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Virgil Louis Fidler 5631 Biscayne Blvd. Miami, FL 33137 (305)757-4966 May 6, 2004 Commissioner Dear Commissioner My name is Virgil Louis Fieber. Over 40 years ago my parents bought a commercial property on U.S. Route #1 at 5631 Biscayne Blvd. where I now live. It cost more than the residential zoned property which was located to the East which is now referred to as Historic Morningside. By locating on the corridor known as the business side of Momingside with commercial zoning, they had all of the benefits and liabilities that those owners with residential zoning never did possess. They successfully operated Fieber Realty for a number of years here. Soon after they bought, a 10 story high-rise was erected at 5701 during 1973. This was a tremendous economic boost to the area. Later the Soyka Development gave another tremendous boost to this blighted area. Now the Kubik Development located on Biock 15 directly across from our property is stalled by Morningsider residents. These complaints originate from residents whose property is located over 200 feet East of the East property line of the Kubik Development. For example, U.S. Route #1 is 80 feet wide. Our South property line measures 120.543 feet from East to West. Our North property line measures 126.655 feet from East to West. 80 feet + 120.543 feet - 200.543 feet. See attached Plat of Lot 3, Biock 23 of Bay Shore Unit No. 3. Also please consider the Kubik building sot back from their East property line will be 29 feet for a combined distance removed from Historic Morningside of 200.543 feet + 29 feet si 229.543 feet. These same protesters caused a height limitation moratorium to be imposed on our property. Both of these actions were not fair to the owners of commercial zoned property on U.S. Route #1 because they diminish the value of our property without just compensation for our loss. SUBMITTED INTO THE PUBLIC RECORD FOR ITEM pz'7 ON 5-6o4. O3--O4IS - i4OrmALOI In conclusion, I respectfully request that you approve the Kubik Development without further delay and furthermore, remove the unrealistic height limitations on our property on U.S. Route #1 at 5631 Biscayne Blvd. because: 1. These facts are the truth. 2. Your favorable action would be fair to all concerned. 3. The result would build good will and better friendships 4. And last, but not least, it would be beneficial to all concerned. The future rests in your hand. 5631 Biscayne Blvd. Miami, Florida 877-3 84-9225/Lfieber@surffirst.net ZONED "0" t8 q xA p q VP H q 5O W q $ 9 OR 8 8 OWNERSHIP ANALYSIS: 379 PROPERTIES WERE SURVEYED BETWEEN NE 62ND STREET AND 52ND TERRACE ON THE. EAST SIDE OF BISCAYNE BOULEVARD. THE PROPOSED KUBIK PROJECT IS LOCATED ALONG BISCAYNE BETWEEN 56 AND 58Ta ACCORDING TO THE MIA,NII-DADE PROPERTY APPRAISERS PAGE... OF-'1k1t. 379 PROPERTIES SURVEYED, THIRTY-FOUR HAD NO DATES LISTED AS THE DATE OF LAST PURCHASE. OF THE 345 PROPERTIES WHICH INDICATED A DATE OF LAST PURCHASE, THE AVERAGE DATE WAS APRIL 24111, 1994. PO( 10 30S-' 757— 4-Iwo Solo Year Dots oiSale Folio No Ades 9/ 1/2000 9/1R000 10/112000 10/1/2000 12/1/2000 12/112000 2001 1/1/2001 2/1/2001 3/1/2001 5/1/2001 6/1/2001 6/1/2001 7/1/2001 8/1/2001 W1/2001 9/1/2001 10/1/2001 10/1/2001 11/1/2001 11/1/2001 12/1/2001 2002 1/1/2002 1/1/2002 1/1/2002 1/1/2002 1/112002 2/1/2002 4/1/2002 Wedaesday, Ms* 05• 2004 01-32111-036.0090 01-3218-031-0460 01-3218-037-0850 01-3218-034-0182 01-3218-033-0110 01-3218-037-0740 01-3218-036-0310 01-3218-034-0190 0.1.3218-037-0840 01-3218-031-0300 01-3218-0314740 01-3218-039-0040 01-3218.037-0550 01-3218-034-0020 01-3218-030-0350 01-3218-037-0900 01-3218-031-0350 01.3218-037-0061 01-3218-036-0190 01-3218-041.0020 01-3218-036-0540 01-3218-037-0760 01-3218.037-0770 01.3218-037.0150 01-32184 37.0630 01-3218-037-0515 01-3218-039-0030 01-3218-036-0030 714NE59ST 5975NE6CT 681 NE 55 TERR 661 NE 60 ST 690NE61 ST 600 NE 56 ST Total for Year 1, 555 NE 58 ST 669 NE60 ST 5550 NBAYSHORE DR 547NE59ST 5925 NBAYSHORE DR 640 NE62 ST 5560 NE 5 AVE 5911 NE 6 AVE 647 NE 61 ST 615 NE 55 TERR. 5999 BISCAYNE BLVD 620 NE 57 ST 5801 BISCAYNE BLVD 685 NE 59 ST 501 NE 57 ST Taal for Year 634NE56ST 644 NE 56 ST 649NE56ST 500 NE 56 ST N/A 630 NE 62 ST 5701 N $AYSHOR,E 17R 7S Page $of10 OWNERSHIP ANALYSIS: 379 PROPERTIES WERE SURVEYED BETWEEN NE 62ND STREET AND 52ND TERRACE ON THE. EAST SIDE OF BISCAYNE BOULEVARD. THE PROPOSED KUBIK PROJECT IS LOCATED ALONG BISCAYNE BETWEEN 567AND 58TH. ACCORDING TO THE MIAMI-DADE PROPERTY APPRAISERS PAGE... OF. TFIE 379 PROPERTIES SURVEYED, THIRTY-FOUR HAD NO DATES LISTED AS THE DATE OF LAST PURCHASE. OF THE 345 PROPERTIES WHICH INDICATED A DATE OF LAST PURCHASE, THE AVERAGE DATE WAS APRIL 24TS, 1994. FM I 'SIDS- 7 7- 4-cap, Numriber Sold Year 9 1992 9 1994 12 1997 12 1999 13 2001 19 0 19 2000 23 2002 31 2003 Year Most Sold Yost Lasat Sold Average/ Yoar Total 2003 with 31 11171 with 1 7.12 Wednesday, May 06, 2004 rase 2 of 2 Sale Year Dale of Salo Folio No Address 1/1/1974 01-3218-031-0290 2/1/1974 013218-039-0010 1975 5/1/1975 01-3218-031-0770 6/1/1975 013218-037-0880 1977 3/1/1977 5/1/1977 6/1/1977 19711 2/1/1978 8/1/1978 8/1I1978 1979 4/1/1979 6/1/1979 8/1/1979 9/1/1979 01-3218-030-0370 01-3218-037-0070 01-3218-036.0680 01-3218-037-0710 01-3218-037-0080 01-321$-037-0830 01-3218-034-0180 01-3218-031-0570 01-3218-036-0210 01-3218-036.0040 4/1/1980 01-3218-036-0200 7/1/1980 01-3218-030-0330 1981 5/1/1981 01-3218-037-0090 7/1/1981 01-3218-037-0450 Wedaesdar,May, OS, 1004 549 NE 59 ST 6125 BISCAYNE BLVD Total for Year 5995 N BAYSHORE DR 645 NE 55 TERR Total for Year 661NE61ST 634 NE 57 ST 631NE57ST Total 11:r Year 531 NE 55 TERR 644 NE 57 ST 5560N BAYSHORE DR Total far Year 631 NE59 ST 5990 N BAYSHORE DR 5859 BISCAYNE BLVD 5811 N BAYSHORE DR Total for Year 5841 NE BISCAYNE BLVD 623NE61 ST Total for Tsar 6S0NE57ST 473 NE 56 ST Pene2of10 Sale Year Date of Sale Folio No 19* 1989 1990 1991 1992 Wednesday, May 05, 2004 Total far Y.ar 5 3/1/1988 01-3218-037-0860 669NE55 5/1/1988 01-3218-034-0092 5995 BISCAYNE BLVD 7/1/1988 01-3218-037-0020 5605 N BAYSHORE DR 9/1/1988 01-3218-036-0070 670 NE 59 ST 1 0/1/1988 01.3218-033-0091 700 NE 61 ST Total for Y.0 4 1/1/1989 01-3218-036-0530 509NE57 ST 3/1/1989 01-3218-031-0470 5991 NE 6 CT 3/1/1989 01-3218-037-0800 670 NE 56 ST 5/1/1989 01-3218-036-0600 650NE58 ST 6/1/1989 01-3218-030-0310 6101 BISCAYNE BLVD Total for Year 8 5/1/1990 01-3218-037-0870 661 NB 55 8/1/1990 01-3218-052-0010 651 NE 60 ST' 9/1/1990 01-3218-036-0400 500 NE 58 ST Total for Year 3 1/1/J 991 01-3218431-0660 5920 N BAYSHORE DR 1/1/1991 01-3218-031r0640 5924 N BAYSHORE DR 1/1/1991 01-3218-031-0650 5922 N BAYSHORE DR 1/1/1991 0143218.031-0630 5926 N BAYSHORE DR 1/1/1991 01.3218-031.0620 5928 NBAYSHORE DR 2/1/1991 01-3218-037-0430 491 NB 56 S* 8/1/1991 01.3218-036.0620 5724 BAYSHORE DR Tall for Year 7 Pap 4 of 10 Sale Year Date of Sals Falk No Address 7/1/1995 01 3218-034-0210 6000 N BAYSHORE DR 12/1/1995 01-3218-031-0730 5901 N BAYSHORE DR Toad Oar Year 1/1/1996 01-3218-037-0640 S 10 NE 56 ST 4/1/1996 01-3218-031-0310 545 NE 59 ST 5/1/1596 01-3218-034-0040 5929 NE 6 AVE 8/1/1996 01.3218-036-0020 5725 N BAYSHORE DR :10/1/1996 01-3218-036-0140 628 NE 59 ST TOW far Vear e 1997 1/1/1997 01.3218.036-0580 640 NB 58 ST 2/1/1997 01-3218-037-0750 606 NE 56 ST 2/1/1997 01-3218-031-0670 5910 N BAYSHORE DR 3/1/1997 01-3218-034-0160 5928 NE 6 CT 4/1/1997 01.3218-031-0750 5945 N BAYSHORE DR 4/1/1997 01.3218-036.0460 588 NE 58 ST 9/1/1997 01.3218-037-0340 525 NE56 ST 911/1997 01-3218-039-0100 692 NE 62 ST 9/1/1997 01-3218-037-0460 465 NE 56 ST 10/1/1997 01-3218-031-0450 5935 NE 6 CT 12/1/1997 01-3218-036-0500 555 NE57 ST 12/1/1997 01-3218.031-0720 695 NE59 ST Toed for Veer 12 1998 2/1/1998 01-3218-034-0050 5937 NE 6 AVE 3/1/ 1998 01-3218-036.0650 671 NE 57 ST 3/1/1998 01-3218-034-0170 5910 NE 6 CT S/1/1998 01-3218-037-0230 510 NE 57 ST 5/1/1998 01-321 S-037.0730 501 NE 55 TERR 5/1/1998 01-3218.033-0020 664-68 NE 61 ST Wednesday, May AS, 2004 Page of 10 OWNERSHIP ANALYSIS: 379 PROPERTIES WERE SURVEYED BETWEEN NE 62ND STREET ANT) 52IJD TERRACE ON THE. EAST SIDE OF BISCAYNE BOULEVARD. THE PROPOSED KUBIK PROJECT IS LOCATED ALONG BISCAYNE BETWEEN 56111 AND 58Th. ACCORDING TO THE M AMI--DADE PROPERTY APPRAISERS PAGE... OF. Ink 379 PROPERTIES SURVEYED, THIRTY-FOUR HAD NO DATES LISTED AS THE DATE OF LAST PURCHASE. OF THE 345 PROPERTIES WHICH INDICATED A DATE OF LAST PURCHASE, THE AVERAGE DATE WAS APRIL 2411I, 1994. PcX 305''7.57-- 4-' ? (c, Number Sold Yea 9 1992 9 1998 12 1997 12 1999 15 2001 19 0 19 2000 23 2002 31 2003 YMv Most Said Year Least Sold Averaa& Year Tel 20003 with 31 1$71 with 1 7.12 Wednesday, May OS, 2004 Past 2 on Sale Year Date of 9ade Fold No 1/1/1974 01-32I8-031.0290 2/1/1974 013218-039.0010 1975 5/1/1975 01-3218-031-0770 6/1/1975 01-3218-037-0880 1977 3/1/1977 5/1/1977 6/1/1977 19711 2/1/1978 8/1/1978 8/1/1978 1979 4/1/1979 6/1/1979 8/1/1979 9/1/1979 01-3218-030.0370 01-3218-037-0070 01 3218-036.0680 01-3218-037-0710 01-3218-037-0080 01-3218-037-0830 01-3218-034-0180 01-3218-031-0570 01.3218-036.0210 01-3218-036.0040 4/1/1930 01-3218-036-0200 7/1/1980 01-3218-030-0330 1961 5/1/1981 01-3218.037-0090 7/1/1981 01-3218-037-0450 Wedaaday, May 05, 2004 549 NE 59 ST 6125 BISCAYNE BLVD Total **Year 5995 N BAYSHORE DR 645 NE 55 TERR Total for Year 661NE61ST 634 NE 57 ST 631 NE 57 ST Ida' fur Yaw 531 NE 55 TERR 644NE57ST 5560 N BAYSHORE DR Total far Year 6331 NE 59 ST 5990 N BAYSHORE DR 5859 BISCAYNE BLVD 5811 N BAYSHORE DR Tattl fur Year 5841 NE BISCAYNE BLVD 623 NE 61 ST Tafel for Year 680NE57ST 475 NE 56 ST rage 2Qtl0 Sado Year Date of Sala Fano No 1933 1989 1990 1991 1M Wednesday, May 05, 2084 Taal for Yaw 5 3/111988 01-3218-037-0860 669 NE 55 5/1/1988 01-3218-034-0092 5995 BISCAYNE BLVD 711/19158 01-3218-037-0020 5605 N BAYSHORB DR 9/1/1988 01-3218-036-0070 670 NE 59 ST 0/1/1988 01-3218-033.0091 700 NE 61 ST Total far Year e 1/1/1989 01-3218-036-0530 5091'41E57ST 3/1/1989 01-3218-031-0470 5991 NE 6 CT 3/1/1989 01.3218-037-0800 670 NE56 ST 5/1/1989 01.3218-036-0600 650 NE 58 ST 6/1/1989 01-3218-030-0310 6101 BISCAYNE BLVD Toth far War 8 5/1/1990 01-3218-037-0870 661 NE SS 8/1/1990 01-3218-052.0010 651 NE 60 $T 9/1/1990 01-3218-036-0400 500 NE58 ST TaW for Year 3 1/1/1991 01-321 R-031-0660 5920 N BAYSHORE DR 1/1/1991 01-3218-031-0640 5924 NBAYSHORE DR 1/1/1991 01-3218-031-0650 5922 N BAYSHORE DR 1/1/1991 01.3218-091.0630 5926 NBAYSHORE DR 111/1991 01.3218.031-0620 5928 NBAYSHORE DR 2/1/1991 01-3218-037-0430 491 NE56 ST 8/1/1991 01-3218-036-0620 5724 BAYSHORE DR Toed for Year 7 Page 4 of 10 Sale Year Date at Sale Folio No Address 7/1/1995 01-3218-034-0210 6000 N BAYSHORE DR 12/1/1995 01-3218-0314730 5901 N BAYSHORE DR Total tar Year 8 1996 1/1/1996 01-3218-037-0640 510 NE 56 ST 4/1/1996 01-3218-031-0310 545 NE 59 ST 5/1/1996 01-3218-034-0040 5929 NE 6 AVE 8/1/1996 01.3218.036-0020 5725 N BAYSHORE DR :10/1/1996 01-3218-036-0140 628 NE 59 ST Tone for Year 1997 U1/1997 01-3218-036-0580 640 NB 58 ST 2/1/1997 01-3218-037-0750 606 NE 56 ST 2/1/1997 01-3218-031-0670 5910 N BAYSHORE DR 3/1/1997 01-3218-034-0160 5928 NE 6 C't 4/1/1997 01.3218-031-0750 5945 N BAYSHORE DR 4/1/1997 01.3218-036.0460 58$ NE 58 ST 9/1/1997 01.3218-037-0340 525 NE56 ST 9/1/1997 01-3218-039-0100 692 NE 62 ST 91//1997 01-3218-037-0460 465 NE 56 ST 10/1/1997 01-3218-031-0450 5933 NE 6 CT 12/1/1997 01.3218-036-0500 555 NE 57 ST 12/1/1997 01.3218431.0720 695 NE 59 ST Tod tot Year 12 1998 2/1/1998 01-3218-034-0050 5937 NE 6 AVE 3/1/1998 01-3218-036.0650 671 NE 57 ST 3/1/1998 01.3218.034-0170 5910 NE 6 CT 5/1/1998 01-3218-037-0230 510NE57ST 5/1/1998 01-3218-037-0730 501 NE 55 TERR 5/1/1998 01-3218.033-0020 664-68 NE 61 ST Wednesday, May 05, 2004 Page of 10 Salo Year Date at Sale Folio No Address 9/ 1/2000 01-3218-036-0090 714 NE 59 ST 9/1/2000 01-3218-031-0160 5975 NE 6 CT 10/1/2000 01-3218-037-0850 681 NE 55 TERR 10/1/2000 01-3218-034-0182 661 NE 60 ST 1211/2000 01-3218-033-0110 690 NE 61 ST 12/1/2000 01-3218-037-0740 600 NE 56 ST Total for Year 14 2001 1/1/2001 01-3218-0364310 555 NE 58 ST 2/1/2001 01-3213-034-0190 669 NE 60 ST 3/1/2001 01.3218-037.0840 5550 N BAYSHORE DR 5/1/2001 01-3218-031-0300 347 NE 39 ST 6/1/2001 01-3218-031-0740 5925 NBAYSHORE DR 6/1/2001 01-3218-039-0040 640 NE62 ST 7/1/2001 01-3218.037-0550 5560 NE 5 AVE 8/1/2001 01-3218.034-0020 5911 NE 6 AVE 911/2001 01-3218-030-0350 647 NE 61 ST 9/1/2001 01-3218-037-0900 615 NE55 TERR 10/1/2001 01-3218-031-0350 5999 BISCAYNE BLVD 10/1/2001 01-3218-037-0061 620 NE 57 ST 11/1t2001 01-3218-036-0190 5801 BESCAYNE BLLVD 11/1/2001 01.3218.041.0020 685 NE59 ST 12/1/2001 01-3218-036-0540 501 NE 57 ST Ve4al forYe r . 11 2002 1/1/2002 01-3218-037-0760 634 NE 56 ST 1/1/2002 01-3218-037-0770 644 NE56 3T 1/1/2002 01-3218-037-0150 649 NE 56 3T 1/1/2002 01-3218-037.0630 500 NE 56 ST 1/1/2002 01-3218-037-0515 N/A 2/1/2002 01-3218-039-0030 630 NE 62 ST 4/1/2002 01-3218-036-0030 5701 N BAYSHORE DR Wednesday Ma 05, 2004 Page 3of10 Salo Year Date of Sale Folio No Address 2004 Grand TOW 8/1/2003 01-3218-031-0370 5932 NE 6 AVE 8/1/2003 01-3218-037-0521) 478 NE 56 ST 9/1/2003 01-3218-039-0120 710 NE 62 ST 9/112003 01-3218-036-0170 611 NE 58 ST 9/1/2003 01-3218-033-0070 620 NE 61 ST 10/1/2003 01-3218-037-0530 480 NE 56 ST 10/1/2003 01-3218-031-0610 5930 N BAYSHORE DR 10/1/2003 01-3218-034-0130 5968 NE 6 CT 10/1/2003 01-3218-037-0260 5561E 57 ST 10/1/2003 01-3218-039-0020 620 NE 62 ST 10/1/2003 01-3218-031-0320 5941 BISCAYNE BLVD 11/1/2003 01-3218-037-0060 612'NE 57 ST 1 1/1R003 01-3218-041-0010 5901 NE 6 CT 12/1/2003 01.3218-039.0050 650 NE 62 ST 12/1/2003 01-3218-031-0440 59299 NE 6 CT 12/1/2003 01.3218-031-0590 5960 N BAYSHORE DR 1211/2003 01-3218-031.0580 5980 N BAYSHORE DR Total for Year 31 2/1/2004 01.3218437-0140 677 NE 56 ST 2/1/2004 01-321B-037-0170 635 NE 56 ST Total for Year 2 235 Wednesday, May OS, 2004 Page 10 of 10 Commissioner Johnny Winton Miami City Hall 3500 Pan American Drive Miami, Florida 33133 Chairman Chip Black Planning Advisory Board 3500 Pan American Drive Miami, Florida 33133 RE: Kubik project on Biscayne Boulevard from 56 to 58 Street. I, Cesar Canton, own and reside in a home directly across 58 Street from the Kubik site, at 471 NE 58 Street. This letter clarifies the circumstances under which I signed the attached letter on October 30, 2003 in support of the Kubik Project on Biscayne Boulevard at NE 58 Street: At the time I was asked to sign the letter I was shown a drawing that made the 180 foot tall Kubik building appear shorter than the 120 foot tall apartment building across Biscayne from it. I was shown no plans. I was misled. I am now aware that the original plan was for a 180-foot tall building with over 293 units, and have seen revised plans which reduce it to 150 feet. However, it will still be much too tall, too large, have too many units, and create too much traffic for me to support. Therefore, I retract any support I expressed for the Kubik project in the attached letter I signed on October 30, 2003. While I do support sensible development on Biscayne Boulevard, allowing such a tall and massive building across the street from single-family homes would be insensitive and incompatible with the existing design, character and scale of the adjacent property and the neighborhood. My property values would suffer greatly if this building were allowed. I urge you to please deny this project. Furthermore, I ask that the City of Miami follow the request made at the May 2003 charrette by all the Upper East Side neighborhoods: a 30 foot height limit along Biscayne Boulevard. Thank you, (1 .-- nt • , V-� w .R�r r► o-�- tX a✓C t l: 4' t W t 5 t Sr. 3 3 ‘ 3 i- Name Address SUBMITTED INTO THE PUBLIC RECORD FOR ITEMPZr7 ON -ova October 2003 Chairman Johnny Winton Members of the City Commission 3500 Pan American Drive Miami, Florida 33133 Chairman Chip Black Members of the Planning Advisory Board 3500 Pan American Drive Miami, Florida 33133 Re: Kubik Project located between Biscayne Boulevard, NE 4th Avenue and NE 58th Street, Miami, Florida Dear Sir or Madam: This letter is written in support of the above -referenced mixed use project. I live directly across the street from the proposed project and am therefore the most directly affected. The owners and architects have provided me the opportunity to review and comment on the project. I find the project to be urbanistically very sensitive and the scale and massing compatible with the neighborhood The project will be an asset to this community. I urge you to vote favorably for this project. Cr- Signature Name: Address: 4"" 1 r, 5 1• V i m 1' 3 3 1 31- Commissioner Johnny Winton Miami City Hall 3500 Pan American Drive Miami, Florida 33133 RE: Kubik project at 5600 Biscayne Boulevard. Chairman Chip Black Planning Advisory Board 3500 Pan American Drive Miami, Florida 33133 I, Patricia Mendez, own and reside in a home directly across 58 street from the Kubik site, at 469 NE 58 Street. This letter clarifies the circumstances under which my boyfriend Michael Feria signed the . attached letter on October 31, 2003 in support of the Kubik Project on Biscayne Boulevard at NE 58 Street: At the time we were asked to sign the letter we were told it would increase our property values. We were not shown any plans. We were misled. I am now aware that the original plan was for a 180-foot tall building with over 293 units, and have seen revised plans which reduce it to 150 feet. However, t will still be much too tall, too large, have too many units, and create too much traffic for me to support. Therefore, I retract any support I expressed for the Kubik project in the letter I signed on October 31, 2003. While I do support sensible development on Biscayne Boulevard, allowing such a tall and massive building across the street from single-family homes would be urbanistically insensitive, with a scale and massing incompatible with the existing design, character and scale of the adjacent property and the neighborhood. My quality of life and property values would suffer greatly if this building were allowed. I urge you to please deny this project. Furthermore, I ask that the City of Miami follow the request made at the May 2003 charrette by all the Upper Fast Side neighborhoods: a 30 foot height limit along Biscayne Boulevard. Thank you, / Si : atu e I I��? 4-coqDatee lV1 D` 1� vzu s-- r Name Address October al., 2003 Chairman Johnny Winton Members of the City Commission 3500 Pan American Drive Miami, Florida 33133 Chairman Chip Black Members of the Planning Advisory Board 3500 Pan American Drive Miami, Florida 33133 Re: Kubik Project located between Biscayne Boulevard, NE 4th Avenue and NE 58th Street, Miami, Florida Dear Sir or Madam: This letter is written in support of the above -referenced mixed use project. I live directly across the street from the proposed project and am therefore the most directly affected. The owners and architects have provided me the opportunity to review and comment on the project. I find the project to be urbanistically very sensitive and the scale and massing compatible with the neighborhood The project will be an asset to this community. Name: I urge you to vote favorably for this project. Lug4z,td Address: 1161 Nr s6s h(tnvi ) R.) '7313i Commissioner Johnny Winton Miami City Hall 3500 Pan American Drive Miami, Florida 33133 Chairman Chip Black Planning Advisory Board 3500 Pan American Drive Miami, Horida 33133 RE: Kubik project on Biscayne Boulevard from 56 to 58 Street. I, Jeronimo Masses, own and reside in a home directly across 58 Street from the Kubik site, at 5801 NE 4 Court. This letter clarifies the circumstances under which I signed the attached letter on October 31, 2003 in support of the Kubik Project on Biscayne Boulevard at NE 58 Street: At the time I was asked to sign the letter I was shown no plans. I was misled. I am now aware that the original plan was for a 180-foot tall building with over 293 units, and have seen revised plans which reduce it to 150 feet. However, it will still be much too tall, too large, have too many units, and create too much traffic for me to support. Therefore, I retract any support I expressed for the Kubik project in the letter I signed on October 31, 2003. While I do support sensible development on Biscayne Boulevard, allowing such a tall and massive building across the street from single-family homes would be insensitive and incompatible with the existing design, character and scale of the adjacent property and the neighborhood. My property values would suffer greatly if this building were allowed. I urge you to please deny this project. Furthermore, I ask that the City of Miami follow the request made at the May 2003 charrette by all the Upper Fast Side neighborhoods: a 30 foot height limit along Biscayne Boulevard. Thank you, Signal e Date �'; �' J21tit Y11 G i 14 GL SSf S • 5-6 o Name Address October 2003 Chairman Johnny Winton Members of the City Commission 3500 Pan American Drive Miami, Florida 33133 Chairman Chip Black Members of the Planning Advisory Board 3500 Pan American Drive Miami, Florida 33133 Re: Kubik Project located between Biscayne Boulevard, NE 4th Avenue and NE 58th Street, Miami, Florida Dear Sir or Madam: This letter is written in support of the above -referenced mixed use project. I live directly across the street from the proposed project and am therefore the most directly affected. The owners and architects have provided me the opportunity to review and comment on the project. I find the project to be urbanistically very sensitive and the scale and massing compatible with the neighborhood The project will be an asset to this community. ' I urge you to vote favorably for this project. f Signature Name: Address: Commissioner Johnny Winton Miami City Hall 3500 Pan American Drive Miami, Florida 33133 Chairman Chip Black Planning Advisory Board 3500 Pan American Drive Miami, Florida 33133 RE: Kubik project on Biscayne Boulevard from 56 to 58 Street. I, Jean Auguste, reside in a home with my mother in a rental home, located one street north of the Kubik site, at 470 NE 59 Street. This letter clarifies the circumstances under which I signed the attached letter on October 31, 2003, in support of the Kubik Project on Biscayne Boulevard at NE 58 Street: At the time I was asked to sign the letter I was shown no plans or pictures, was never even told that a building was being built, but that some improvements were planned for the area, including mail boxes. I was misled. I am now aware that the original plan was for a 180-foot tall building with over 293 units, and have seen revised plans that reduce it to 150 feet. It will still be much too tall, too large, have too many units, and create too much traffic for me to support. Therefore, I retract any support I expressed for the Kubik project in the letter I signed on October 31, 2003. While I do support sensible development on Biscayne Boulevard, allowing such a tall and massive building across the street from single-family homes would be insensitive and incompatible with the existing design, character and scale of the adjacent property and the neighborhood. My quality of life would suffer greatly if this building were allowed. I urge you to please deny this project. Furthermore, I ask that the City of Miami follow the request made at the May 2003 charrette by all the Upper Fast Side neighborhoods: a 30 foot height limit along Biscayne Boulevard. Name Date 7df5754- Address October, 2003 Chairman Johnny Winton Members of the City Commission 3500 Pan American Drive Miami, Florida 33133 Chairman Chip Black Members of the Planning Advisory Board 3500 Pan American Drive Miami, Florida 33133 Re: Kubik Project located between Biscayne Boulevard, NE 4th Avenue and NE 58th Street, Miami, Florida Dear Sir or Madam: This letter is written in support of the above -referenced mixed use project. I live directly across the street from the proposed project and am therefore the most directly affected. The owners and architects have provided me the opportunity to review and comment on the project. I find the project to be urbanistically very sensitive and the scale and massing compatible with the neighborhood The project will be an asset to this community. I urge you to vote favorably for this project. 4-7t �gnature Name: ) c� Address: (1?6" 5 gr51 yCF II_ 33)3-7 Commissioner Johnny Winton Miami City Hall 3500 Pan American Drive Miami, Florida 33133 Chairman Chip Black Planning Advisory Board 3500 Pan American Drive Miami, Florida 33133 RE: Kubik project on Biscayne Boulevard from 56 to 58 Street. I, Ilija Mosscrop, own and reside in a home one street north of the Kubik site, at 460 NE 59 Street. While I do support sensible development on Biscayne Boulevard, allowing such a tall and Massive building across the street from single-family homes would be insensitive and incompatible with the existing design, character and scale of the adjacent property and the neighborhood. My quality of life and property values would suffer greatly if this building were allowed. I urge you to please deny this project. Furthermore, I ask that the City of Miami follow the request made at the May 2003 charrette by all the Upper East Side neighborhoods: a 30 foot height limit along Biscayne Boulevard. Thank you, Mo sSCF-0P Name Date 4-6o c. E . Sc ST • h1I Ar\ FL 31137 Address Commissioner Johnny Winton Miami City Hall 3500 Pan American Drive Miami, Florida 33133 Chairman Chip Black Planning Advisory Board 3500 Pan American Drive Miami, Florida 33133 Letter of Opposition to the "Kubik" Project Dear Commissioner Winton and Chairman Black: As ropert owne nd / or resident of the Palm Grove neighborhood, I am in opposition to the proposed "Kubik" project at 56 to 58 Street on Biscayne Boulevard. This project is completely out of scale and character for the neighborhood. It will be 150 feet high and consist of 293 units, yet sit directly across 58th street from single story, single family homes. This project will increase traffic through our neighborhood and on Biscayne Boulevard, which is already so congested that it is rated an "F" street by the State of Florida's Department of Transportation. Please help preserve the quality of life in our neighborhood by denying this project. Thank you, igteet'AvA)& ,' 4/O' nature Date �V?1� `T.�+c/ L P,e Name /?E 5-4 17, h/ ,, I Address in Palm Grove Commissioner Johnny Winton Miami City Hall 3500 Pan American Drive Miami, Florida 33133 Chairman Chip Black Planning Advisory Board 3500 Pan American Drive Miami, Florida 33133 Letter of Opposition to the "Kubik" Project Dear Commissioner Winton and Chairman Black: As a property owner and / or resident of the Palm Grove neighborhood, I am in opposition to the proposed "Kubik" project at 58 Street and Biscayne Boulevard. This project is completely out of scale and character for the neighborhood. It will be 150 feet high and consist of 293 units, yet sit directly across 58`'' street from single story, single family homes. This project will increase traffic through our neighborhood and on Biscayne Boulevard, which is already so congested that it is rated an "F" street by the State of Florida's Department of Transportation. Please help preserve the quality of life in our neighborhood by denying this project. Thank you, Signature Name /I- E. ((' u Address in Palm Grove Date Commissioner Johnny Winton Miami City Hall 3500 Pan American Drive Miami, Florida 33133 Chairman Chip Black Planning Advisory Board 3500 Pan American Drive Miami, Florida 33133 Letter of Opposition to the "Kubik" Project Dear Commissioner Winton and Chairman Black: As a property owner and / or resident of the Palm Grove neighborhood, I am in opposition to the proposed "Kubik" project at 56 to 58 Street on Biscayne Boulevard. This project is completely out of scale and character for the neighborhood. It will be 150 feet high and consist of 293 units, yet sit directly across 58th street from single story, single family homes. This project will increase traffic through our neighborhood and on Biscayne Boulevard, which is already so congested that it is rated an "F" street by the State of Florida's Department of Transportation. Please help preserve the quality of life in our neighborhood by denying this project. Thank you, /4/. ature Da e :74,v4' F ST 14-eMr9-4/ Name cy /1/‘ g66 Address in Palm Grove Commissioner Johnny Winton Miami City Hall 3500 Pan American Drive Miami, Florida 33133 Chairman Chip Black Planning Advisory Board 3500 Pan American Drive Miami, Florida 33133 Letter of Opposition to the "Kubik" Project Dear Commissioner Winton and Chairman Black: Asa -property owner d / or resident of the Palm Grove neighborhood, I am in opposition to the proposed "Kubik" project at 56 to 58 Street on Biscayne Boulevard. This project is completely out of scale and character for the neighborhood. It will be 150 feet high and consist of 293 units, yet sit directly across 58t" street from single story, single family homes. This project will increase traffic through our neighborhood and on Biscayne Boulevard, which is already so congested that it is rated an "F" street by the State of Florida's Department of Transportation. Please help preserve the quality of life in our neighborhood by denying this project. Thank you, Date ,teal N€ C( GE Address in Palm Grove Commissioner Johnny Winton Miami City Hall 3500 Pan American Drive Miami, Florida 33133 Chairman Chip Black Planning Advisory Board 3500 Pan American Drive Miami, Florida 33133 Letter of Opposition to the "Kubik" Project Dear Commissioner Winton and Chairman Black: As apr r y owu? and / or resident of the Palm Grove neighborhood, I am in opposition to the proposed "Kubik" project at 56 to 58 Street on Biscayne Boulevard. This project is completely out of scale and character for the neighborhood. It will be 150 feet high and consist of 293 units, yet sit directly across 58th street from single story, single family homes. This project will increase traffic through our neighborhood and on Biscayne Boulevard, which is already so congested that it is rated an "F" street by the State of Florida's Department of Transportation. Please help preserve the quality of life in our neighborhood by denying this project. Thank you, Vd )0, -c y e c� Signature Date vL,u5 P1wce Name 5 ?8 Ec/- Address N in Palm Grove Commissioner Johnny Winton Miami City Hall 3500 Pan American Drive Miami, Florida 33133 Chairman Chip Black Planning Advisory Board 3500 Pan American Drive Miami, Florida 33133 Letter of Opposition to the "Kubik" Project Dear Commissioner Winton and Chairman Black: As a zooperty owner d / or resident of the Palm Grove neighborhood, I am in opposition to the proposed "Kubik" project at 56 to 58 Street on Biscayne Boulevard. This project is completely out of scale and character for the neighborhood. It will be 150 feet high and consist of 293 units, yet sit directly across 58th street from single story, single family homes. This project will increase traffic through our neighborhood and on Biscayne Boulevard, which is already so congested that it is rated an "F" street by the State of Florida's Department of Transportation. Please help preserve the quality of life in our neighborhood by denying this project. Thank y ��nr•�� S a0o y Signature Date K.ar t ri fd C-e0 4.re kl Name Address in Palm Grove PowerPoint presentation to the Miami City Commission on the "Kubik at Morningside" condo project. May 6, 2004. By Elvis Cruz 631 NE 57 Street and Mary Foehrenbach, 655 NE 55 Terrace. Gentlemen, **Section 1305.2 of the zoning code empowers you to protect the public interest with these Design Review Criteria: **Respond to the physical contextual environment taking into consideration urban form, **respond to the neighborhood context, and create a transition in bulk and scale. **As I've shown in earlier appearances here, on the 2.48 miles of Biscayne Boulevard north of 48 street, **95% of the properties are 2 stories or less, with only ** 14 buildings higher than 2 stories, and 8 of those being only 3 stories. That is the neighborhood context. **There is, however, a 10 story building across the street from the proposed site, at 5701 Biscayne. **Still surrounded by single **family homes **and 2 story apartments, it was **out of scale when built in 1973. **Even today, there is no other 10 story or higher building on the East side of Biscayne from well below 36 street to far above the city limits. **Even today there is no other 10 story or higher building on the West side of Biscayne from 48 street to the INS building at 79 street. Does it make sense to use a 31 year old violation of scale to justify another violation of scale? **The scale model before you, with the existing 5701 Biscayne building in blue, **shows beyond any reasonable doubt that the proposed building is out of scale with the e&isting nehborhood. UBV1IfTED INTO THE PUBLIC RECORD FOR ITPM P247 r t i **As per the submitted plans, the building is over 162 feet tall, over 400 feet wide, with 293 units. **Notice the single family homes across 58 street. They've been overwhelmed. **The proponents say that they met many times with area neighbors and have letters of support. They did, but those meetings never resolved the bulk and scale problem with the project, and they involved questionable tactics. **They told us, and this commission, that the building height is 149' 11". **But their submitted plans show 162'5". **This is a picture shown to area neighbors. Notice the building on the left side of frame — that's 5701 Biscayne, a 10 story building, yet here the Kubik building is made to look shorter than it, and about only twice as tall as the young mahogany tree on the right. The balconies shown are actually on every other floor. This misled several neighbors into signing letters of support for what they thought was a 7 story building. I now submit for the public record 4 letters that retract support, and an additional 7 letters from area neighbors in the immediate area expressing their opposition. Gentlemen, this is the 11th time that the neighbors of the Upper Eastside have come to city hall to fight hi -rises. At this time I ask all those who are here seeking denial of this project to please stand and be recognized. Lastly, this building would sit across 58 street from 4 single family houses. Proponents dismiss that out of hand because it's an R3 neighborhood. We have a letter from an expert witness that examines that R3 neighborhood. To read the letter we have Ms. Mary Foeherenbach. This is a letter from Miami Historian Dr. Paul George. Dear Miami City Commissioners: **This plat map shows the Bayshore Subdivision from the early 1920's. Back then it was zoned single family, and went from Biscayne Bay west to the FEE railroad, from 55 Terrace north to 61 street. **It includes today's Soyka complex and the proposed condo site. **In the late 1920's, Biscayne Boulevard was constructed through the area, separating Bayshore into east and west. East Bayshore is today known as Morningside, which is still zoned for single family houses. **Unfortunately, for reasons known only to the authors of Miami's bizarre zoning, West Bayshore was rezoned to R3, even though there are still 41 single-family houses there. These examples show they have the same architecture and vintage as Morningside's historic district. This area is rich in Miami's history, including it's earliest roots as Lemon City and the location of the beautiful coral rock masterpiece, the Bayshore Pumphouse, once threatened but now being preserved. While West Bayshore may not be an officially designated historic district, it certainly could and should be. I am in opposition to the proposed behemoth condominium project. **It would sit directly across 58th street **from these four single- family homes. **Should these single-family homeowners **be punished because they are in an R3 zone? **The project would also likely demolish the beautiful home of the Northeast Miami Women's Club, now known as the In Motion Dance Studio, designed by renowned architect V.H. Nellenboggen. What kind of future will this neighborhood face if this massive building project goes forward? Historic neighborhoods of single family homes are a precious treasure to any city, regarded across the country as a key to both the past and the future. Please protect Miami's past and future by denying this out -of -scale project. Thank you very much. Sincerely, Paul S. George, Ph.D. Historian Control Growth on Biscayne Boulevard. 95% are only 2 stories or less. Section 1305.2 Neighborhood Context and Scale. Only 14 buildings 3 stories or more, from 48 to 87 Street. 2 Truth? Upper East Side Neighbors: Our l l th appearance. A letter from Miami Historian Dr. Paul George The R3 neighborhood to the North. 5 6 7 Thank you very much. Sincerely, Paul S. George, Ph.D. Historian DESIGN REVIEW CRITERIA ("PEDESTRIAN ORIENTATED DEVELOPMENT") Testifying Neighbor: THE LAW Pa, II J. 70 s9 In accordance with Article 13 of the Miami Zoning Code, the subject project is required to be consistent with the Design Review Criteria in Section 1305.2. Under the Pedestrian Oriented Development criteria, the project must: 1. Design facades that respond primarily to the human scale. 2. Provide active, non -blank facades. Where blank walls are unavoidable, they should receive design treatment. ANALYSIS The lack of adequate physical breaks in the base portion of the structure results in a massive, run-on building fronting the sidewalk, thus failing to adequate respond to the human scale. Secondly, only one (1) building elevation was submitted; therefore it is impossible to verify whether this particular criteria has been met.2/ Additionally, it is not clear from the submitted plans how the 2nd and 3rd floors of the street facing portions of the parking base will be utilized Therefore, the project fails to comply with the criteria listed in Sec. 1305.2 of the City Code. 2 Once again, this issue was raised at the PAB hearing. SUBMITTED INTO THE PUBLIC RECORD FOR ITEM pz. 7 ON 5-�-0 DESIGN REVIEW CRITERIA ("SCREENING") Testifying Neighbor: THE LAW In accordance with Article 13 of the Miami Zoning Code, the subject project is required to be consistent with the Design Review Criteria in Section 1305.2. Under the Screening criteria, the project must: 1. Screen parking garage structure with program uses. Where program uses are not feasible, soften the garage structure with trellises, landscaping, and/or other suitable design element. ANALYSIS Details regarding the mechanical ventilation of the proposed garage levels have not been provided. In this regard, the size, location and orientation of fans and vents associated with mechanical ventilation will have a significant impact on adjacent residential structures, as well as the units in the tower portion of the subject project. Additionally, it is not clear from the submitted plans how the 2nd and 3rd floors of the street facing portions of the parking base will be utilized. Therefore, the project fails to comply with the criteria listed in Sec. 1305.2 of the City Code. SUBMITTED INTO THE PUBLIC RECORD F� ITEMON�.Y HISTORIC PRESERVATION Testifying Neighbor: `-'--, The City's adopted Comprehensive Plan contains many goals, objectives, and policies call/for preserving important and unique historical resources. There are five (5) sets of existing structures on the subject site, with varying degrees of architectural and historic significance, which are proposed to be demolished. Two of these structures are clearly important to the historical context of the Boulevard: 1. The "In Motion Dance Center" at the corner of NE 4th Court and NE 58th Street is clearly the most significant structure on the subject site. This structure is an outstanding example of the med-deco architectural style, with an exceptional degree of historic and architectural integrity. This structure is defined by a well developed, cylindrical corner, flanked by asymmetrical wings. The building is in excellent condition and well maintained; the structure is representative of its period, and contributes to the as -built scale and context of the immediate area. Additional research regarding the history of this structure should be completed prior to the project going forward, as every effort should be made to retain and preserve this building. 2. The structure at the northeast corner of the site (58th Street and Biscayne Blvd) is an early Post -War Modern (MiM9) structure, typical of the motel architecture unique to upper Biscayne Blvd. This structure is consistent with ie as -built scale and context of this section of the Boulevard. The proposed demolition or removal of time tested, established and context -sensitive building$ on Biscayne Blvd is significant. Further, the proposed replacement project fails to address the existing, successful building form in any way. Significant changes to the architectural vocabulary at the base level of the project are in order to address this gross deficiency. Allowing the destruction of these buildings would be a violation of the City's adopted Comprehensive Plan. SUBMITTED INTO THE PUBLIC RECORD FOR ITEM PZ-7 ON1/, DESIGN REVIEW CRITERIA ("STREETSCAPE AND OPEN SPACE") Testifying Neighbor: (7,0r THE LAW In accordance with Article 13 of the Miami Zoning Code, the subject project is required to be consistent with the Design Review Criteria in Section 1305.2. Under the Streetscape and Open Space criteria, the project must: 1. Provide usable open space that allows for convenient and visible pedestrian access from the public sidewalk. ANALYSIS The submitted drawings fail to clearly delineate and define pedestrian points of access; pedestrian access to the residential tower directly from Biscayne Boulevard has not been provided. Therefore, the project fails to comply with the criteria listed in Sec. 1305.2 of the City Code. SUBMITTED INTO THE PUBLIC RECORD FOR lTEMpz. DESIGN REVIEW CRITERIA ("SIGNAGE AND LIGHTING") Testifying Neighbor: THE LAW In accordance with Article 13 of the Miami Zoning Code, the subject project is required to be consistent with the Design Review Criteria in Section 1305.2. Under the Signage and Lighting criteria, the project must: 1 . Orient outside lighting to minimize glare to adjacent properties. ANALYSIS An exterior lighting plan has not been provided. Therefore, the project fails to comply with the criteria listed in Sec. 1305.2 of the City Code. SUBMITTED INTO THE PUBLIC RECORD FOR ITEM.fz. 7 ON s-v-oy . COMPLIANCE WITH SEC. 1703( M.U.S.P.) Testifying Neighbor: THE LAW 00 PE Si 5¢1-c-ck Section 1703 of the City's Zoning Code dictates that the Commission, in reaching a decision on the application as submitted, shall make a determination as to whether the development will be in conformity with, or necessitate a change in, the adopted Miami Comprehensive Plan. ANALYSIS Neither the City nor the Applicant has questioned the project's compatibility with the City's adopted Comprehensive Plan. Specifically the goals, objectives, and policies that • protect existing residential neighborhoods from incompatible land uses (LU-1, LU-1.1.3, HO-2.1.1), • preserve important and unique historical resources (LU-2, LU-2.4), • encourage mixed -use multi -family development in and near the downtown/city center (LU-1.4, HO-2, HO-2.1, TR-1.5.2), and • ensure adequate public infrastructure is in place at the time new developments are built (LU-1.3, LU-1.6.4, TR-1.1.2, TR-1.1.4, TR- 1 8) Under state law, development orders issued by the City must be consistent with its adopted Comprehensive Plan. Based on our initial review of the Kubik project, the project contravenes many of the City's adopted goals, objective and policies and, therefore, is subject to a legal challenge by adversely affected neighbors. The amount of density and height proposed by the applicant is too much for the subject site. Notwithstanding any potential changes in building orientation, siting, massing and design, the amount of commercial and residential space, as well as required parking, as proposed, will significantly strain the infrastructure requirements of the immediate area and further burden a local and regional roadway system that is operating past capacity. Therefore, the project as proposed should not be approved. EfESIGN REVIEW CRITERIA ("ARCHITECTURE AND LANDSCAPE ARCHITECTURE") ying Neighbor • .✓Ed/N vi-biZ .S-/fr1psoA/ 6 0 NE. 59 3 f- THE LAW In accordance with Article 13 of the Miami Zoning Code, the subject project is required to be consistent with the Design Review Criteria in Section 1305.2. Under the Architecture and Landscape Architecture criteria, the project must: 1. Respond to the neighborhood context 2. Create a transition in bulk and scale. 3. Articulate the building facade vertically and horizontally in intervals that conform to the existing structures in the vicinity. ANALYSIS The existing neighborhood context is one of much lower scale structures, on smaller, individual lots. This existing context has not been addressed in anyway by the applicant, as the projectfico si/ is of a monumental base, 4 stories in height, running the entire length of the property, and a similarly oriented tower that has only one break. Secondly, no transition in bulk or scale has been provided as the subject structure fails to provide any type of stepped massing or orientation that allows for a better transition from the sidewalk level to the highest floor; the proposed structure goes from grade level to 150 feet within the same building plane. Finally, the ,structure has been overly massed in a horizontal fashion; when combinedOthe proposed height, the result is a structure that fails to establish an adequate horizontal -vertical balance, and inappropriately broadsides the sidewalk, street, and surrounding area. Therefore, the project fails to comply with the criteria listed in Sec. 1305.2 of the City Code. I suggest that, in addition to reducing the height and density, as well as re -orienting the mass of the tower in a perpendicular manner, the project needs to employ other design options in order to address the established context of the immediate area. Such options include gradually or incrementally stepping the building back from the streets, creating multiple towers with significantly smaller footprints, and utilizing different types of massing forms and floor plates, which are 010i-e/ i»cfric (7s ©p O- 0/ /o it�fc Li)O. more geometric, as opposed to rectangular. 0 SUBMITTED INTO THE PUBLIC RECORD FOR ITEM PP 7 ON 5-(-oq c t m 0 0 MGM! 3d0d38 xmem, ? 13 Ld v 1 ab arthifects sppenheim architecture and design —1 EAST ELEVATION WEST ELEVATION r 0 Painted Stucco 0 Alum Window Frame 0 Archnedurei Cont 0 Alum LOUVerS 0 Tinted Gass B K 'Num Guard Rails @ Perforated Metal Panel — t r,•a- db \)c„) 4- *V/ —11 L- I SUBMfrrr iOTHF DUBV ORD FOr *24 ON' 5-19-°Li ELEVATIONS scale • 1" — ESIGN REVIEW CRITERIA ("ARCHITECTURE AND LANDSCAPE ARCHITECTURE") Testifying Neighbor: 'JE�tlNVTES' Sifriisoni 6-3oNE THE LAW In accordance with Article 13 of the Miami Zoning Code, the subject project is required to be consistent with the Design Review Criteria in Section 1305.2. Under the Architecture and Landscape Architecture criteria, the project must: 1. Respond to the neighborhood context 2. Create a transition in bulk and scale. 3. Articulate the building facade vertically and horizontally in intervals that conform to the existing structures in the vicinity. -�abl - H sed h - ANALYSIS The existing neighborhood context is one of much lower scale structures, on smaller, individual lots. This existing context has not been addressed in anyway by the applicant, as the project/onss is of a monumental base, 4 stories in height, running the entire length of the property, and a similarly oriented tower that has only one break. Secondly, no transition in bulk or scale has been provided as the subject structure fails to provide any type of stepped massing or orientation that allows for a better transition from the sdewalk level to the highest floor; 150 feet withinthe proposed structure goes from grade level to the same buildin Finally, the g plane. hoen coined/streucture has been over westabl nth proposed h oV -}sn r`� � eight y massed 1��AAro � thg in a horlZp TrOfol'e ��4tel� tro��sid����ll�te ..b��re�l° 1412 �(' 111e �J 9g8t tl i