLOCK
08-00166zc5
T5-0
Filage We
1-
N
GRAND AVE
HIBISCUS ST
"Exhibit B"
T3-R
NASSAU
08-00166zc3
BLOCK
T5-O
Legend
IRffe4ed Parcels
NA URAL
Q 3 SUBURBAN
Q 14 GENERAL URBAN
1=1T5 URBAN CENTER
1=1T6-8* URBAN CORE
Q 16-1Z URBAN CORE
1=1T6-24* URBAN CORE
Q K+36' URBAN (WRE
1=1T648* URBAN CORE
1=1T6-60* URBAN CORE
16-811 URBAN WRE
1=1D1 WORKPLACE
Q D2 INDUSTRIAL
QD3 MARINE
GCS CIVIC SRACEIRARKS
�a OVI INSIIIUIIONAL
MICI-HDHEALTH DISTRICT
THOMAS AVE
T3-O
W
N
S
E
0 62.5 125 250 Feet
I I I I I I I I
HIBISCUS ST
PARADISE ISLAND BLOCK IC)NT
08-0011c1
PARADISE
ISLAND BLOCK Q REAR
08-00166zc1a
T5-O
T3-R
WILLIAM AVE
ELIZABETH ST
FLORIDA AVE
GRAND AVE
MARGARET ST
Proposed
Miami 21 Zoning
Q
J
a
Planning
Department
Recommendations
1-
D
T3-R
VI
age We
1-
N
FLORIDA AVE
T4-O
T3-R
IT4-a
I rNASSAU BLOCK
08 00il
166zc3
T3-R
T4-O
25'
GRAND AVE
land and harlesAvenue Neighb
BIMINI BLOCK
"IMMO'
rhood onservation District
THOMAS AVE
Legend
�ttectecl Parcels
T1 NATURAL
QT3 SUE -URBAN
1=1T4 GENERAL URBAN
I]T5 URBAN CENTER
I=1T6-8" URBAN CORE
- I6-12* URBAN WHt
MI T6-24* URBAN CORE
MI T6-36* URBAN CORE
MI T6-48* URBAN CORE
MIT6-60* URBAN CORE
MiT6-80* URBAN CORE
QD1 WORKPLACE
Q D2 INDUSTRIAL
MID3 MARINE
MI CS CI VIC SPACE/PARKS
ICI CI VIC INSTITUTIONAL
-CI-HD HEALTH DISTRICT
T3-O
W
N
S
E
0 62.5 125 250 Feet
I I I I I I I I
BISCUS ST
ELIZABETH ST
20'
PAR',DISE
T3-R
ISLAND
BLOCK
08-00166zc1a
WILLIAM AVE
T5-O
FL
GRAND
BAHAMA
08-00166zc2
GRAND AVE
T5-O
THOMAS AVE
T3-R
MARGARET ST
Restric
Miami 21 Zoning
1-
N
n
FLORIDA AVE
Single Family- Residentia
FREEPOIMI3LTOCK
08-001, 66zc5
GRAND AVE
HIBISCUS ST
"Exhibit D"
THOMAS AVE
Legend
ffected Parcels
utu re Land Use Designations
▪ Conservation
Public Earl¢ and Recreation
Commeraal Recreation'
▪ Mamie FaullOes"
Slnyle 1—dmlly Reslden0a1
Duplex Residential
Low Density Multifamily Residential
Medium Density Multifamily Residential:
High Density Multifamily Residential
Low Density Restricted Commercial
▪ Medium Density Restricted Commercial
▪ Restricted Commercial
▪ (xntial DusIness Uutnct 5'
▪ General Commerual
▪ Major I nsti[utonal, Public Faali[ies, Transportation and Unties
▪ L1ght Industrial
▪ Industrial
Not designated on map
Duplex Residentia
Low Density Restrictea
NASSAU
08-00166zc3
BLOCK
PARADISE
Restricted
PARADISE
BLOCK
FRONT'
Commercial
ISLAND
BLOCK
66zc1a
Medium.Density Restricted Commercial
25'
Single Family Residential
WILLIAM AVE
Single Family - Residential
25'
Commercial
ZABETH ST
w
FLORIDA AVE
GRAND AVE
Medium Density Restricted Commercial
Medium, Density Multifamily, Residential
THOMAS AVE
MARGARET ST
Future Land Use Map
THOMAS AVE
PARADISE ISLAND BLOCK
08-00166zc1a
' WILLIAM