HomeMy WebLinkAboutSubmittal-Mark Grafton-Powerpoint PresentationPROFESSIONAL
The Euclid Group
Consulting Principal - Planning,
Urban Design, Architecture
YEARS OF EXPERIENCE
30
EDUCATION
Master of Urban Design
University of Miami School of
Architecture
Bachelor of Architecture
University of Miami School of
Architecture
BA, History and Philosophy
University of Miami College of
Arts and Sciences
EXPERIENCE
Principal Consultant i 2020 to Present
The Euclid Group
Director of Planning i 2010 to 2020
City of Miami Department of
Planning and Zoning
Director of Planning i 2008 to 2010
Oppenheim Architecture +
Design
Senior Project Manager 12005 to 2008
Duany Plater-Zyberk
Zoning Administrator i 2002 to 2004
City of Miami Department of
Planning and Zoning
Assistant Director i 2000 to 2002
City of Miami Neighborhood
Enhancement Teams
FRANCISCO J. GARCIA
Consulting Principal
■
fgarcia@theeuclidgrp.com
(305) 431-7976
A planner, urban designer, and architect bytraining, Francisco leads designs for
new communities and urban redevelopment and revitalization projects in
America, Europe, Asia, and the MENA region. In his 30 years of professional
experience, he has held executive positions in the public and private sectors.
Francisco brings this experience and knowledge to effective leadership of
design workshops and charrettes and is frequently called upon to lecture
before government officials, developers, and citizen groups. He also effectively
advocates and mediates in complex entitlement processes.
RELEVANT EXPERIENCE / PROJECTS
MIAMI 21, CO-AUTHOR
Francisco's extensive tenure in Miami's local government has included leadership roles in drafting and
successfully implementing development initiatives, including co-authoring the first national citywide
form -based code, Miami 21.
MIAMI 21 AMENDMENTS AND NEW DISTRICTS, CO-AUTHOR
Francisco's influence on Miami's zoning ordinance and city code has been instrumental in promoting
sustainable initiatives, such as the freeboard ordinance, and introducing new categories of uses like co -
living and condo -hotels. His efforts also include codifying the attainable housing ordinance and
inclusionary zoning programs and preserving historical and environmental sites through thematic
districts, alicontributingto an inclusive and sustainable Miami.
DISTRICT REVITALIZATION AND SPECIAL AREA PLANS
Among other contributions, Francisco has been deeply involved in the redevelopment and revitalization of
neglected districts such as the Wynwood and Wynwood Norte Neighborhood Revitalization Districts
(NRD1 and NRD2) and various Special Area Plans (SAPs) including Brickell City Center, Design District,
MANA Wynwood, Miami River, Miami Freedom Park, River Landing and the overhauling and
actualization of the Waterfront Design Guidelines including the walk and riverwalk.
MIAMI RIVERBRIDGE DEVELOPMENT
Location: Downtown Miami
Dates: 2021-Present
Francisco participated as a principal consultant and planner in obtaining approval for the $1.5+ billion
mixed -use development in downtown Miami on the Hyatt Regency Miami and James L. Knight Center sites.
Construction on the project is set to start in 2025, with scheduled completion in 2028-29. The project
includes three towers, a 500 ft Riverwalk, a 615-room Hyatt Regency, 1,500+ residential apartments,
shops, restaurants, recreationaVopen space, and entertainment space. The redevelopment of this pivotal
site at the heart of Miami's CBD will be transformational at various levels, it will beautify and amenitize the
riverwalk, adding to its stature a community gathering space for downtown dwellers, it will expand the mix
of uses responsive to present market expectations and it will add a truly iconic edifice to Miami's
burgeoning skyline —a testament to Julia Tuttle's foundational homestead site.
SUNBEAM NBV SPECIAL AREA PLAN
Location: North Bay Village
Dates: 2021-Present
Francisco led the planning effort to codify and subsequently entitle the redevelopment plan for a 13-acre
bayfront site located on the Kennedy Causeway in Norh Bay Village. From the visioning stage to final
approval of the required master plan and zoning provisions, including a robust stakeholder consensus
building process, the Sunbeam Special Area Plan, when built, will provide a signature development that
will simply reshape the North Biscayne Bay market creating a landmark retail, entertainment, lodging and
residential destination while providing significant pubtic benefits, including attainable housing and
abundant public spaces while reaching the highest standards of sustainability and environmental
stewardship of Biscayne Bay. The project is slated to include towers of varying heights of up to 65 stories,
up to 2,000 residential units including workforce housing; 112,500 square feet of hotel space with 300
hotel rooms; 870,000 square feet of office and retail space; and public space that inctudes an expansive
and publicly accessible baywalk.
So:brnitted into the public 1 it
f r it (s) Y .
z1.1 �e City Clerk
19Vb 5v\NYAk\— \\IT(V GN-4\-44\ Q()vaetLA C'aykrAix\--14A
Submitted into the public
record f r itein(s Q L. IL
on /
o/L "1 Z (3 . City Clerk
4055 Poinciana Avenue
Applicant's Response to
Neighbor's Appeal
July 24, 2025 City Commission
Agenda Item # PZ.12
Shubin Law Group-4
PROFESSIONAL ASSOCIATION
Submitted into the public
record r it m(s) Qt.1%
on City Clerk
Prior Condition
SI:binitted into the pub 'c
record 4r it rn(s) L. 11_
on City Clerk
Present Condition
Seib ittcd into the pub is
record f r iter s) , �Z
oa 1 1 L i /Z5 . City Clerk
Lot Diminishment by Warrant in NCD-3
"No building sites in existence prior to September 24, 2005 shall be
diminished in size except by Warrant, subject to the criteria
specified in Article 4, Table 12 Design Review Criteria." Miami 21,
A.3.6(g)(1).
This is not a prohibition.
Warrants involve a review that, by default, should result in approval.
into the public
r,:cord f r ite nl(s) \'
0_1 `..) I t9 t 5 . City Clerk
PZAB's Thoughtful Consideration Resulted in
the Warrant being Approved
First Hearing -Deferred to allow Applicant an opportunity to meet
with Staff to evaluate potential safeguards and conditions, & also
to provide PZAB additional data on lot sizes in Coconut Grove.
Second Hearing - PZAB voted 6-3 to Grant the Applicant's Appeal,
with the two conditions proffered by Applicant.
';unlit. d into the publtf
]L
rccor.l fr rite �js)
Zy I L5 City Clerk
Proffer #1 — 6x More Trees
Requirement: 3 per lot (9 total for 3 lots; or only
3 trees if it remains as 1 lot) [§9.5.5]
Proffer: 6 per lot; resulting in 18 total trees (will
likely be more)
3 trees 18 trees
;:bmittcd into the public
re ar�� t r ite : s) V 2, ]
GA
'7 HA ! ?. 5 . City Clerk
Proffer # 2 -More Green Space
Requirement: 25% of 21,000 = 5,250 sq ft [5.3.6(c)]
Proffer: An average of 40% per lot = 8,400
square feet minimum
25%-)40%
tt d into the public
record f r ite rl(s) Q Z, l �.
oa /Z1 J 1,5 . City Clerk
Lot Sizes in NCD-3
Staff Analysis focused on the Average lot size. Averages can be
deceiving.
Median of all NCD-3 / T3R / SFR = 8,315 Sq. Ft.
Mode of all NCD-3 / T3R / SFR = 7,000 Sq. Ft.
NCD-3 Lot
Size Analysis
Submitted into the public
record f rite rs) Y Li IL
on %� 145 . City Clerk
Lot Characteristics
Summary Table
* of Parcels
Average (SF)
Median (SF)
Mode (SF)
1
NCD-3
4,402
14,512
7,875
7,000
2
NCD-3/T3-R
3,352
11,456
8,346
7,000
3
NCD-3 / T3-R /SFR
3,273
10,784
8,315
7,000
4
NCD-3 / T3-R / SFR / < 70K sf
3,255
10,124
8,260
7,000
Methodology
1
Pulled the list of parcels included in the NCD-3 Overlay from Gridics.
2
Filtered the list of NCD-3 parcels to include only the parcels within the
T3-R transact zone
3
Further filtered NCD-3 / T3-R parcels to include only single-family
residential parcels (eliminates institutional, religious, educational,
condo/homeowner's associations properties)
4
To more accurately reflect tot characteristics of single-family residences
in NCD-3 we removed parcels over 70,000 SF (±1.5 acres) to exclude
outlier parcels, primarily waterfront lots, which are significantly larger
than what is representative of the neighborhood character.
Submit►ad into the puIIic
record for i1.
onCity Clerk
Submitted into the pub
record jor itgmts)
o►n
City Clerk
$16,226,300
6 bd 8 ba -- sgft
3210 Coacoochee St
Miami, FL 33133
16,741 Sq. Ft. lot
S .bmi+tad ilito the pubic
record f r it ras) L. i l
oii 7 �Lig . City Clerk
7 Criteria for Staffs Warrant Review
The Appeal only addresses 3 (shown below in blue).
1. "The application shall be reviewed for compliance with the Code."
2. "The review shall consider the intent of the Transect...."
3. "The review shall consider ... the guiding principles of Miami 21."
4. "The review shall consider ... the manner in which the proposed Use will operate
given its specific location and proximity to less intense Uses."
5. "Reinforce and enhance the Neighborhood pattern and scale of lots, blocks, and
open spaces."
6. "Ensure development is contextually sensitive to historical and cultural assets
that contribute to the Neighborhood character."
7. "Minimize the impact of Parking and Loading on the public realm and adjacent
properties."
Submitted ;.nto the publ'c
record t r ite k's) V Z. i 7_o•l V �ZN I L�j . City Clerk
Criterion 1: Art 7, Sec 7.1.2.4.d: "The application
shall be reviewed for compliance with the Code:'
Each proposed lot exceeds the minimum lot size of 5,000 square
feet and complies with the minimum lot width of 50 feet, pursuant
to Article 5, Illustration 5.3 "Sub -Urban Transect Zones (T3).
The Appeal fails to address this criterion.
S mitt d into the pubic
record fpr i ein s) Li 12
oa 1,5 . City Clerk
Criterion 2: Art 7, Sec 7.1.2.4.d: "The review
shall consider the intent of the Transect... "
"The intent of the Coconut Grove Neighborhood Conservation
District (NCD-3) is to establish a protective series of legislative
elements to preserve the historic, heavily landscaped character of
Coconut Grove's residential areas; enhance and protect Coconut
Grove's natural features such as the tree canopy and green space;
and protect the architectural variety within the unique single family
neighborhood that comprises Coconut Grove."
The Appeal fails to address this criterion.
:11.:brcitted into the public
record r items)
oil �')1?J ) Z5 . City Clerk
Criterion 3: Art 7, Sec 7.1.2.4.d: "The review shall
consider ...the guiding principles of Miami 21"
Encouraging infill (see Sec. 2.1.3.1 b)
• Coconut Grove is a centrally located, desirable location for additional infill
development in a manner that is sensitive to the neighborhood's existing dynamics
and landscape. This Application is in line with strategies seeking to encourage infill
development.
"Within Neighborhoods, a range of housing types and price levels should
accommodate diverse ages and incomes." (Sec. 2.1.3.1)
• By forcing this oversized lot to remain one development site, the City would be
acting contrary to this guiding principle. Coconut Grove is already an expensive,
desirable neighborhood. This Application presents an opportunity for additional
development at more reasonable price points than would be possible on a single
unified development site.
The Appeal fails to address this criterion.
;',n ittc:ci nt° ;he public
r cor'j spp��' itpugs) ?'
n I �,W %Z5 . City Clerk
Criterion 4: Art 7, Sec 7.1.2.4.d: "The review shall
consider ... the manner in which the proposed Use
will operate given its specific location and
proximity to less intense Uses:'
Forcing a single large home on this site in lieu of three normal
single-family homes would almost surely overwhelm the two 6,000
square foot lots directly across the street.
The Appeal fails to address this criterion.
into the public
1i(s) L. )?
1,5 . City Clerk
Criterion 5: Article 4, Table 12, "Reinforce and
enhance the Neighborhood pattern and scale of
lots, blocks, and open spaces."
PZAB Approval allows applicant to revert back to the original three
platted lots (each currently has its own folio).
This return to the site's historic pattern would restore the three lots
that are contextually appropriate with the current Neighborhood
pattern and scale.
Appellant's property is a 6,000 square foot lot.
:`)roil cd into he pub
rcco ri r it T)
o-;1 r s5 .
Prior Use of Special Districts
City Clerk
• Previous Zoning Code (Ordinance 11000) utilized "Special
Districts" to identify neighborhoods where 10,000 and 20,000
square foot lots predominated, and required properties in these
Special Districts to have larger Minimum Lot Areas.
• After significant deliberation, Maps were created identifying where
these predominantly large lot areas were located.
• This Property was NOT in one of those areas.
> 18, 000 Sq Ft
GONCIIMAI
Submitted into the public
record fir itepi(s) t Z. , Z.
on ILtI I L5 . City Clerk
Lots greater
than 18,000 sf
are the
exception.
L.
SD-18
> 10,000 sf
Bet. 5,000 Sq Ft & 9,000 Sq Ft
Omar"w
ir.
IN
owe 1 MITE
•
111
4‘
0
Submitted into the pub 'c
record fo itei i(s) ..
oil[i )z . City Clerk
s
i
1 dad*
RR
WWI
anal
IL
1
Lots of a
Comparable
Size
Predominate
7,000 Sq Ft is
Consistent with
Neighborhood
L .. _i
SD-18
> 10,000 sf
S;;.brnitt .d izto the public
record f r 1Z,
c.1 9 ! Zy 17.5 . City Clerk
Criterion 6: Article 4, Table 12, "Ensure
development is contextually sensitive to historical
and cultural assets that contribute to the
Neighborhood character."
6x more trees than required and 60% more Green Space than
required are significant benefits to the neighborhood's identity.
Three normal -sized homes would fit in better than one mega
mansion.
S ;bmiR d i.~nto the publ
rceord fir ite (s) ,1t
o;i r� Zt(City Clerk
Development Alternatives -Comparison
Three homes on versus one mega home
Submitted into the pt{,'lic
record for i ein(s)
on 74 11 City Clerk
Submitted into the pu lic
record or i m(s) Vt it
o7 City Clerk
Submitted into the pub 'e
record f r itepgs It
City Clerk
WOPERTY INFORMATION:
Folio: 0141290760040
City Addles s 4010 BATTERSEA RD
Beclailialth/H a lf: 6/6/1
Roots: 1
Living Units: 1
-Actuerll Area: 7,088 Sq Ft
Living Area: 5,411 Sq Ft
Adjusted Area: 6,346 Sq Ft
Lot Size: 20,012 Sq Ft
Year Built: 2022
Legal Description:
BATTERSEA WOODS PB 173-009 T-23480 LOTS 3-
4 BLK 1 PER UNITY OF TITLE OR# 31341-113 LOT
SIZE 20012 SQ FT M/L FAU 01-4129-000-0210
024-0241 & 024-0251
iwbmitted into the put is r�
record f r itf in(s) V Z.
oo 7 41 Z5 . City Clerk
Bigger is Not Necessarily
Better
Submitted into :he pui 1�
record or it in(s) YY
oa 7 �`Z City Clerk
PROPERTY INFORMATION:
Folio: 0141290101235
City Address: 3824 LA PLAYA BLVD
Beds/Bath/Half: 4/3/0
Floors: 2
Living Units: 1
Actual Area: 4,575 Sq Ft
Living Area: 3,730 Sq Ft
Adjusted Area: 3,976 Sq Ft
Lot Size: 6,000 Sq Ft
Year Built: 1995
Legal Description:
UTOPIA PB 8-94 LOT 201 LOT SIZE 6000 SQ FT F/A/U 01-4129-
010-1230 OR 19002-0378 2 20001 COC 23131-2957 02 2005 4
PROPERTY INFORMATION:
Folio: 0141290101280
City Address: 4180 POINCIANA AVE
Beds/Bath/Half: 4/3/1 -} ��,
Floors: 2 4
Living Units: 1
Actual Area: 4,031 Sq Ft
Living Area: 3,501 Sq Ft
Adjusted Area: 3,471 Sq Ft
Lot Size: 6,000 Sq Ft
Year Built: 1993
Legal Description:
29 54 41 UTOPIA PB 8-94 LOT 210 LOT SIZE 50.000 X 120
OR 20613-1412 08/20021 COC 26468-0043 06 2008 6
1',tbtY!itted into the pu
rccdtd
City Address:
Beds/Bath/Half:
Floors:
Living Units:
Actual Area:
Living Area:
Adjusted Area:
Lot Size:
:'1Year Built:
- Legal Description:
. "- UTOPIA PB 8-94 LOT 211 LOT SIZE 50.000 X 120 OR 21209-
4315 04/20031 COC 26204-0779 02 20081
PROPERTY INFORMATION:
Folio: 0141290101285
4190 POINCIANA AVE
4/3/1
2
1
3,833 Sq Ft
3,325 Sq Ft
3,364 Sq Ft
6,000 Sq Ft
1993
Submitted into the public
record f r it tn(s) Z, I Z
f lti (25 . City Clerk
PROPERTY INFORMATION:
Folio: 0141290100110
City Address: 4045 ENSENADA AV
Beds/Bath/Half: 4/3/0
Floors: 2
Living Units: 1
Actual Area: 4,523 Sq Ft
Living Area: 3,689 Sq Ft
Adjusted Area: 3,805 Sq Ft
Lot Size: 7,300 Sq Ft
Year Built: 2006
Legal Description:
29 54 41 UTOPIA PB 8-94 LOT 20 LOT SIZE 50.000 X 146 OR 22279-2229
0404 2 COC 25497-4029 03 2007 1
Submitted into the public
record for it m(s)
onL'ii25 . City Clerk
PROPERTY INFORMATION:
Gliiim Folio: 0141290100105
City Address: 4047 ENSENADA AV
Beds/Bath/Half: 4/3/0
Floors: 2
Living Units: 1
Actual Area: 5,076 Sq Ft
Living Area: 4,044 Sq Ft
Adjusted Area: 4,224 Sq Ft
Lot Size: 8,200 Sq Ft
Year Built: 2006
Legal Description:
29 54 41 UTOPIA PB 8-94 LOT 19 LOT SIZE 50.000 X 163 F/A/U 01
4129 010 0110 OR 22279-2229 0404 2 COC 25844-3544 06 20071
Submitted into the pub `c
record f r it rn(s) YZ,. IZ
on 1 ( 11 7,5 . City Clerk
The Importance of Lush Native Landscaping
SLibinitted into the public
rccord or it in(s) Pt. 12,
on City Clerk
Criterion 7: Article 4, Table 12, "Minimize the
impact of Parking and Loading on the public realm
and adjacent properties:'
There is no loading for these residential sites.
Parking will be contained on -site for each property. All NCD•-3
regulations regarding parking continue to apply.
As PZAB recognized, a single large home on this site could end up
generating more traffic with staff trips, larger gatherings, etc.
£';:'omitted into the pub'ic
rccord or i - 1111,$)
Warrant, by default, should be approved
• "Approvals shall be granted when the application complies with
all applicable regulations; conditional approvals shalt be issued
when the applications require conditions in order to be found in
compliance with all applicable regulations; denials of
applications shall be issued if after conditions and safeguards
have been considered, the application still fails to comply with all
applicable regulations." (7.1.2.4, Miami 21)
Submitted into the puj$io
record or i.tgro�;s) L.17_
on City Clerk
Summary of
Neighbor's
Objection
Neighbor on 6,000
square foot lot
objects to
neighboring
property being
utilized as three
7,000 lots (already
platted) of a
similar dimension
as her lot.
Submitted into the public
record fpr itgim(s) ' l L
on I LVI I 2,5 . City Clerk
Uphold PZAB's Thoughtful Decision
Deny this Appeal, uphold PZAB's thoughtful consideration of this
issue, and allow the responsible development of these three
platted lots.
A properly scaled, lushly landscaped proposal, responsive to the
character of the Poinciana Avenue corridor and respectful of the
neighborhood's historic development patterns.
-4
Shubin Law Group
PROFESSIONAL ASSOCIATION
WAWA
!YAWN