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Home My WebLink AboutPZAB 5-20-15 Supporting DocumentationPZAB. 1 PLANNING, ZONING AND APPEALS BOARD FACT SHEET File ID: 15-00057lu Quasi -Judicial Title: A RESOLUTION OF THE PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL OR DENIAL OF AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING ORDINANCE NO. 10544, AS AMENDED, THE FUTURE LAND USE MAP OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN, PURSUANT TO SMALL SCALE AMENDMENT PROCEDURES SUBJECT TO §163.3187, FLORIDA STATUTES, BY CHANGING THE FUTURE LAND USE DESIGNATION OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTY LOCATED AT APPROXIMATELY 2240 SOUTHWEST 13TH AVENUE, MIAMI, FLORIDA, FROM "DUPLEX RESIDENTIAL" TO "LOW DENSITY RESTRICTED COMMERCIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. Location: Approximately 2240 SW 13th Avenue [Commissioner Frank Carollo - District 3] Applicant(s): David J. Coviello, Esquire, on behalf of 1300 Coral Brickell, LLC 1500 Miami Center 201 South Biscayne Boulevard Miami, Florida 33131 305-358-6300 Purpose: This will change the land use designation for the above property from "Duplex Residential" to "Low Density Restricted Commercial". Finding(s): Planning & Zoning: Recommends approval. Item includes a covenant. See companion File ID: 15-00057zc. Planning, Zoning and Appeals Board: Continued from March 24, 2015. Deferred from April 15, 2015. ANALYSIS FOR FUTURE LAND USE MAP CHANGE FILE ID: 15-00057lu APPLICANT: David Coviello, on behalf of 1300 Coral Brickell LLC (the "Owner") PROJECT ADDRESS: 2240 SW 131" Avenue, Miami, 33145 COMMISSION DISTRICT: District 3 NET OFFICE: Coral Way LAND USE DESIGNATION: Duplex Residential HEARING DATE: 3118115 REQUEST The proposal is a request to change the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of a portion of the property from "Duplex Residential" to "Low Density Restricted Commercial". (A complete legal description is on file at the Hearing Boards Office). FUTURE LAND USE Miami Comprehensive Neighborhood Plan (MCNP) Policy LU -1.6.1 established future land use categories according to the 2020 Future Land Use Map and the "Interpretation of the Future Land Use Map." Areas designated as "Duplex Residential" future land use category allows residential structures of up to two (2) dwelling units each to a maximum density of eighteen (18) dwelling units per acre, subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Community based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) also will be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child day care centers and adult day care centers are permissible in suitable locations within duplex residential areas. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within duplex residential areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. Density and intensity limitations for said uses shall be restricted to those of the contributing structure(s). Areas designated as "Low Density Restricted Commercial" future land use category allows residential uses (except rescue missions) to a maximum density equivalent to "Low Density Multifamily Residential" (36 dwelling units per acre) subject to the same limiting conditions; File Id. 15-00057LU Page 1 of 5 City of Miami sEh r} .*,��,? Planning and Zoning Department Division of Land Development ANALYSIS FOR FUTURE LAND USE MAP CHANGE FILE ID: 15-00057lu APPLICANT: David Coviello, on behalf of 1300 Coral Brickell LLC (the "Owner") PROJECT ADDRESS: 2240 SW 131" Avenue, Miami, 33145 COMMISSION DISTRICT: District 3 NET OFFICE: Coral Way LAND USE DESIGNATION: Duplex Residential HEARING DATE: 3118115 REQUEST The proposal is a request to change the Future Land Use Map of the Miami Comprehensive Neighborhood Plan designation of a portion of the property from "Duplex Residential" to "Low Density Restricted Commercial". (A complete legal description is on file at the Hearing Boards Office). FUTURE LAND USE Miami Comprehensive Neighborhood Plan (MCNP) Policy LU -1.6.1 established future land use categories according to the 2020 Future Land Use Map and the "Interpretation of the Future Land Use Map." Areas designated as "Duplex Residential" future land use category allows residential structures of up to two (2) dwelling units each to a maximum density of eighteen (18) dwelling units per acre, subject to the detailed provisions of the applicable land development regulations and the maintenance of required levels of service for facilities and services included in the City's adopted concurrency management requirements. Community based residential facilities (14 clients or less, not including drug, alcohol or correctional rehabilitation facilities) also will be allowed pursuant to applicable state law. Places of worship, primary and secondary schools, child day care centers and adult day care centers are permissible in suitable locations within duplex residential areas. Professional offices, tourist and guest homes, museums, and private clubs or lodges are allowed only in contributing structures within historic sites or historic districts that have been designated by the Historical and Environmental Preservation Board and are in suitable locations within duplex residential areas, pursuant to applicable land development regulations and the maintenance of required levels of service for such uses. Density and intensity limitations for said uses shall be restricted to those of the contributing structure(s). Areas designated as "Low Density Restricted Commercial" future land use category allows residential uses (except rescue missions) to a maximum density equivalent to "Low Density Multifamily Residential" (36 dwelling units per acre) subject to the same limiting conditions; File Id. 15-00057LU Page 1 of 5 y� City of Miami *,I e BEA If, *! Planning and Zoning Department Division of Land Development transitory residential facilities such as hotels and motels; general office use; clinics and laboratories commercial activities that generally serve the daily retailing and service needs of the public, typically requiring easy access by personal auto, and often located along arterial or collector roadways, which include: general retailing, personal and professional services, real estate, banking and other financial services, restaurants, saloons and cafes, general entertainment facilities, private clubs and recreation facilities, major sports and exhibition or entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature to those uses described above auditoriums, libraries, convention facilities, places of worship, and primary and secondary schools. This category also includes commercial marinas and living quarters on vessels as permissible. The nonresidential portions of developments within areas designated as "Low Density Restricted Commercial" allow a maximum floor lot ratio (FLR) of 3.0 times the net lot area of the subject property. DISCUSSION The subject site consists of one (1) parcel comprising approximately 0.34 acres. The parcel is a corner lot located at the intersection of SW 13 Avenue and SW 22nd Terrace, on a block that is bounded by SW 22nd Street (Coral Way) to the North and SW 14th Avenue to the West. "CORAL WAY' Service Center Area is a vibrant commercial corridor along its avenue, with many active small business, restaurants, recreational areas and civic centers. The subject site is part of two abutting parcels located consecutively at 1300 and 1312 SW 22nd Ave, under single ownership. Although the Property in its entirety is included for the purposes of the application, only the portion of the property with the address of 2240 SW 13th Ave is being proposed for a comprehensive plan amendment. The two (2) parcels along Coral Way will retain their land use designation of restricted commercial. The Future Land Use (PLUM) designation for the subject site and adjacent properties located to south, west and southwest is "Duplex Residential". The abutting property to the north, east and parcels along the Coral Way (Zone 3) are designated "Restricted Commercial". The applicant proposes to develop the Property with a mixed-use residential project. The subject site will house a three story residential complex with a parking garage. For that purpose, the applicant considers the change of Land Use necessary to enable that development. File Id. 15-00057LU Page 2 of 5 EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION Subiect Property: Duplex Residential Maximum of 18 D.0 per acre. Surrounding Properties: NORTH. Restricted Commercial Maximum of 150 D.0 per acre. SOUTH: Duplex Residential Maximum of 18 D.0 per acre EAST: Restricted Commercial Maximum of 150 D.0 per acre. WEST: Duplex Residential Maximum of 18 D.0 per acre AN ALYS I S ZONING Subiect Property: T3-0 Sub -Urban Transect Zone Open Surrounding Properties: T6-8-0 Urban Core Transect Zone Open T3-0 Sub -Urban Transect Zone Open T6-8-0 Urban Core Transect Zone Open T3-0 Sub -Urban Transect Zone Open The application is compatible with the following goals and objectives of the City's Future Land Use Designation. • MCNP Land Use Policy LU -1.1.1 states that development orders authorizing new development or redevelopment that results in an increase in the density or intensity of land use shall be contingent upon the availability of public facilities that meet or exceed the minimum LOS standards adopted in the CIE, specifically sanitary sewer, solid waste, storm water, potable water, parks and recreation, and transportation facilities. The public services and facilities provided to meet concurrency requirements shall be consistent with the Capital Improvements Element, or guaranteed in an enforceable agreement. The public services and facilities will include public schools when the Miami -Dade County School Board and local governments in the county implement school concurrency pursuant to paragraph 163.3177(12)(i), F.S. The subject site is smaller than an acre. The proposed designation to Low Density Restricted Commercial has a density of 36 dwelling units per acre. However, in an effort to mitigate potential impacts, the applicant has proffered a covenant as a part of their companion zoning amendment, to restrict the density on subject Parcel to 18 dwelling units per acre. This maintains the density at its current future land use. • The intensity of this land use change, and constituent density of 18 dwelling units per acre, will have a minimal impact on the aforementioned concurrencies, as the applicant has proffered a covenant to restrict the density on subject Parcel to 18 dwelling units per acre, maintaining the density to its future land use. File Id. 15-00057LU Page 3 of 5 City of Miami Planning and Zoning Department Division of Land Development ��ii4'ay„SR`�'r EXISTING NEIGHBORHOOD CHARACTERISTICS: FUTURE LAND USE DESIGNATION Subiect Property: Duplex Residential Maximum of 18 D.0 per acre. Surrounding Properties: NORTH. Restricted Commercial Maximum of 150 D.0 per acre. SOUTH: Duplex Residential Maximum of 18 D.0 per acre EAST: Restricted Commercial Maximum of 150 D.0 per acre. WEST: Duplex Residential Maximum of 18 D.0 per acre AN ALYS I S ZONING Subiect Property: T3-0 Sub -Urban Transect Zone Open Surrounding Properties: T6-8-0 Urban Core Transect Zone Open T3-0 Sub -Urban Transect Zone Open T6-8-0 Urban Core Transect Zone Open T3-0 Sub -Urban Transect Zone Open The application is compatible with the following goals and objectives of the City's Future Land Use Designation. • MCNP Land Use Policy LU -1.1.1 states that development orders authorizing new development or redevelopment that results in an increase in the density or intensity of land use shall be contingent upon the availability of public facilities that meet or exceed the minimum LOS standards adopted in the CIE, specifically sanitary sewer, solid waste, storm water, potable water, parks and recreation, and transportation facilities. The public services and facilities provided to meet concurrency requirements shall be consistent with the Capital Improvements Element, or guaranteed in an enforceable agreement. The public services and facilities will include public schools when the Miami -Dade County School Board and local governments in the county implement school concurrency pursuant to paragraph 163.3177(12)(i), F.S. The subject site is smaller than an acre. The proposed designation to Low Density Restricted Commercial has a density of 36 dwelling units per acre. However, in an effort to mitigate potential impacts, the applicant has proffered a covenant as a part of their companion zoning amendment, to restrict the density on subject Parcel to 18 dwelling units per acre. This maintains the density at its current future land use. • The intensity of this land use change, and constituent density of 18 dwelling units per acre, will have a minimal impact on the aforementioned concurrencies, as the applicant has proffered a covenant to restrict the density on subject Parcel to 18 dwelling units per acre, maintaining the density to its future land use. File Id. 15-00057LU Page 3 of 5 MCNP Land Use Policy LU -1.1.7 states that land development regulations and policies will allow for the development and redevelopment of well-designed mixed-use neighborhoods that provide for the full range of residential, office, live/work spaces, neighborhood retail, and community facilities in a walkable area and that are amenable to a variety of transportation modes, including pedestrianism, bicycles, automobiles, and mass transit. The proposed "Low Density Restricted Commercial” designation allows commercial activities that generally serve the daily retailing and service needs of the public, typically requiring easy access by personal auto, and often located along arterial roadways. The subject parcel is located south of Coral Way, considered a major thoroughfare that provides easy avenue between east and west Miami. The increase in density associated to this land use designation request may provide continuity, buffering and transition between the Duplex Residential to the south and Restricted Commercial to the north. The Planning Department has confirmed that the subject site is located in close proximity to various modes of public transportation. MCNP Housing Policy HO -1.1.7 states 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. The proposed change is within the scale in regards to density and height as it pertains to the abutting single-family neighborhood. The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Duplex Family Residential" future land use category allows residential structures up to a maximum of 18 dwelling units per acre. Although the requested "Low Density Restricted Commercial" designation allows density equivalent to "Low Density Multifamily Residential" or 36 dwelling units per acre, the applicant has proffered a covenant to restrict the density on subject Parcel to 18 dwelling units per acre, maintaining the density to its current future land use. • MCNP Land Use Policy -1.3.15— The City will continue to encourage a development patterns that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation in close proximity to each other. MCNP Land Use Policy - 1.4.3 — The City will continue to promote an active pedestrian sidewalk environment along the ground floor frontage of buildings on `pedestrian streets" through land development regulations. MCNP Land Use Policy - 1.6.9 — The City's Land Development regulations will stablish mechanisms to mitigate the potentially adverse impacts of new development on existing neighborhoods through the development of appropriate transition standards and buffering requirements. The applicant has proposed a ten (10) feet setback with the introduction of landscape elements to serve as a buffer between the south elevation and the abutting residential neighborhood. • MCNP Land Use Policy 1.1.1 provides that new development or redevelopment that results in an increase in density or intensity of land use shall be contingent upon availability of public facilities and services that meet or exceed the minimum Level of Services (LOS) standards adopted in the Capital Improvements Element. File Id. 15-00057LU Page 4 of 5 City of Miami It ,SE.F..eg�„z ` Planning and Zoning Department °.� ��„ss�;,,� Division of Land Development MCNP Land Use Policy LU -1.1.7 states that land development regulations and policies will allow for the development and redevelopment of well-designed mixed-use neighborhoods that provide for the full range of residential, office, live/work spaces, neighborhood retail, and community facilities in a walkable area and that are amenable to a variety of transportation modes, including pedestrianism, bicycles, automobiles, and mass transit. The proposed "Low Density Restricted Commercial” designation allows commercial activities that generally serve the daily retailing and service needs of the public, typically requiring easy access by personal auto, and often located along arterial roadways. The subject parcel is located south of Coral Way, considered a major thoroughfare that provides easy avenue between east and west Miami. The increase in density associated to this land use designation request may provide continuity, buffering and transition between the Duplex Residential to the south and Restricted Commercial to the north. The Planning Department has confirmed that the subject site is located in close proximity to various modes of public transportation. MCNP Housing Policy HO -1.1.7 states 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. The proposed change is within the scale in regards to density and height as it pertains to the abutting single-family neighborhood. The MCNP Interpretation of the 2020 Future Land Use Map indicates that the "Duplex Family Residential" future land use category allows residential structures up to a maximum of 18 dwelling units per acre. Although the requested "Low Density Restricted Commercial" designation allows density equivalent to "Low Density Multifamily Residential" or 36 dwelling units per acre, the applicant has proffered a covenant to restrict the density on subject Parcel to 18 dwelling units per acre, maintaining the density to its current future land use. • MCNP Land Use Policy -1.3.15— The City will continue to encourage a development patterns that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation in close proximity to each other. MCNP Land Use Policy - 1.4.3 — The City will continue to promote an active pedestrian sidewalk environment along the ground floor frontage of buildings on `pedestrian streets" through land development regulations. MCNP Land Use Policy - 1.6.9 — The City's Land Development regulations will stablish mechanisms to mitigate the potentially adverse impacts of new development on existing neighborhoods through the development of appropriate transition standards and buffering requirements. The applicant has proposed a ten (10) feet setback with the introduction of landscape elements to serve as a buffer between the south elevation and the abutting residential neighborhood. • MCNP Land Use Policy 1.1.1 provides that new development or redevelopment that results in an increase in density or intensity of land use shall be contingent upon availability of public facilities and services that meet or exceed the minimum Level of Services (LOS) standards adopted in the Capital Improvements Element. File Id. 15-00057LU Page 4 of 5 • The analysis is NOT based on a proposed project. The highest potential use is being considered. RECOMENDATION Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the aforementioned findings, the Planning & zoning Department recommends approval of the proposed amendment as presented. These findings support the position that the Future Land Use Map at this location and for this neighborhood should be changed. �/J l Christopher Brimo Chief of Land Development L. Vicentini, 5111115 File Id. 15-00057LU Page 5 of 5 City of Miami Planning and Zoning Department Division of Land Development • The analysis is NOT based on a proposed project. The highest potential use is being considered. RECOMENDATION Pursuant to Article 7, Section 7.1.2.8 of Ordinance 13114, as amended and the aforementioned findings, the Planning & zoning Department recommends approval of the proposed amendment as presented. These findings support the position that the Future Land Use Map at this location and for this neighborhood should be changed. �/J l Christopher Brimo Chief of Land Development L. Vicentini, 5111115 File Id. 15-00057LU Page 5 of 5 FUTURE LAND USE MAP (EXISTING) U MAor'In"st; M Public Facilities, 21ST,STansp And N rQUElVil-ies SW 21ST ST SW 21 ST TER Restricted Commercial SW_22ND TER Duplei,, Residential yy l SW 21ST ST Siingle Family - Residential±:� Lu = S* _M co SW 23RD ST vE 23RD 6 C. SW 22ND S' 0150 300 600 Feet I ADDRESS: 2240 SW 13 AV FUTURE LAND USE MAP (PROPOSED) Major Inst; M Public Facilities, 21ST STansp And N Utilities SW 21ST ST SW 21ST TER Restricted Commercial W ia Low Density = Restricted (� Commercial SW -22ND TER Duplex� Residential �; SW 21 ST ST 3 N [ingldFamil y - 'Resiclential J7� SW 23RD ST 23RD TER SW 1ST- _, A� 40 C111, SW 22ND 5 0150 300 600 Feet I , I , , , I ADDRESS: 2240 SW 13 AV CONCURRENCY MANAGEMENT ANALYSIS CITY OF MIAMI PLANNING DEPARTMENT Proposal Nc 15-00057lu IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP Date: 03/04/2015 WITHIN A TRANSPORTATION CORRIDOR AMENDMENT INFORMATION CONCURRENCY ANALYSIS Applicant David J. Coviello, Esq, on behalf of 1300 Coral Brickell, LLC RECREATION AND OPEN SPACE Population Increment, Residents 14 Address: 2240 SW 13 AV Space Requirement, acres 0.02 Boundary Streets: North: SW 22 S East: SW 13 AV Excess Capacity Before Change 182.80 South: SW 22 TER West: SW 14 AV Excess Capacity After Change 182.78 Proposed Change: From: Duplex Residential Concurrency Checkoff OK To: Low Density Restricted Commercial Existing Designation, Maximum Land Use Intensity POTABLE WATER TRANSMISSION Residential 0.2970 acres @ 18 DU/acre 5 DU's Population Increment, Residents 14 Peak Hour Person -Trip Generation, Residential 4> Transmission Requirement, gpd 3,078 Other sq.ft. @ FLR 0 sq.ft. Excess Capacity Before Change >2% above demand Peak Hour Person -Trip Generation, Other Excess Capacity After Change >2% above demand Concurrency Checkoff OK Proposed Designation, Maximum Land Use Intensity Residential 0.2970; acres @ 36 DU/acre 11 DU's SANITARY SEWER TRANSMISSION Peak Hour Person -Trip Generation, Residential 8 Population Increment, Residents 14 Other sq.ft. @ FLR 0 sci t. Transmission Requirement, gpd 2,542 Peak Hour Person -Trip Generation, Other 0 Excess Capacity Before Change See Note 1. Excess Capacity After Change See Note 1. Net Increment With Proposed Change: Concurrency Checkoff WASA Permit Required Population 14 Dwelling Units 5 STORM SEWER CAPACITY Peak Hour Person -Trips 4 Exfiltration System Before Change On-site Exfiltration System After Change On-site Planning District Coral Way Concurrency Checkoff OK County Wastewater Collection Zone 310 Drainage Subcatchment Basin T1 SOLID WASTE COLLECTION Solid Waste Collection Route 223 Population Increment, Residents 14 Transportation Corridor Name Coral Way Solid Waste Generation, tons/year 18 Excess Capacity Before Change 800 RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES Excess Capacity After Change 782 Concurrency Checkoff OK Land Use Goal LU -1 (See attachment 1) Land Use Objective LU -1.1 TRAFFIC CIRCULATION Land Use Policy 1.1.1 Population Increment, Residents 14 Capital Improvements Goal CIA Peak -Hour Person -Trip Generation 4 Capital Improvements Objective CI -1.2 LOS Before Change B Capital Improvements Policy 1.2.3 a - g LOS After Change B Concurrency Checkoff OK NOTES ASSUMPTIONS AND COMMENTS 1. Permittor sanitary sewer connection must be issued by Miami -Dade Water and Sewer Authority Department. Population increment is assumed to be all new residents. Peak -period trip (WASD) Excess capacity, if any, is currently not known generation is based on ITE Trip Generation, 5th Edition at 1.4 ppv average Low Density Restricted Commercial: Allow residential uses (except rescue missions) to a maximum density occupancy for private passenger vehicles. Transportation Corridor capacities and equivalent to "Low Density Multifamily Residential" subject to the same limiting conditions: transitory LOS are from Table PT -2(R1), Transportation Corridors report. Potable water and wastewater transmission capacities are in accordance with residential facilities such as hotels and molels;general office use; clinics and laboratories commercial activities that generally serve the daily retailing and service needs of the public, typically requiring easy access Metro -Dade County stated capacities and are assumed correct. Service by personal auto, and often located along arterial or collector roadways which Include: general retailing, connections to water and sewer mains are assumed to be of adequate size; if not, personal and processional services, real estate, banking, restaurants, saloons and cafes, general entertainment new connections are to be installed at owner's expense. facilities, private clubas and recreation facilities, major sports and exhibition or entertainment facilities and Recreation/Open Space acreage requirements are assumed with proposed other commercial activities whose scale and land use impacts are similar in nature of those uses described change made. above, auditoriums, libraries, convention facilities, places of workship, and primary and secondary schools. .This category also includes commercial marinas and living quarters on vessels as permissible. Allow max neigh 4 stories (height UP to 25 it for the ground floor and ug to 14 ft for each additional floor nm 1 IN f1viv—ci :%, M ', City of Miami Legislation J611 �w PZAB Resolution File Number: 15-00057lu City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com Final Action Date: A RESOLUTION OF THE PLANNING, ZONING AND APPEALS BOARD RECOMMENDING APPROVAL OR DENIAL OF AN ORDINANCE OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), AMENDING ORDINANCE NO. 10544, AS AMENDED, THE FUTURE LAND USE MAP OF THE MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN, PURSUANT TO SMALL SCALE AMENDMENT PROCEDURES SUBJECT TO §163.3187, FLORIDA STATUTES, BY CHANGING THE FUTURE LAND USE DESIGNATION OF THE ACREAGE DESCRIBED HEREIN OF REAL PROPERTY LOCATED AT APPROXIMATELY 2240 SOUTHWEST 13TH AVENUE, MIAMI, FLORIDA, FROM "DUPLEX RESIDENTIAL" TO "LOW DENSITY RESTRICTED COMMERCIAL"; MAKING FINDINGS; DIRECTING TRANSMITTALS TO AFFECTED AGENCIES; CONTAINING A SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. LOCATION: Approximately 2240 SW 13th Avenue [Commissioner Frank Carollo - District 3] APPLICANT(S): David J. Coviello, Esquire, on behalf of 1300 Coral Brickell, LLC FINDING(S): PLANNING AND ZONING DEPARTMENT: Recommends approval. Item includes a covenant. See companion File ID: 15-00057zc. PURPOSE: This will change the land use designation for the above property from "Duplex Residential" to "Low Density Restricted Commercial". WHEREAS, the Miami Planning, Zoning and Appeals Board, at its meeting on May 20, 2015, following an advertised public hearing, adopted Resolution No. PZAB-R-*-* by a vote of * to * (*-*), item no. *, recommending *of the Future Land Use Change as set forth; and WHEREAS, the City Commission, after careful consideration of this matter, deems it advisable and in the best interest of the general welfare of the City of Miami and its inhabitants to grant this change of land use designation as hereinafter set forth; NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. The recitals and findings contained in the Preamble to this Ordinance are adopted by reference and incorporated as if fully set forth in this Section. Section 2. Ordinance No. 10544, as amended, the Future Land Use Map of the Miami Comprehensive Neighborhood Plan, pursuant to small scale amendment procedures subject to §163.3187, Florida Statutes, is further amended by changing the Future Land Use designation of 0.34± City of Miami Page I of 3 File Id. 15-000571u (Version: 1) Printed On: 5/12/2015 File Number: 15-00057lu acres of real property located at approximately 2240 Southwest 13th Avenue, Miami, Florida, from "Duplex Residential" to "Low Density Restricted Commercial"; as depicted in "Exhibit A", attached and incorporated. Section 3. It is found that this Comprehensive Plan designation change involves a use of 10 acres or fewer and: (a) Is necessary due to changed or changing conditions; (b) The cumulative annual effect of the acreage for all small scale development amendments adopted by the local government does not exceed a maximum of 120 acres in a calendar year; (c) The proposed amendment does not involve a text change to goals, policies, and objectives of the local government's comprehensive plan, but proposes a land use change to the future land use map for a site-specific development. However, text changes that relate directly to, and are adopted simultaneously with the small scale Future Land Use Map amendment shall be permissible; (d) Is one which is not located within an area of critical state concern as designated by §380.0552, Florida Statutes or by the Administration Commission pursuant to §380.05(1), Florida Statutes; (e) Density will be "Low Density Restricted Commercial", 36 dwelling units per acre, per the Miami Neighborhood Comprehensive Plan, as amended, and intensity will be as established in Article 4 of the City of Miami Zoning Ordinance, the Miami 21 Code, as amended; and (f) The proposed amendment complies with the applicable acreage and density limitations set forth in the Local Government Comprehensive Planning and Land Development Regulation Act including, without limitation, §163.3187, Florida Statutes. Section 4. The City Manager is directed to instruct the Director of the Planning and Zoning Department to promptly transmit a certified copy of this Ordinance after its adoption on second reading to: the reviewing agencies pursuant to §163.3184, Florida Statutes; and any other person or entity requesting a copy. Section 5. If any section, part of a section, paragraph, clause, phrase, or word of this Ordinance is declared invalid, the remaining provisions of this Ordinance shall not be affected. Section 6. This Ordinance may not become effective until thirty-one (31) days after second reading and adoption thereof pursuant and subject to §163.3187, Florida Statutes. {1} APPROVED AS TO FORM AND CORRECTNESS: VICTORIA MENDEZ CITY ATTORNEY Footnotes: City of Miami Page 2 of 3 File Id: 15-00057lu (Version: 1) Printed On: 5/12/2015 File Number: 15-00057lu {1} This Ordinance shall become effective as specified herein unless vetoed by the Mayor within ten days from the date it was passed and adopted. If the Mayor vetoes this Ordinance, it shall become effective immediately upon override of the veto by the City Commission or upon the effective date stated herein, whichever is later. City of Miami Page 3 of 3 File Id: 15-00057lu (Version: 1) Printed On: 5/12/2015 Exhibit A Address: 2240 S.W. 13th Avenue, Miami, FL 33145 Legal Description: Lots 36 Thru 39, Block 60, Less the West 28 feet in Block 60, EAST SHENANDOAH, according to the Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. SHUTTS BOWEN LLP Founded 1910 ALEXANDER I. TACHMES, ESQ. PARTNER (305) 347-7341 Direct Telephone (305) 347-7754 Direct Facsimile March 27, 2015 VIA HAND DELIVERY Mr. Francisco Garcia City of Miami, Planning Director Planning Department 444 SW 2nd Avenue, 3rd Floor Miami, Florida 33130 RE: 1300 Coral Brickell, LLC -- Supplement to Application File Nos. 15-000571u and 15-00057zc -- Application for Rezoning and Amendment to Future Land Use Map Dear Francisco: We represent 1300 Coral Way Brickell, LLC, the owner of the parcel ("Subject Parcel") having an address of 2240 SW 13th Avenue, which is located at the corner of SW 13th Avenue and S.W. 22nd Terrace. On January 15, 2015, we filed an application with the City of Miami for a rezoning and amendment to the Future Land Use Map ("FLUM") regarding the Subject Parcel. We are hereby amending our application in order to seek a less intense zoning change than requested in our original application, to proffer a covenant and to convey the other information contained in this letter. Overview Our client is proposing to develop a new 8 -story, approximately 61 unit, mixed use residential project on Coral Way. The building will be developed on two (2) lots fronting Coral Way, having addresses of 1300 and 1312 SW 22nd Avenue, and on the Subject Parcel, which is located behind Coral Way. These properties are located generally at the corner of Coral Way and SW 13th Avenue. In order to provide parking and amenities for this new mixed use residential project, our client is proposing to build a 3 -story structure on the Subject Parcel that will contain parking, three (3) apartments and residential amenities (collectively, the "Parking Structure"). Because the Subject Parcel currently consists of a surface parking lot, and will continue to be used MIADOCS 10673389 2 1500 Miami Center • 201 South Biscayne Boulevard, Miami, Florida 33131 • ph 305.358.6300 • fx 305.381.9982 • www.shutts.com MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM ATaRAIL;aDDRESS: s@Autts.com -� RE: 1300 Coral Brickell, LLC -- Supplement to Application File Nos. 15-000571u and 15-00057zc -- Application for Rezoning and Amendment to Future Land Use Map Dear Francisco: We represent 1300 Coral Way Brickell, LLC, the owner of the parcel ("Subject Parcel") having an address of 2240 SW 13th Avenue, which is located at the corner of SW 13th Avenue and S.W. 22nd Terrace. On January 15, 2015, we filed an application with the City of Miami for a rezoning and amendment to the Future Land Use Map ("FLUM") regarding the Subject Parcel. We are hereby amending our application in order to seek a less intense zoning change than requested in our original application, to proffer a covenant and to convey the other information contained in this letter. Overview Our client is proposing to develop a new 8 -story, approximately 61 unit, mixed use residential project on Coral Way. The building will be developed on two (2) lots fronting Coral Way, having addresses of 1300 and 1312 SW 22nd Avenue, and on the Subject Parcel, which is located behind Coral Way. These properties are located generally at the corner of Coral Way and SW 13th Avenue. In order to provide parking and amenities for this new mixed use residential project, our client is proposing to build a 3 -story structure on the Subject Parcel that will contain parking, three (3) apartments and residential amenities (collectively, the "Parking Structure"). Because the Subject Parcel currently consists of a surface parking lot, and will continue to be used MIADOCS 10673389 2 1500 Miami Center • 201 South Biscayne Boulevard, Miami, Florida 33131 • ph 305.358.6300 • fx 305.381.9982 • www.shutts.com MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM Mr. Francisco Garcia March 27, 2015 Page 2 for parking in our new project, we will not be introducing any new use to the Subject Parcel as a result of either the rezoning or comprehensive plan changes. We are not seeking any zoning change or FLUM amendment for the two (2) parcels fronting Coral Way. Our application to rezone and seek a FLUM amendment relates only to the Subject Parcel where the Parking Structure would be built. Amendment to Application The current zoning designation of the Subject Parcel is T3-0, which does not allow parking. In our original application, we were seeking a zoning change to T4-0, which does allow parking. We are hereby amending our application to request a rezoning to T4 -L instead, which allows parking but is more restrictive than T4-0. T4 -L allows for parking and for commercial uses of up to 50% of the total building area. (The issue of commercial uses on the Subject Parcel is moot since we are proffering a covenant containing a prohibition on all commercial uses on the Subject Parcel.) Therefore, we are seeking a less intense zoning change than proposed in our original application. Covenant As indicated above, we are proposing a FLUM amendment regarding the Subject Parcel. The current FLUM designation allows for 18 units per acre. The new FLUM designation would allow 36 units per acre. However, we are proffering a covenant that would restrict the density on the Subject Parcel to 18 units per acre. Therefore, there would be no increase in density as a result of the FLUM change. As applied to the Subject Parcel, the maximum density would be six (6) dwelling units. The new T4-L/FLUM designation also would permit certain commercial uses. However, we are proffering in our covenant that there will be no retail, office or other commercial uses on the Subject Parcel. Further, because the Subject Parcel currently consists of a surface parking lot, and will continue to be used for parking in our new project, we will not be introducing any new use to the Subject Parcel as a result of either the rezoning or comprehensive plan changes. Amendments Completely Consistent with As -Built Environment Our application for a zoning change and FLUM amendment regarding the Subject Property will not introduce any new uses to the area and, in fact, will make the zoning and Future Land Use Map better conform to the as -built environment. As indicated above, the Subject Parcel is a corner property and is bordered by SW 13th Avenue to the east and SW 22nd Terrace to the south. The area on SW 13th Avenue between Coral Way and SW 22nd Terrace is purely commercial with fairly intense commercial uses. The block contains a gas station, a pharmacy, a health clinic, offices and other intense uses. See attached photographs. There are no residential uses on this block. Moreover, the width of the block is considerably wide, which is consistent with the steady traffic on this road and its use as a major thoroughfare. MIADOCS 10673389 2 1500 Miami Center • 201 South Biscayne Boulevard, Miami, Florida 33131 • ph 305.358.6300 • fx 305.381.9982 • www.shutts.com MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM Mr. Francisco Garcia March 27, 2015 Page 3 The area of SW 13th Avenue located directly across the street from the Subject Parcel is zoned T6-8-0. This zoning classification allows for intense uses, including commercial and 150 dwelling units per acre. Against this backdrop of heavy commercial uses on and near SW 13th Avenue, maintaining zoning and Future Land Use Map designations that allow only single family homes and duplexes on this busy commercial street is illogical and out of character with the neighborhood. The current use of the Subject Parcel as a surface parking lot is consistent with the commercial uses on this street. Therefore, the construction of a modest structure on the Subject Parcel will be fully consistent with the character of SW 13th Avenue and the as -built environment. Similarly, with regard to the portion of the Subject Parcel that fronts SW 22nd Terrace, our client again is proposing a development that is consistent with the as -built environment. Specifically, our project calls for three (3) duplex apartments to front SW 22nd Terrace as liners for the parking structure. There will be no retail, office or other commercial uses fronting SW 22nd Terrace. The duplex apartments that will front SW 22nd Terrace will be consistent with the other duplexes and single family homes currently on that street. Therefore, our project will be consistent with the as - built environment. Conclusion Our application for a zoning change and FLUM amendment will not introduce any new uses to the area and, in fact, will make the zoning and FLUM designations better conform to the as -built environment in this neighborhood. Our client's project also will bring a welcome infusion of millions of dollars of investment and new construction to this area. The project will increase property values and property taxes and serve as a catalyst for further new investment in the neighborhood. We respectfully request your favorable recommendation of our applications for rezoning and FLUM changes regarding the Subject Parcel. Thank you. Sincerely, Shutts & Bowen LLP **w W9 fft-� Alexander I. Tachmes, Esq. cc: David J. Coviello, Esq. AIT/sm MIADOCS 10673389 2 1500 Miami Center • 201 South Biscayne Boulevard, Miami, Florida 33131 • ph 305.358.6300 • fx 305.381.9982 • www.shutts.com MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM '-i 0 !A7 6 Aim _I�i - •. EM° � 1 � /i%1 — oo11�TIaN s ' t > s - t•� {.'ail` '?. . , .. w, r •�! Ali. a_•. f - < - .. . _ ".Y} . W a-� _ ., • �..:..c^Y3�.t ate° rs.Y,'��. � • r-�„arryiJ' • - 4 ; . s,ye At, {� •'-R �; ; � � r r * ��'' w. t �•+��• � :.� , I . I r 1, �e,�� i' , � d, t i• V .) f�% Ir��' ��• IF /.'ac'ee e, a�y, @�'Yj '+�• ; ,�' ' i • at' �1r s,s.{ t . *'_ biz �.� � '� c `�.� , �' �,• � l r Wit... � yj- - � , i,::=• t,Yt �1� `; .p ..� �y f•. "177 • q,�..., ON .. __ �-.�r•+4e"i':•" ..,,� -y ♦... ..'.' ..,cvyr•"' ,g {;, `s�r';'.s:,6 _ � �. c.++K y�""j•. •:.._ a .. `".M ',. t,,.4,,...� ; '._� ,a�� `� ` '6. 9y. 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COVIELLO PARTNER (305) 415-9437 Direct Telephone (305) 415-9837 Direct Facsimile February 20, 2015 VIA HAND DELIVERY Mr. Francisco Garcia City of Miami, Planning Director Planning Department 444 SW 2nd Avenue, 3rd Floor Miami, Florida 33130 E-MAIL ADDRESS: dcoviello@shutts.com Re: 1300 Coral Way Brickell, LLC / 1300, 1312 SW 22nd Street, and 2240 SW 13th Avenue / Revised Letter of Intent and Applications for Comprehensive Plan Amendment and Rezoning Dear Mr. Garcia: On behalf of 1300 Coral Brickell LLC (the "Owner"), we respectfully submit the enclosed applications for a comprehensive plan amendment and rezoning (collectively, the "Application") of the properties located at 1300, 1312 SW 22nd Avenue, and 2240 SW 13" Avenue, Miami, Florida (collectively, the "Property"). The Property is under single ownership and will be tied together by Unity of Title, a copy of which is enclosed as Exhibit "A." Although the Property in its entirety is included for purposes of the Application, only the portion of the Property with an address of 2240 SW 13th Avenue (the "Subject Parcel") is being proposed for a comprehensive plan amendment and rezoning. The remaining Property along Coral Way will retain the same zoning classification and land use designation. As more fully outlined herein, the Owner desires to develop the Property with a mixed-use residential project. The approval of this Application will enable that development. The Property, which is located at the southwest intersection of SW 22nd Avenue ("Coral Way") and SW 13t Avenue, is approximately 0.6857 acres or 29,869 square feet in area. The portions of the Property fronting Coral Way are developed with a three (3) story office building MIADOCS 103213312 1500 Miami Center • 201 South Biscayne Boulevard, Miami, Florida 33131 • ph 305.358.6300 • fx 305.381.9982 • wwwshutts.com MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM Mr. Francisco Garcia February 20, 2015 Page 2 and a two (2) story commercial building, respectively. The Subject Parcel is utilized as a surface parking lot. Per Miami 21, the Subject Parcel is zoned T3-0. The Owner proposes a rezoning of the Subject Parcel from T3-0 to T4-0 pursuant to successional zoning requirements of Article 7.1.2.8 of Miami 21. The remaining Property along Coral Way will remain T6-8(0). The City's Future Land Use Map ("FLUM") designates the Subject Parcel as "Duplex Residential." The Owner proposes an amendment to the FLUM changing the land use of the Subject Property from "Duplex Residential" to "Low Density Restricted Commercial." The remaining Property along Coral Way will remain "Restricted Commercial." As mentioned above, the Property is located at the southwest intersection of Coral Way and SW 13'h Avenue. Over the course of the past several years, Coral Way has seen a transformation from a commercial corridor to a revitalized mixed-use area, including the redevelopment of land with high-rise and mid -rise, mixed-use residential projects. The Owner wishes to continue that trend and proposes an 8 -story condominium with a total of 61 residential units and amenities, commercial space, and requisite parking. The ground floor fronting on SW 22"d Avenue and SW 131h Avenue will be activated with commercial/retail uses servicing the neighborhood. The 8 -story structure will be located solely within the portion of the Property currently zoned T6-8(0). The improvements located on the Subject Property (i.e., parking, low- rise residential units and amenities) will be developed in accordance with the T4-0 regulations, thus providing an appropriate buffer between the remainder of the Property zoned T6-8(0) and the property located to the west zoned T3-0. The Application is consistent with the City's vision for Coral Way as set forth in the Coral Way Beautification Master Plan. Generally, the vision identifies Coral Way as a place that provides a mix of living, working, shopping, and entertainment uses, and a place that provides a variety of housing for all income and age groups. Specifically, the Property is located within the "Center Zone," which is the area containing the most intense level of activity, determined by the larger buildings, the most opportunity for pedestrian activity and interaction, and the widest range of uses. The Center Zone contains many of the new high-rise and mid -rise buildings with ground floor commercial/retail space mentioned above. An analysis of the surrounding properties within a one-half mile radius of the Property, and more particularly the properties located on both sides of the street extending 300 feet from the Property, indicate that Coral Way is primarily zoned T6-8(0) and land use designated "Restricted Commercial" on the FLUM. There are a mixture of uses, including commercial/retail and mixed-use residential. See photos attached as Exhibit "B." To the north of Coral Way, certain properties are zoned T4, which provides an appropriate transition to the T3 residential areas further north. On the south side of Coral Way, the transition is lacking with T3- MIADOCS 103213312 1500 Miami Center • 201 South Biscayne Boulevard, Miami, Florida .33131 • ph 305.358.6300 • fx 305.381.9982 • www.shutts.com MIAMI PORT LAUDERDALE WEST PALM BEACH ORLANDO 'PAMPA TALLAHASSEE AMSTERDAM Mr. Francisco Garcia February 20, 2015 Page 3 O immediately adjacent to the T6-8(0). To the east of the Property along SW 13th Avenue, the T6-8(0) extends beyond Coral Way south to the entire block. Therefore, unlike other T3-0 properties located behind the T6-8(0) areas of Coral Way, the Subject Property also lies adjacent to T6-8(0) along SW 13th Avenue. As shown below, because the Subject Property is uniquely situated behind and adjacent to T6-8(0), along both Coral Way and SW 13th Avenue, development of the Subject Parcel with uses currently permitted in T3-0 (i.e., single family/two- family residential) would not be feasible. ................................. . ......a ..... . ... . ..... :::::::::::,:....- -, The rezoning to T4-0, and the inclusion of the Subject Property for purposes of providing parking and amenities (along with additional low-rise residential units) to serve the principle development on the T6-8(0) portion, is consistent with general planning principles and the purpose and intent of Miami 21 (i.e., transitional zoning and the provisions of Sections 2.1). Because the improvements located on the Subject Property will be developed in accordance with the T4-0 regulations, there will be an appropriate buffer between the remainder of the Property zoned T6-8(0) and the property located to the west zoned T3-0. In addition to the limiting parameters of the T4-0, the Owner will provide additional buffering and landscaping adjacent to the T3-0 land. The Application is compatible with the following goals and objectives of the City's Comprehensive Plan: • Policy LU -1.1.7 — Land development regulations and policies will allow for the development and redevelopment of well-designed mixed-use neighborhoods that provide for the full range of residential, office, live/work spaces, neighborhood retail and commercial facilities in a walkable area that are amenable to a variety of transportation modes, including pedestrianism, bicycles, automobiles, and mass MIADOCS 103213312 1500 Miami Center - 201 South Biscayne Boulevard, Miami, Florida 33131 - ph 305.358,6300 - fx 305.381.9982 - www.shutts.com MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM Mr. Francisco Garcia February 20, 2015 Page 4 transit • Policy LU -1.3.15 — The City will continue to encourage a development pattern that enhances existing neighborhoods by developing a balanced mix of uses including areas for employment, shopping, housing, and recreation in close proximity to each other. • Policy LU -1.4.3 — The City will continue to promote an active pedestrian sidewalk environment along the ground floor frontage of buildings on "pedestrian streets" though land development regulations. • 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. • Policy HO -2.1 — Design and create pedestrian friendly environments and neighborhoods with varied housing prototypes and amenities catering to persons of diverse social, economic and cultural backgrounds, with a variety of urban housing types for persons of all income levels including those of extremely low, very low-, low-, and moderate -income households (in accordance with the current standards and regulations of HUD and the State of Florida) provided in a walkable, mixed-use, urban environment. By transitioning the zoning between the T6-8(0) and the T3-0, approval of the Application will facilitate the redevelopment of the Property with an appropriate mix and intensity of uses, while providing the necessary transition buffer. This transition minimizes land use conflicts with the adjacent residential area. As mentioned above, the Coral Way corridor has seen a redevelopment pattern that promotes a mixture of uses, including mixed-use residential projects. The approval of the Application will enable that trend to continue. We look forward to presenting this Application to the Planning, Zoning and Appeals Board with the City's favorable recommendation. In the meantime, if you have any questions or require anything further, please do not hesitate to contact me. MIADOCS 10321331 2 1500 Miami Center • 201 South Biscayne Boulevard, Miami, Florida 33131 • ph 305.358.6300 • fx 305.381.9982 • www.sliutts.com MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTErIDAM Mr. Francisco Garcia February 20, 2015 Page 5 Sincerely, Shutts & Bowen LLP uw?�� David J. Coviello Enclosures cc: Mr. Americo D'Agostini Alexander I. Tachmes, Esq. MIADOCS 103213312 1500 Miami Center • 201 South Biscayne Boulevard, Miami, Florida 33131 • ph 305.358.6300 • 5c 305.381.9982 • www.shatts.com MIAMI FORT LAUDERDALE WEST PALM BEACH ORLANDO TAMPA TALLAHASSEE AMSTERDAM EXHIBIT A Unity of Title This instrument was prepared by and, after recording should be returned to: David J. Coviello, Esq. Shutts & Bowen LLP 201 South Biscayne Boulevard 1500 Miami Center Miami, Florida 33131 Folio Numbers: 01-4139-007-2731 01-4139-007-2520 01-4139-007-2530 UNITY OF TITLE )ace above reserved for Clerk WHEREAS, the undersigned, 1300 Coral Brickell LLC, a Delaware limited liability company ("Owner"), is the owner of the property legally described as: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF (the "Property"); and WHEREAS, the Owner recognizes and acknowledges that for the public health, welfare, safety or morals, the Property should not be divided into separate parcels owned by several owners so long as the same is put to the hereinafter use. THEREFORE, in consideration of the land use re -designation and re -zoning of 2240 SW 13th Avenue and for other good and valuable consideration, the Owner hereby agrees to restrict the Property as described more fully below. Title to the Property shall be considered as one plot and parcel of land and that no portion of the Property shall be sold, transferred, devised or assigned separately, except in its entirety. Notwithstanding anything contained in this Unity of Title to the contrary, nothing shall prevent, limit or restrict (i) the leasing and/or sub -leasing of portions of the Property from time to time to separate entitie's or persons nor the transfer of such leasehold and/or sub -leasehold estates, (ii) the granting of separate mortgages, or other similar encumbrances, (iii) the creation of a multiple unit condominium building on the Property, (iv) the sale and conveyance of any condominium units, or (v) the conveyance of any portion of the Property to a municipality or governmental entity for right-of-way purposes. THEREFORE, the Owner further agrees that the above conditions, restrictions and limitations shall be deemed as covenants running with the land and shall be recorded, at the Owner's expense, in the Public Records of Miami -Dade County, Florida. This Unity of Title shall remain in full force and effect and be binding upon the Owner, its heirs, successors, personal representatives and assigns and upon all mortgagees or lessees until such time as the same may be released or modified in writing by the City of Miami Zoning Administrator or his/her designated MIADOCS 103228841 representative in the event he or she determines the Unity of Title is no longer necessary for the purpose described herein, which release or modification shall not be unreasonably withheld. IN WITNESS WHEREOF, the Owner has signed this document on the day of January, 2015 Witness: 0 OV -1 Print Name: p,4 "/-Q Ce vt 6y4-0 t0nec Print Name: STATE OF n 06a ) y� ) ss M COUNTY OF I " 6(61'Ja� 1300 Coral Brickell LLC, a Delaware limited liability company By: i Name: AMS G0 E UM0 I � 9I Title: The foregoing instrument was acknowledged before me this day of January, 2015, by - eYI co E -bOs o vi of 1300 Coral Brickell LLC, a Delaware limited liability ren m— n beh if of the company. He/)he is personally known to me or presented K .ary .S �� as identification. 9�3-005-(,N- A4-0 MIADOCS 10322884 1 4NOTRY PUBLIC, State of 6 Cl C Print Name: uIn r, ff)O-EE No.: Commission Expires: (SEAL) db.Mb 100."', SUSAN C. MACETNotary Public - State of Florida My Comm. Expires Feb 11, 2016Commission M EE 161755 Bonded Through National Notary Assn. Approved as to Legal Form and Correctness: Victoria Mendez, Esq., City Attorney Irene S. Hegedus, Zoning Administrator MIADOCS 10322884 1 Exhibit "A" Address: 1300 S.W. 22nd Street, Miami, FL 33145 Legal Description: Lots 1 Thru 4, Block 60, EAST SHENANDOAH, according to the Plat thereof as recorded in Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. Address• 1312 S.W. 22nd Street, Miami, FL 33145 Legal Description: Lots 5 Thru 6, Block 60, EAST SHENANDOAH, according to the Plat thereof as recorded in Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. Address: 2240 S.W. 13th Avenue, Miami, FL 33145 Legal Description: Lots 36 Thru 39, Block 60, Less the West 28 feet in Block 60, EAST SHENANDOAH, according to the Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. MUDOCS 10322768 1 EXHIBIT B Photos of Surrounding Properties ti w� A. ` I r � i J j:•• �: � � � . 1 +ir to Aj Ot ;may t View from SW 13th Avenue of adjacent property to east ItIL.F.. ' r y y1 PA .c . i.nrw& _ _ r �� r - + . •.,.j • '-�.. .�, do .� r ` Y 1 ONO Y• civ r w,. 7•#��: tit, ►' � � �`Nr/1�. ,�� .`.�: •',. >c � �° �' •''§ i : r. �' ,. - ", . — 1— - a AO OA ' � - • .int ., '. �'�y �'� ► r `• M�w•'I. �� 4 x i YAd 7r �' • � i Z � � #lam" �' � � �Ai I E lE{ M STU J► t � y� '"�' 7 , �' .�, , `.��* "ei '."''• Sam +C: � ��,, .X.: A i L � 14 or n r °"'"` a ��°�� r�+. rr�..� .� �� '� • �� ..l � �� gy�Gy1 1 �M 1 ` • , + ,� IC ars .*{a• +�' r � ��'" �� lb IL cc ', ti• ',a�.�, "� }r � I rata, -� � ati ` •r M �` Ty w `� �� ;"+►+ R _ _! _fir A, q NILr -_ J.. :'n T u�r , rc�+x 0 17J4 sr? ,r '' - ' -' w'�'�� - ` imagery Date: 1/10/2014 25'45'01.97'N OU'12'S0.41" LV-'e',ev aft COMPREHENSIVE PLANAPPLICATION PLANNING AND ZONING DEPARTMENT, HEARING BOARDS SECTION 444 SW 2nd Avenue, 3rd Floor • Miami, Florida 33130 • Telephone 305-416-203Q_3 r— www.miamigov.com/hearing boards+ Welcome to the City of Miami! This application is intended to serve as a guide in assisting: yo,' with our public hearing process. Please feel free to contact us, should you have any questigns. f There is no deadline to submit this application as it is presented semi-annually to the Plarg 7. Zoning and Appeals Board and the City Commission. The application submittal date ishe r' date stamped by Hearing Boards' staff on this page. The responses to this application must be typed and signed in black ink. All pertinent and accurate information/documentation; i.e., the plans, reports, exhibits, shall be presented at the time of filing, in addition to the paid receipt. The applicant is responsible for the accuracy of the information contained in the application and all supporting materials. Should you wish, you could bring the materials to our office for review prior to submittal to ensure completeness. You will be responsible, if needed, to bring an interpreter for the English language to any presentation before city boards, committees and the city commission. A valid power of attorney will be required if neither applicant or legal counsel representing the applicant execute the application or desire to make a presentation before city boards, committees and the city commission. All documents, reports, studies, exhibits (8'/2x11") or other materials submitted during this process will be kept as part of the record. Any documents offered to the Planning, Zoning and Appeals Board and the City Commission, which have not been provided fifteen (15) days before the meeting as part of the agenda materials will be entered into the record at the discretion of the aforementioned Board and Commission. ORDINANCE NO. 11469, CODIFIED IN CHAPTER 2, ARTICLE VI OF THE CITY CODE STATES THAT ANY PERSON WHO RECEIVES COMPENSATION, REMUNERATION OR EXPENSES FOR CONDUCTING LOBBYING ACTIVITIES TO REGISTER AS A LOBBYIST WITH THE CITY CLERK, PRIOR TO ENGAGING IN LOBBYING ACTIVITIES BEFORE CITY STAFF, BOARDS, COMMITTEES AND THE CITY COMMISSION. A COPY OF SAID ORDINANCE IS AVAILABLE IN THE OFFICE OF THE CITY CLERK (MIAMI CITY HALL), LOCATED AT 3500 PAN AMERICAN DRIVE, MIAMI, FLORIDA, 33133. Ordinance No. 12918 states that each person or entity requesting approval, relief or other action from the City Commission or any of its boards, authorities, agencies, councils or committees regarding any issue, shall disclose at the commencement (or continuance) of the public hearing(s) on the issue, any consideration provided or committed, directly or on its behalf, for an agreement to support or withhold objection to the requested approval, relief or action. The Disclosure of Consideration Provided or Committed for Agreement to Support or Withhold Objection Affidavit included in this package must be submitted with the application. The applicant must, at the commencement of any public hearing on the issue, if there is any disclosure to report, read the disclosure into the record. Also, the applicant must supplement the affidavit if there is any new information or additional information to disclose. Copies of City Commission resolutions and ordinances can be obtained at our website through the "Legislative Hub", or for certified copies, contact the City Clerk's Office at 305-250-5360. COMPREHENSIVE PLANAPPLICATION Please refer to Section 62-31 of the Miami City Code for Comprehensive Plan information. Applicant(s): Santiago D. Echemendia, Esq. and David J. Coviello, Esq. on behalf of 1300 Coral Brickell LLC 2. Subject property address(es) and folio number(s): 2240 SW 13th Ave. (Folio No. 01-4139-007- 2731); 1300 SW 22nd St. (Folio No. 01-4139-007-2520); and 1312 SW 22nd St. (Folio No. 01-4139- 007-2530) 3. Present designation(s): Duplex Residential (2240 SW 13th Ave.) and Restricted Commercial (1300 & 1312 SW 22nd St.) 4. Future designation(s): Low Density Restricted Commercial (2240 SW 13 Ave.) 5. If the requested Land Use is approved, will a Rezoning be requested for consistency with the Zoning Atlas, per F.S. 163.3184(3)(e)? Yes If yes, please contact Planning at 305-416-1400. 6. Has the designation of this property been changed in the last year? If so, when? No 7. Do you own any other property within 200 feet of the subject property? No If yes, has the property been granted a Land Use Change within the last year? N/A 8. One (1) original, two (2) 11x17" copies and one (1) 8'/2x11 copy of the survey of the property prepared by a State of Florida registered land surveyor within six (6) months from the date of the application. 9. A clear and legible copy of the recorded warranty deed and tax forms of the most current year showing the present owner(s) and legal description of the property to match the legal description on the survey. 10. A clear and legible copy of the subject property address(es) and legal description(s) on a separate sheet, labeled as "Exhibit A", to match with the current survey's legal description. 11. At least two photographs showing the entire property showing land and improvements. 12. Copy of the lobbyist registration processed by the Office of the City Clerk, if applicable. 13. Affidavit of Authority to Act and the Disclosure of Ownership of all owner—and contract purchasers, if applicable—of the subject property. 14. For all corporations and partnerships indicated: a) Articles of Incorporation; b) Certificate from Tallahassee showing good standing, less than one (1) year old; c) Corporate Resolution or a Power of Attorney signed by the secretary of the Corporation authorizing the person who signed the application to do so; d) Non-profit organizations: A list of Board of Directors less than one (1) year old. 15. Certified list of owners of real estate within 500 feet of the subject property. Rev 07—?011 COMPREHENSIVE PLANAPPLICATION 16. Original Disclosure of Consideration Provided or Committed for Agreement to Support or Withhold Objection Affidavit. 17. Original Public School Concurrency Management System Entered Requirements form. 18. The subject property(ies) cannot have any open code enforcement/lien violations. 19. What is the acreage of the project/property site? Approx. 29,869 SF (0.6857 acre) 20. What is the purpose of this application/nature of proposed use? Amend Comprehensive Plan to allow development of mixed use residential building. 21. Is the property within the boundaries of a historic site, historic district or archeological zone? Please contact the Planning and Zoning Department on the 3rd Floor for information. No 22. Is the property within the boundaries of an Environmental Preservation District? Please contact the Planning and Zoning Department on the 3rd Floor for information. No 23. Is the property within the Coastal High Hazard Area (CHHA)? Please contact the Planning and Zoning Department on the 3rd Floor for information and further instructions. No 24. What would be the anticipated duration of the presentation in front of the: ❑ Planning, Zoning and Appeals Board 15 mins. and/or ❑ City Commission 15 mins. 25. Cost of processing according to Section 62-22 of the Miami City Code*: a. Application to Amend the Comprehensive Neighborhood Plan per acre $ 5,000.00 b. Advertising $ 1,500.00 c. School Concurrency Processing $ 150.00 d. Mail notice fee per notice $ 4.50 e. Meeting package mailing fee per package $ 6.00 *Fees over $25, 000. 00, shall be paid in the form of a certified check, cashier's check, or money order. Rev n7-201 i COMPREHENSIVE PLANAPPLICATION Signature 00/Q0 / Name David J. Coviello, Esq. Telephone 305-415-9437 STATE OF FLORIDA -- COUNTY OF MIAMI-DADE Address 201 S. Biscayne Blvd., Suite 1500 Miami, FL 33131 E-mail dcoviello(o)shutts.com The foregoing was acknowledged before me this [ 1�5 day of January, 2015, by David J. Coviello who is a(n) individual/partne age t/c r oration of 1300 Coral Brickell LLC a(n) individual/partnership/corporation. He/She i ersonally known to�merwho has produced as identification and who did (di no a (Stamp) R Pv 07-9.011 Sig atur SUSAN C. MACET a�o•�av Pua`� Notary Public • State of Florida 4 My Comm. Expires Feb 11, 2016 Commission # EE 161755 °; ; �°Bonded Through National Notary Assn. COMPREHENSIVE PLANAPPLICATION AFFIDAVIT OF AUTHORITY TO ACT Before me this day, the undersigned personally appeared David J. Coviello , who being by me first deposes and says: That he/she is the owner or the legal representative of the owner, submitting the public hearing application as required by the Code of the City of Miami, Florida, affecting the real property located in the City of Miami, as listed on the foregoing pages. 2. That all owners who he/she represents, if any, have given his/her full and complete permission for him/her to act in his/her behalf for the change or modification of a classification or regulation of zoning as set out in the foregoing petition, 0 including or ❑ not including responses to day to day staff inquires. 3. That the foregoing and following pages are part of this affidavit and contain the current names, mailing addresses, telephone numbers and legal descriptions of the real property of which he/she is the owner or legal representative. 4. That the facts, as represented in the application and documents submitted in conjunction with this affidavit, are true and correct. Further Affiant sayeth not. David J. Coviello Applicant(s) Name DJQW-- Applicant(s) Signature STATE OF FLORIDA -- COUNTY OF MIAMI-DADE I The foregoing was acknowledged befo e this l day of January, 2015, by David J. Coviello who is a(n) individual/partne a ent/c rporation of 1300 Coral Brickell LLC a(n) individual/partnership rporation He/She is rsonally�an. or who has produced as identification and who,1did i no, a (Stamp) SUSAN C. MACET Signature jPZ �` ': Notary Public - State of Florida My Comm. Expires Feb 11, 2016 Commission Ar EE 161755 td'�� Bonded Through National Notary Assn. COMPREHENSIVE PLANAPPLICATION DISCLOSURE OF OWNERSHIP List the owner(s) of the subject property and percentage of ownership. Note: The Miami City Code requires disclosure of all parties having a financial interest, either direct or indirect, with respect to a presentation, request or petition. Accordingly, disclosure of shareholders of corporations, beneficiaries of trusts, and/or any other interested parties, together with their address(es) and proportionate interest are required. Please supply additional lists, if necessary. Owner's Name(es) 1300 Coral Brickell LLC Percentage of Ownership S€>r AT-rAC 9160 &14/13T& A a Subject Property Address(es) 2240 SW 13 Avenue, and 1300, 1312 SW 22 Avenue (See attached Exhibit "A") 2. List all street address(es) and legal description(s) of any property located within 500 feet of the subject property owned by any and all parties listed in question #1 above. Please supply additional lists, if necessary. Street Address(es): None Americo D'Agostini Owner(s) or Attorney Name STATE OF FLORIDA -- COUNTY OF MIAMI-DADE Legal Description(s): The foregoing was acknowledged before me this 13 day of 3_0nLA0r(J_ 20 by Americo D'A ostini who is a(n)Ivi artneHag nt/corporation of i L a(n) individual/partnershl ratio He/She is personally known to me or who has produced 1300 Coral Brickell LLC as identification and who did (did not) take an oath. r=L_�D((V�rLiG v (Stamp) ."'v..... ,,, SUSAN C. MACET Signat re : ��` % Notary Public - State of Florida '• My Comm. Expires Feb 11, 2016 �F`•` Commission # EE 161755 Bonded Through National Notary Assn. Rev n7 -901I EXHIBIT A 1300 CORAL BRICKELL, LLC Name of Member Initial Percentage Interest Emilia Giusti Roberto DiLanzo Patricia Giusti Maurizio DiLanzo MIADOCS 10327448 1 25.00 25.00 25.00 25.00 Exhibit "A" Address: 1300 S.W. 22nd Street, Miami, FL 33145 Legal Description: Lots 1 Thru 4, Block 60, EAST SHENANDOAH, according to the Plat thereof as recorded in Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. Address• 1312 S.W. 22nd Street, Miami, FL 33145 Legal Description: Lots 5 Thru 6, Block 60, EAST SHENANDOAH, according to the Plat thereof as recorded in Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. Address: 2240 S.W. 13th Avenue, Miami, FL 33145 Legal Description: Lots 36 Thru 39, Block 60, Less the West 28 feet in Block 60, EAST SHENANDOAH, according to the Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. MUDOCS 10322768 1 Prepared by and after recording return to: David J. Coviello, Esq. Shutts & Bowen LLP Miami Center Suite 1500 201 S. Biscayne Blvd. Miami, FL 33131 dcoviello @shutts.com Folio: 01-4139-007-2731 DECLARATION OF RESTRICTIVE COVENANTS KNOWALL MENBY THESE PRESENTS that the undersigned 1300 CORAL BRICKELL, LLC, a Delaware limited liability company (the "Owner") hereby makes, declares and imposes on the land herein described, this Declaration of Restrictive Covenants (the "Declaration"), and the covenants running with the title to the land contained herein, which shall be binding on the Owner, all heirs, grantees, successors and assigns, personal representatives, mortgagees, lessees, and against all persons claiming by, through or under them. WHEREAS, Owner is the owner of that certain property located at 2240 SW 13th Avenue, in the City of Miami, Miami -Dade County, Florida, more particularly described on Exhibit "A" attached hereto and incorporated herein (the "Subject Property"); and WHEREAS, Owner proposes the development of a mixed-use residential project located on the Subject Property and on property located at 1300 SW 22nd Street and 1312 SW 22nd Street, in the City of Miami, Miami -Dade County, Florida; and WHEREAS, Owner is submitting applications for a Comprehensive Plan Amendment and Rezoning of the Subject Property; and WHEREAS, Owner seeks to assure the City of Miami that the Subject Property will be restricted in the manner set forth herein. NOW, THEREFORE, in consideration of the premises, agreements and covenants set forth hereinafter, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, 1300 CORAL BRICKELL, LLC hereby agrees as follows: 1. Recitals. The foregoing recitals are true and correct and are incorporated herein as if repeated at length. 2. Use and Density Restrictions. Notwithstanding the T4 -L transect zone and Low Density Restricted Commercial land use designation on the Subject Property, Owner hereby places the following restrictions on the Subject Property: MIADOCS 10676076 4 40068.0001 1 (a) Density shall be limited to three (3) dwelling units on the Subject Property described on the attached Exhibit "A" - O ; and (b) Retail, office and other commercial uses as defined by the Miami 21 Code, or any successor Zoning Ordinance, shall not be allowed. Notwithstanding the foregoing, parking to serve the residential and commercial uses within the Project shall be permitted. 3. Site Plan. The Subject Property will be developed in substantial compliance with the site plan entitled "Proposed Mixed-Use/Condo For 1300 Coral Brickell, LLC" prepared by Ralph Puig Architect, LLC, dated the day of May, 2015 (the "Site Plan"). The Site Plan is deemed as beim expressly incorDorated by reference herein as though set forth in full in this I ecti nn 4. Amenity Deck. The swimming pool located on the amenity deck as shown on the Site Plan shall not be located closer than sixty (60) feet from the property line of the Subject Property along SW 22nd Terrace. 5. Term. The provisions of this instrument shall become effective upon their recordation in the Public Records of Miami -Dade County, Florida, and shall continue in effect for a period of thirty (30) years after the date of such recordation, after which time they shall be extended automatically for successive periods of ten (10) years each, unless released in writing in accordance with Section 6 -4 below, upon the demonstration and affirmative finding that the same is no longer necessary to preserve and protect the Subject Property for the purposes herein intended. 6. Modification, Amendment, Release. The provisions of this instrument may be amended, modified, or released only by a written instrument executed by the then owners of the Subject Property (or if any portion of the Subject Property has been submitted to a condominium form of ownership, in conformity with the Florida Condominium Act, as amended, then by the condominium association governing such condominium in lieu of all of the owners thereof) AND approved by the City Commission at a duly noticed public hearing, the cost of which shall be paid by Owner. Any amendments, modifications or releases will also require the approval and signature of the Director of the Planning and Zoning Department and that of the City Attorney as to legal form. 7. Enforcement. Enforcement shall be by action against the parties or persons violating or attempting to violate any covenants in this Declaration. The prevailing party to any action or suit pertaining to or arising out of this Declaration shall be entitled to recover, in addition to costs and disbursements allowed by law, such sum as the Court may adjudge to be reasonable for the services of his/her attorney. The award of attorney's fees to a prevailingsparty does not apply if the City is a named Defendant to any such action or suit. This enforcement provision shall be in addition to any other remedies available at law, in equity or both. 8. Law. Invalidation of any of these covenants by judgment of court shall not affect any of the other provisions, which shall remain in full force and effect. This instrument is governed by the laws of the City of Miami, Miami -Dade County and the State of Florida. MIADOCS 10676076 4 40068.0001 2 9. Reservations. All rights, remedies and privileges granted herein shall be deemed to be cumulative and the exercise of any one or more shall neither be deemed to constitute an election of remedies, nor shall it preclude the party exercising the same from exercising such other additional rights, remedies or privileges as may be available to it. 10. Recordation. This Declaration shall be recorded in the Public Records of Miami - Dade County at the expense of the Owner. The City of Miami Zoning Department, 444 SW 2nd Avenue, 4th Floor, Miami, Florida 33131 shall be furnished a copy within thirty (30) days of recordation. Signed, sealed, executed and acknowledged on this day of 2015. WITNESSES: 1300 CORAL BRICKELL, LLC, a Delaware limited liability company By: Print Name: Print Name: Title: Authorized General/ Managing Partner Address: Print Name: STATE OF FLORIDA ) COUNTY OF MIAMI-DADE ) The foregoing instrument was acknowledged before me this day of , 2015, by , as of 1300 CORAL BRICKELL, LLC, a Delaware limited liability company; such person is (check one) [ ] personally known to me or [ ] has produced as identification. WITNESS my hand and official seal in the county and state named above this day of 2015. NOTARY PUBLIC, State of Florida Print Name: Commission No.: Commission Expires: MIADOCS 10676076 4 40068.0001 3 Approved as to Planning and Zoning: Francisco Garcia, Director, Planning and Zoning Dept. Approved as to Legal Form and Correctness: Victoria Mendez, City Attorney MIADOCS 10676076 4 40068.0001 EXHIBIT "A" Legal Description: Lots 36 Thru 39, Block 60, Less the West 28 feet in Block 60, EAST SHENANDOAH, according to the Plat Book 14, Page 55, of the Public Records of Miami -Dade County, Florida. MIADOCS 10676076 4 40068.0001 i PROPOSED ZONING T6-8(0) ZONING T4 -(L) EXIST. U J OJ � J Z J OW UY �U U� gym, W Q< X WO U) c) Oo ao O ch a� O W —— — — — — — — — — — — — — S.W. 13th AVENUE 50'ASPHALT PAVEMENT i SITE PLAN WITH GROUND FLOOR PLAN SCALE'. Applicant Fields City of Miami Public School Concurrency Concurrency Management System Entered Requirements Applicant Fields Information Application Type Public Hearing Application Sub -Type Land Use Application Name * 1300 Coral Brickell LLC Application Phone * 305-372-9202 Application Email * americodagostini@hotmail.com Application Address * 2240 SW 13 AVE; 4-308 SW ^^ "T; aff •1 -3t2 -SW L -W Contact Fields Information Contact Name * David J. Coviello, Esq. Contact Phone * 305-415-9437 Contact Email * dcoviello@shutts.com Local Govt. Name City of Miami Local Govt. Phone 305-416-1400 Local Govt. Email GDGayy6 ci.miami.fLus Local Govt. App. Number (OFFICIAL USE ONLY) Property Fields Information Master Folio Number * 01-4139-007-2731 Additional Folio Number Total Acreage * approx. 14,976 SF (0.34 acre) Proposed Land Use/Zoning * Land Use/Zoning Low Density Rest. Comm. T4-0 Single -Family Detached Units * 0 Single -Family Attached Units (Duplex) * 0 Multi -Family Units * 12— Total # of Units * 10 - 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 government. 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 David J. Coviello, Esq. 0QX_,_1 Owner(s)/Attomey/Applicant Name Owner(s)/Attorney/Applicant Signature STATE OF FLORIDA COUNTY OF MIAMI -DARE n1 I The foregoing was acknowledged before me this I day of or 20 �,5 , by David J. Coviell who is a(n) individual/partn ent/c poration of IC a(n individuaUpartners /corporatio He/She is ersona y cn�6IIn�r who has pr duced as identification an o did not) take an oath. / . A ,,.yP�•.,,, SUSAN C. MACET (Stamp) o Notary Public - State of FlJ2016 Signature • My Comm. Expires Feb 11,Commission I EE 1617Bonded Through National Notary Elm .D3 1-`u, S ra,.dntendent of Schools, Alberto M. Carvalho May 5, 2015 VIA ELECTRONIC MAIL David J. Coviello, Esquire, Partner Shutts & Bowen LLP 201 South Biscayne Boulevard, Suite 1500 Miami, Florida 33131 dcoviello(a-)_shutts.com RE: PUBLIC SCHOOL CONCURRENCY DETERMINATION 1300 CORAL BRICKELL LLC - 15-00057lu LOCATED AT 2240 SW 13 AVE PHO115022300128 - FOLIO NO.: 0141390072731 Dear Applicant: fiffaird-Dade,Couniny School .8card Perla Tabares Hantman, Chair Dr. Lawrence S. Feldman, Vice Chair Dr. Dorothy Bendross-Mindingall Susie V Castillo Dr. Wilbert 'Tee" Holloway Dr. Martin Karp Lubby Navarro Dr. Marta P6rez Raquel A. Regalado Pursuant to State Statutes and the Interlocal Agreements for Public School Facility Planning in Miami -Dade County, the above -referenced application was reviewed for compliance with Public School Concurrency. Accordingly, enclosed please find the School District's Preliminary Concurrency Analysis (Schools Planning Level Review). As noted in the Preliminary Concurrency Analysis (Schools Planning Level Review), the proposed development would yield a maximum residential density of 12 multifamily units, which do not generate any students at any of the school levels. A final determination of Public School Concurrency and capacity reservation will only be made at the time of approval of final plat, site plan or functional equivalent. As such, this analysis does not constitute a Public School Concurrency approval. Should you have any questions, please feel free to contact me at 305-995-4501. Sincer 9�p Ivan M. odriguez, R.A.111 Director I IMR:ir L-544 Enclosure cc: Ms. Ana Rijo-Conde, AICP Mr. Michael A. Levine Ms. Vivian G. Villaamil City of Miami School Concurrency Master File Planning, Design & Sustainability Ms, Ana Rijo-Conde, Deputy Chief Facilities & Eco -Sustainability Officer - 1450 ME 2nd Ave. - Suite 525 - Miami, FL 33132 305-995-7285. 305-995-4760 (FAX) - arijo@dadeschools.net Canturrency Management System (CABS) Miami Dade County Public Schools Miami -Dade County Public Schools Concurrency Management System Preliminary Concurrency Analysis MDCPS Application Number: PHO115022300128 Local Government (LG): Miami Date Application Received: 2/23/2015 9:49:17 AM LG Application Number: 15-00057lu Type of Application: Public Hearing Sub Type: Land Use Applicant's Name: 1300 Coral Brickell LLC Address/Location: 2240 SW 13 AVE Master Folio Number: 0141390072731 Additional Folio Number(s): PROPOSED # OF UNITS 12 SINGLE-FAMILY DETACHED UNITS: 0 SINGLE-FAMILY ATTACHED UNITS: 0 MULTIFAMILY UNITS: 12 CONCURRENCYAREA •• Facility Name Net Available Seats Vequired Capacity 1121 COMP; WAY K-8 CENTER (ELEM F29 FO -FO --YES rAent 1122 COMP; WAY K-8 CENTER (MID F28 FO -FO --YES CSA 7461 MIAMI SENIOR -406 FO--� YES CSA ADJACENT SERVICE AREA •• *An Impact reduction of 22.36% included for charter and magnet schools (Schools of Choice). MDCPS has conducted a preliminary public school concurrency review of this application; please see results above. A final determination of public school concurrency and capacity reservation will be made at the time of approval of plat, site plan or functional equivalent. THIS ANALYSIS DOES NOT CONSTITUTE PUBLIC SCHOOL CONCURRENCY APPROVAL. 1450 NE 2 Avenue, Room 525, Miami, Florida 33132 / 305-995-7634 / 305-995-4760 fax / concurrency@dadeschools.net 01/13/2015 11:41 9544366112 PETER M. LOPEZ, P.A. #2326 P.002 /014 Stats of De,Zavare Secretary of state Diviasan oftatic.s DeLtvexed 01:10 �DG/25,12014 FIND 12,50 -PM 06/25/2014 SRV 140682443 - 5558078 = CERTIFICATE OF FORMATION OF LIMITED LIABILITY COMPANY FIRST: The name of the limited liability company is 1300 CORAL BRICKELL, LLC SECOND: The address of its registered office in the State of Delaware is 2711 CentervUle Road, Suite 400 Wilmington, Delaware 19808, County of New Castle. The name of its registered agent at such address is The Company Corporation. IN WITNESS WHEREOF, the undersigned has executed this Certificate of FOMiation this 25th day of June, 2014. The Company Corporation, Organizer BY: s/ William Bartz William Bartz Assistant Secretary THIS INSTRUMENT PREPARED BY Peter M. Lopez, Esquire PETER M. LOPEZ, P.A. 1911 NW 1501" Avenue, Suite 201 Pembroke Pines, Florida 33028 Property Appraisers Parcel Identification (Folio) No.(s): (Reserved) WARRANTY DEED OR 8k 29244 Fss 4306 - 4307; (2v9s) RECORDED 07/25/2014 15:37:39 DEED DOC TAX 18P600.00 SURTAX 13r950.00 HARVEY RUVIHr CLERK OF COURT MIAMI-DADE COUNTYr FLORIDA THIS WARRANTY DEED, is made this Z-3 day of , 2014, between FLAGLER PLAZA CENTER LLC, a Florida limited liability company, 1,4bose post office address is 1110 Brickell Ave., #505, Miami, FL 33131 (the "Grantor") and 1300 CORAL BRICKELL LLC, a Delaware l' ite liability company, whose post office address is 1 I Nlcl /5© ,� �e _z0/� M Pro4 _1100 FL 3"306 (the "Grantee"). (Wherever used herein, the terms "Grantor" and "Grantee(s)" include all the parties to this instrument and the heirs, legal representatives and assigns of individuals, and the successors and assigns of corporations.) WITNESSETH: That the Grantor, for and in consideration of the sum of Ten and No/ 100 Dollars ($10.00) and other good and valuable considerations to the Grantor in hand paid by the Grantee, the receipt whereof is hereby acknowledged, has granted, bargained and sold to the Grantee, that certain parcel of real property, situated, lying and being in Miami -Dade County, Florida (the "Property"), as follows: Lots 1, 2, 3 and 4, Block 60, East Shenandoah, according to the map or plat thereof as recorded in Plat Book 14, page 55, of the Public Records of Miami -Dade County, Florida. AND Lots 5 and 6, Block 60, East Shenandoah, according to the map or plat thereof as recorded in Plat Book 14, page 55, of the Public Records of the Public Records of Miami -Dade County, Florida. AND Lots 36, 37, 38 and 39, less the West 28 feet thereof, Block 60, East Shenandoah, according to the map or plat thereof as recorded in Plat Book 14, page 55, of the Public Records of Miami -Dade County, Florida. Book29244/Page4306 CFN#20140524640 Page 1 of 2 i OR 9th. 29244 PG 4307 I_.._Asf PAGE This conveyance is subject to the following: 1. Taxes for the year 2014 and all subsequent years; 2. Conditions, restrictions, limitations, easements and all ether matters of record without intent of reimposing same; 3. Restrictions and all other matters appearing on the Plat or otherwise common to the subdivision; and 4. Zoning, restrictions, prohibitions, regulations and other requirements imposed by governmental authority and the Grantor does hereby fully warrant the title to the Property, and will; defend the same against the lawful claims of all persons whomsoever. IN WITNESS WHEREOF, the Grantor has caused these presents to be executed in their names, the day and year first above written. Signed, sealed and delivered GRANTOR: in thenresence of: / FLAGLER PLAZA CENTER LLC, a Florida limited liability compan , j &Pint L � � By: I �— AMERICO D'AGOSTINI, Manager SignPin t Name: v1 STATE OF FLORIDA ) )SS: COUNTY OF ? r 1J ) I HEREBY CERTIFY that the foregoing instrument was acknowlgdged before me this 23 day of Q 2014, by AMERICO D'AGOSTINI, as Manager~ of Frwo ER PLAZA C , a Florida limited liability company, on behal he company,s personally own to me o who has produced as i ntificaion and / did not take an oath. P£TERM.I.OPEZ MY COMMISSION It EE 887581 EXPIRES: Match 7.2017 Sf„ Bonded Ttn WAq Pul kc Undo s P ' t Name: / TARY P L of Serial No: My Commission Expires: Book29244/Page4307 CFN#20140524640 Page 2 of 2 SKY �FC. CITY OFMIAMI o A tl II""i DISCLOSURE OF CONSIDERATION PROVIDED OR COINIMITTED FOR AGREENIENT TO SUPPORT OR WITHHOLD OBJECTION The City of Miami requires any person or entity requesting approval relief or other action from the City Commission or any of its boards, authorities, agencies, councils or committees, to disclose at the commencement (or continuance) of the hearing(s) on the issue, any consideration provided or committed, directly or on its behalf, to any entity or person for an agreement to support or withhold objection to the requested approval, relief or action, "Consideration" inoludes any gift, payment, contribution, donation, fee, commission, promise or grant of any money, property, service, credit or financial assistance of any kind or value, whether direct or implied, or any promise or agreement to provide any of the foregoing in the future. Individuals retained or employed by a principal as a lobbyist as defined In Sec, 2.653, and appearing before cite City Commission or any of its boards, authorities, agencies, councils or committees solely in the capacity of a lobbyist and not as the applicant, or owners' legal representative are not required to Fill out this form. NAME: F(First ame) (M dd a oat ame HOME ADDRESS., (AdUross Line 1 rens Line CITY: STATE: Florida ZIP: HOME PHONE: CELL, PHONE: FAX: HIRA L: BUS SINESS or APPLICANT or ENTITY NAiv1E 1300 Coral Brickell LIC BUSINESS ADDRESS: c/o A & D Group Realty ( d cess Line 1) 1110 Brickell Ave., suite 505, Miami, FL 33131 (Address kine 2) 1, Please describe the issue for whieb you are seeking approval, relief or other action from the City Commission, board, authority, agency, council, or committee, Approval of rezoning and comprehensive plan amendment for property located at 2240 SP1 13 AVE (t;he. "Property") , 2. Has any consideration been provided or committed, directly or on your behalf, to any entity or person for an agreement to support or withheld objection to file requested approval, relief or action? Q YES J NO If your answer to Question 2 is No, do not answer questions 3, 4 & 5 proceed to read and execute the Acknowledgment If your ansiver to Question 2 18 Yes, please answer questions 3, 4 & 5 and read and execute the Acknowledgement, 8, Please provide the name, address and phone number of the person(s) or entities to whom consideration has been provided or committed, Name Address Phoney a, Nora Gladys Tenny 1325 8W 22 Terrace b, c, * Additional nan>es can. be placed on a separate page attached to this form. 4. Please describe the nature of the consideration, Monetary payment: in the amount of $660,100,00, S. Describe what is being requested In exchange. for the consideration, Agreement not to objevt to any applications by the applicant; to develop the Property, ACKNOWLEDGEMENT OF COMPLIANCE I hereby aelmorvledge that it Is unlawful to employ any device, scheme or artifice to circumvent the disclosure requirements of Ordinance 12918 and such circumvention shall be deemed a violation of the Ordinance, and that in addition to the crlminal or civil penalties that may be unposed under the City Code, upon determination by the City Commission that the foregoing disclosure requirement,was not fully and timely satisfied the following may occur; 1, the application or order, as applicable, shall be deemed void without -further force or effect,, and 2, no application from any person or entlty for"'r(he same Issue shall be reviewed or considered by the applicable board(s) u ti, expir tion of a period of one year after the nuilifieatton of the application or order PERSON SUBMITTING DISCLOSURE: gna era - �/ Domenico Albano Pdnt Name Sworn to and subscribed before me this day of 1°s () (} �� 2001 f � The foregoing instrument was acknowledged before are byi7C�tY1��Al6 t'1 who has produced as idertiiffcatiwi acrd/or ar l .ojVjj 3Ujarrd who dld/ rl not lake an ourlr, � Luisa Comex STAIR OF FLORIDA 6`�t �.COMMIS$!0H#EE146080 CITY OF MIAMI �.,`r� Qc�'�`'IiiESr NOV, 14, 2015 u ++ WWW,AARONNOIARY,cotn MY COMMISSION WWI E CYIRFS. NUv Ilk i W i`; Prinr rvarrt� T3tIC�QSUtC(5� poc. t.o.;s$543 page 2 GRAPHIC SCALE n,,,,ON er.r)n. —IF e lIT, l -. 21�20 I 18,1) 1fi 15 In 13112 11 ;1D 25124 9, 23i221 Q , I THIS SURVEY CERTIFILD TO Q _. lI �, a j e�Rr t Di -i g IT Lk, I eiLla-60 ri` This is to cei UMy 'NPI "A map or plat T the survey Pe wbi b it is based ne a mode It, Oeeordonce win the 2011 mlmum SI.Fdord UetPue R Tendo is For ALTA/ CSM In Tiller Sur-' pinny 1 i r 1 132 established and Dde nd Rlle A. -d-0 (ALTA) nd IFe Nlliopal Society o/ opted by Amerlc0 LP Prefesate..I spry -A (NSPS). o°d indu es Hems IN, 2. 3. 4, 6(a), 6(1). 7(I), 7(bl), 7(c), 8, 9. 10. 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SCALE. I = 20' FIELD DATE D5/O6/2014 JOB NI. RP 14-433 SHEET' 1 Traffic Study 1300 Coral Brickell, LLC 0 1300 SW 22nd Street Miami, FI 33145 April 30th, 2015 WA Richard Garcia & Associates, Inc. Engineer's Certification I, Richard Garcia, P.E. # 54886, certify that I currently hold an active Professional Engineers License in the State of Florida and am competent through education and experience to provide engineering services in the civil and traffic engineering disciplines contained in this report. In addition, the firm Richard Garcia & Associates, Inc. holds a Certificate of Authorization # 9592 in the State of Florida. I further certify that this report was prepared by me or under my responsible charge as defined in Chapter 61G15-18.001 F.A.C. and that all statements, conclusions and recommendations made herein are true and correct to the best of my knowledge and ability. Project Description: Project Location: 1300 Coral Brickell, LLC -Traffic Study 1300 SW 22nd Street Miami, FI 33145 Florida Registration RICHARD GARCIA & ASSOCIATES, INC. ��lllllll/�/ GAR 4,9 f s 088r Date ATE OF 01 A Page i TABLE OF CONTENTS Engineer's Certification........................................................................................... i Executive Summary................................................................................................ l Introduction............................................................................................................. 3 Project Description / Location......................................................................................... 3 ProjectTraffic........................................................................................................... 4 TripGeneration................................................................................................................... 4 Conclusion / Recommendation............................................................................ 7 LIST OF FIGURES Figurel: Location Map.........................................................................................................3 LIST OF TABLES Table 1: Trip Generation - AM Peak Hour. Table 2: Trip Generation - PM Peak Hour. APPENDICES Appendix 1: Trip Generation Appendix 2: ITE Trip Generation Data n/:� n ..................................................................... 5 ..................................................................... 6 MIL RICHARD GARCIA & ASSOCIATES, INC. Page ii Executive Summary The objective of this study is to document the change in vehicular trips associated with the proposed redevelopment of the subject project. As such, a trip generation analysis was performed to determine the project traffic during a typical weekday's AM and PM peak hour using both ITE (Institute of Transportation Engineers) rates and equations. This analysis conforms to the trip generation methodology of ITE. The subject site is located on the southeast corner of SW 22nd Street and SW 13th Avenue in the City of Miami, Florida. This site is currently an Office Building with various tenants including Medical Offices and Retail. The subject project consists of 57 Residential Condominiums and 5,051 SF of Retail. Moreover, this project will provide vehicular access on SW 13th Avenue similar to the existing site. The trip generation characteristics for the subject project were obtained from ITE's Trip Generation Manual, 91" Edition. We have evaluated both the ITE rates and equations for the existing uses as well as the proposed land uses. The existing site includes Land Use (LU) 710: Office, 720 Medical Office, 820 and 826 for Retail. Land Use 820: Shopping Center is used in lieu of 826: Specialty Retail for the AM Peak as Land Use 826 does not have any AM data. This methodology has been used in the past and accepted by the City of Miami. The proposed use included ITE's Land Use (LU) 230: Residential Townhouse which most closely resembles the proposed development. Again, LU 820 and 826 were used for the Retail. As such, the trip generation rates for LU 230 and 820/826 were utilized to calculate the vehicle trips for the weekday's AM and PM peak hour. Based on our trip generation calculations, the subject project will generate 14 gross vehicle trips during the AM peak hour and 10 gross vehicle trips during the PM peak hour more than the previous use. It is important to note that several of the ITE PM peak hour equations could not be used as they were out of scale for this project. Their calculations are shown with an "Out of Scale" note. R�Zk RICHARD GARCIA & ASSOCIATES, INC. Page 1 The AM and PM peak hour trip generation results were not summarized with the portion of trips in and trips out since some of the trips are negative. For example, the 14 AM peak hour trips is the result of negative 13 trips in and 27 trips out (i.e. - 13+27=14). The computation of negative trips as well as the magnitude of the Net External Trips (14 AM and 10 PM) is a clear indication of a project that will have a Deminimus change in trip generation. In conclusion, the above trip generation results clearly indicate this project will have no attributable impact on traffic and should be granted approval. Furthermore, no further traffic analysis is necessary orjustified. R�Zk RICHARD GARCIA & ASSOCIATES, INC. Page 2 Introduction The objective of this study is to document the change in vehicular trips associated with the proposed redevelopment of the subject project. As such, a trip generation analysis was performed to determine the project traffic during a typical weekday's AM and PM peak hour using both ITE (Institute of Transportation Engineers) rates and equations. This analysis conforms to the trip generation methodology of ITE. Project Description / Location The subject site is located on the southeast corner of SW 22nd Street and SW 13th Avenue in the City of Miami, Florida. This site is currently an Office Building with various tenants including Medical Offices and Retail. The subject project consists of 57 Residential Condominiums and 5,051 SF of Retail. Moreover, this project will provide vehicular access on SW 13th Avenue similar to the existing site. Figure 1 depicts the site's location map. Figure 1: Location Map R�zk RICHARD GARCIA & ASSOCIATES, INC. Page 3 Project Traffic This section of the report describes the analysis for estimating the traffic associated with the subject project. The trip generation analysis summarized below was performed consistent with the methodology described in the Institute of Transportation Enaineers (ITE) Trio Generation Handbook, 2nd Edition. Trip Generation The trip generation characteristics for the subject project were obtained from ITE's Trip Generation Manual, 91" Edition. We have evaluated both the ITE rates and equations for the existing uses as well as the proposed land uses. The existing site includes Land Use (LU) 710: Office, 720 Medical Office, 820 and 826 for Retail. Land Use 820: Shopping Center is used in lieu of 826: Specialty Retail for the AM Peak as Land Use 826 does not have any AM data. This methodology has been used in the past and accepted by the City of Miami. The proposed use included ITE's Land Use (LU) 230: Residential Townhouse most closely resembles the proposed development. Again, LU 820 and 826 were used for the Retail. As such, the trip generation rates for LU 230 and 820/826 were utilized to calculate the vehicle trips for the weekday's AM and PM peak hour. Based on our trip generation calculations, the subject project will generate 14 gross vehicle trips during the AM peak hour and 10 gross vehicle trips during the PM peak hour more than the previous use. It is important to note that several of the ITE PM peak hour equations could not be used as they were out of scale for this project. However, their calculations are shown with an "Out of Scale" note. The ITE rates and equations for the AM and PM peak hour are included in Appendix 1. Table 1 summarizes the trip generation results for the AM peak hour while Table 2 contains the results for the PM peak hour condition. Lastly, Figures 2 and 3 depict the gross driveway trips for the AM and PM peak hour, respectively. R�Zk RICHARD GARCIA & ASSOCIATES, INC. Page 4 The above AM and PM peak hour trip generation results were not summarized with the portion of trips in and trips out since some of the trips are negative. For example, the 14 AM peak hour trips is the result of negative 13 trips in and 27 trips out (i.e.-13+27=14). The computation of negative trips as well as the magnitude of the Net External Trips (14 AM and 10 PM) is a clear indication of a project that will have a Deminimus change in trip generation. Table 1: Trip Generation - AM Peak Hour R�Zk RICHARD GARCIA & ASSOCIATES, INC. Page 5 ITE LU TRIP GENERATION AM PEAK HOUR TRIPS % IN % OUT TOTAL LAND USE (LU) UNITS CODE SOURCE RATE Existing Office 5.127 Th.Sq.Ft. 710 ITE 1.56 88% 7 12% 1 8 with Equations ITE Ln(T)=0.80 Ln(X) +1.57 88% 16 12% 2 18 Medical Office 6.160 Th.Sq.Ft. 720 ITE 2.39 79% 12 21% 3 15 ITE (Not Available) Specialty Retail 1.469 Th.Sq.Ft. 8206/82 ITE 0.96 62% 1 38% 0 1 with Equations 820 ITE Ln(T)=0.61 Ln(X)+2.24 62% 7 38% 5 12 Existing Trips (Based on Rates) 83% 20 17% 4 24 Existing Trips (Based on Equations) 78% 35 22% 10 45 Proposed Residential Condominium 57 D.U. 230 ITE 0.44 17% 4 83% 21 25 with Equations ITE Ln(T)=0.80 Ln(X) + 0.26 17% 6 83% 27 33 Specialty Retail 5.051 Th.Sq.Ft. 8206/82 ITE 0.96 62% 3 38% 2 5 with Equations 820 ITE Ln(T)=0.61 Ln(X)+2.24 62% 16 38% 10 26 Proposed Trips (with Rates) 23% 7 77% 23 30 Proposed Trips (with Equations) 37% 22 63% 37 59 Net External Trips (Propose' - Existing Trips) (Wth Rates) 50% -13 50% 19 6 Net External Trips (Propose' - Existing Trips) (Wth Equations) 50% -13 50% 27 14 R�Zk RICHARD GARCIA & ASSOCIATES, INC. Page 5 Table 2: Trip Generation - PM Peak Hour LAND USE (LU) UNITS ITE LU CODE SOURCE TRIP GENERATION RATE PM PEAK HOUR TRIPS % IN % OUT TOTAL Existing Office 5.127 Th.Sq.Ft. 710 ITE 1.49 17% 1 83% 7 8 with Equations OUT OF SCALE — . Medical Office 6.160 Th.Sq.Ft. 720 ITE 3.57 28% 6 72% 16 22 ITE Ln(T)=0.90 Ln(X) +1.53 28% 7 72% 17 24 Specialty Retail 1.469 Th.Sq.Ft. 826 ITE 2.71 44% 2 56% 2 4 with Equations OUT OF SCALE 828 T-2.46 Existing Trips (Based on Rates) 26% 9 74% 25 34 Existing Trips (Based on Equations) OUT OF SCALE 2494 ;11 7-69; 11 488 Proposed Residential Condominium 57 D.U. 230 ITE 0.52 67% 20 33% 10 30 with Equations OUT OF SCALE Specialty Retail 5.051 Th.Sq.Ft. 826 ITE 2.71 44% 6 56% 8 14 with Equations I OUT OF SCALE Ai G 34 -- Proposed Trips 59% 26 41% 18 44 Net External Trips (Proposed - Existing Trips) (Based on Rates) 941/6 17 6% 7 10 R�zk RICHARD GARCIA & ASSOCIATES, INC. Page 6 Conclusion / Recommendation Based on the trip generation analysis documented in this report, the proposed project will generate 14 vehicle trips during the weekday's AM peak hour and 10 vehicle trips in the PM peak hour. These vehicle trips will have a Deminimus traffic impact on the surrounding streets. In conclusion, the above trip generation results clearly indicate this project will have no attributable impact on traffic and should be granted approval. Furthermore, no further traffic analysis is necessary orjustified. R�zk RICHARD GARCIA & ASSOCIATES, INC. Page 7 k4 Appendix 1: Trip Generation RICHARD GARCIA & ASSOCIATES, INC. Appendix - 1 - LAND USE (LU) Existing Office Medical Office Specialty Retail with Equations TABIJ i,I TRIP GENERATION ANALYSIS AM PEAK HOUR 1300 Coral Brickell LLC UNITS ITE LU SOURCE CODE 5,127 Th.Sq.Ft. 710 ITE ITE 6.160 Th.Sq.Ft. 720 ITE ITE 1.469 Th.Sq.Ft. 8201826 ITE with Equations I 820 ITE L Existing Trips (Based on Rates) ) Existing Trips (Based on Equations) Proposed Residential Condominium Specialty Retail 57 Q.U. 230 ITE with Equations ITE 5.051 Th.Sq.Ft. 820/826 ITE with Equations 820 ITE TRIP GENERATION RATE 1.56 Ln(T)=0.80 Ln(X) +1.57 2.39 (Not Available) 0.96 Ln(T}=0.61 Ln(X) +2.24 0.44 Ln(T)=0.817 Ln(X) + 0.26 0.96 Ln(T)=0.61 Ln(X) +2.24 Proposed Trips (with Rates) Proposed Trips (with Equations) Net External Trips {Proposed - Existing Trips) (with Rates) Net External Trips (Proposed- Existing Trips) (with Equations) Notes: Sources ITE Trip Generation, 9th Edition & ITE trip Generation Handbook, 2nd Edition. AM PEAK HOUR TRIPS % IN %o OUT TOTAL 88% 7 12% 1 8 88% 16 12% 2 18 79% 12 21% 3 15 62% 1 38% 0 1 62% 7 38% 5 12 83% 20 17% 4 24 78% 35 22% 10 45 17% 4 83% 21 25 17% 6 83% 27 33 62% 3 38% 2 5 62'/ 16 38% 10 26 23'4 7 77% 23 30 37°Io 22 63°/ 37 59 -13 50% 19 5 J50°/a 50%0 -13 50% 27 14 TABLE A2 TRIP GENERATION ANALYSIS PM PEAK HOUR 1300 Coral Brickell LLC PM PEAK HOUR TRIPS ❑I❑ ITE LU % TRIP GENERATION LAND USE (LU) UNITS CODE SOURCE RATE Existing 8 b Office 5.127 Th.Sq.Ft, 710 ITE 1-49 with Equations OUT OF SCALE 16 22 Medical Office 6.160 Th.Sq.Ft. 720 ITE 3-57 24 44% ITE Ln(T)=0.90 Ln(x) +1.53 Specialty Retail 1.469 Th, Sq. Ft. 826 ITE 2.71 with Equatio.rrs OUT OF SCALE 34 vv 67% Existing Trips (Based on Rates) 33% 10 30 Existing Trips (Based on Equations) OUT OF SCALE 6 56% Proposed 14 59% 26 Residential Condominium 57 D.U. 230 ITE 0-52 with Equations OUT OF SCALE -7 10 Specialty Retail 5.051 Th.Sq.Ft. 826 ITE 2.71 with Equations OUT OF SCALE T-2.49 Proposed Trips Net External Trips (Proposed - Existing Trips) (Based on Rates) Notes: Sources: ITE Trip Generation 9th Edition & ITE Trip Generation Handbook 2nd Edition. PM PEAK HOUR TRIPS ❑I❑ IN % OUT TOTAL 17% 1 83% 7 8 b 28% 6 72% 16 22 28%Q 7 72% 17 24 44% 2 56% 2 4 26% 24% 9 74% 25 34 vv 67% 20 33% 10 30 44% 6 56% 8 14 59% 26 41% 18 44 94% 1.7 6% -7 10 300 Coral Brickell LLC 1300 vw 32nE sl Miami 1133105 SF by Land Use Existing Uses Based on RENT ROLL ITE Land Use Code TOTAL LU: 720 LU: 710 LU: 826 TENANT ADDRESS SQ. FT. +1- TYPE OF BUSINESS Medical office Office Retail Jorge Cresp© DDS 101 1,200 Dental Office, Oral Surgears 1,200 Presto Cleaners 102 450 Dry Cleaner prop Off 450 Mariano Fondevilia MD 103-104 1,475 Family Practice Physician 1,475 VACANT 202 450 Medical Office 450 Ramon Sanchez DDS 203-206 1.085 De-,tal Of`ice 1,085 Speechfime Inc 204-207 600 Speech Phatologist 600 Phillip Trading International 205 1,019 Scrap Metals Wholesale & Trading 1,019 Dr. Nelson Hernandez PA 208 600 Psychiatist Office 600 Weisberg & Weisberg Law Office 3010 1,100 Law Office 1,100 Capitan Interfunding 301 655 Financial Planner Office 655 Miguel Morales 302 169 Real Estate Agency 169 Fine Arts Dental Lab 303 315 Dental Laboratory 815 Lease CACI International 306 238 Pharmaceu4`cal 'Preparations 238 VACANT 309 350 Medical Office 350 Executive 2000 Courier 310 2,300 Courier Services and Office 2,300 Healing Solutions 1312 750 Trieraphy Office 750 VACANT 1314 750 Medic aIOffice 750 TOTAL 12,756 6,160 5,127 1,469 [EEE TOTAL 12,756 R4a Appendix 2: ITE Trip Generation Data RICHARD GARCIA & ASSOCIATES, INC. Appendix - 2 - General Office Building (710) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area On a: Weekday, A.M. Peak Hour Number of Studies: 218 Average 1000 Sq. Feet GFA: 222 Directional Distribution: 88% entering, 12% exiting Trip Generation per 1000 Sq. Feet Gross Floor Area Average mate Range of Rates Standard Deviation 1.56 0,60 - 5.98 1.40 Data Plot and Equation Qum ,, � I a� 0 X37 R5 0 i Liy 10110 _ _ _ — 2000 X = 1000 Sq, Feet Gross Floor Area Artual Data Points Fitted curve Fitted Curve Equation: Ln(T) = 0.84 Ln(X) + 1.57 1260 Trip Generation, 9th Edition • Institute of Transportation Engineers ------ Average Rate R2 = 0.83 3{]00 General Office Building (710) Average Vehicle Trip Ends vs: 1 000 Sq. Feet Gross Floor Area On a: Weekday, P.M. Peak Hour Number of Studies: 235 Average 1500 Sq, Feet GFA: 215 Directional Distribution, 17% entering, 83% exiting Trip Generation per 1000 Sq. Feet Gross Floor Area 1.49 Data Plot and Equation 4.0 i0 Flange of Rates Standard Deviation 0.49 - 6.39 1.37 LLJ S2 r37 V - > j, Q F 'X' -gin x x x Tx ' 1 GOO KOO X = 1000 5q. Feet Gross Floor Area Actual Oata Points Fitted Curve Fitted Curve Equation: T = 1.12(x) + 78.45 Average Rate R2 = 4.82 Trip Generation, 9th Edition • Institute of Transportation Engineers 1261 Medical -Cental Office Building (720) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Number of Studies: 23 Average 1000 Sq, Feet GFA: 41 Directional Distribution: 79% entering, 21 % exiting Trip Generation per 1000 Sq. Feet Gross Floor Area Average Rate Range of Hates Standard Deviation 2.39 0.85 - 4.79 , Data Plot and Equation X Q y`7 � t I T� 1 U 10 30 40 5G 50 7+0 80 90 140 110 t P0 X = 1000 Sq. Feet Gross Floor Area Actual Data Points Average Rate Fitted Curve Equation: Not given R2 = .*.. Trip Generation, 9th Edition ■ Institute of Transportation Engineers 1295 Medical -Dental Office Building (720) Average Vehicle Trip Ends vs: 1000 Sq, Feet Gross Floor Area On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 0 p.m. Number of Studies: 43 Average 1000 Sq. Feet GFA: 31 Directional Distribution: 28% entering, 72% exiting — Trip Generation per 1 000 Sq. Feet Gross Floor Area C Average Rate Range of Rates Standard Deviation — 3-57 6.97 - 8.86 2.47 rL 4, Int mnri Fnirn#inn LICaCU 1 aWL 'JIB k Jr _ �f f LU u v goo _I 0 x u x x a Y. + T - -- - -- 10 20 30 40 50 6!: 70 s0 90 100 110 120 K = 1000 Sq. Feet Gross Floor Area Actual Hata Points fitted Curve - -- - - Average Rate Fitted Curve Equation: Ln(T) = 0.90 Ln(X) + 1.53 R2 = 0.77 1296 Trip Generation, 9th Edition 0 Institute of Transportation Engineers Shopping Center (820) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Leasable Area On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Number of Studies: 104 Average 1000 Sq. Feet GLA: 010 Directional Distribution: 62% entering, 38% exiting Trip Generation per 1000 Sq. Feet Gross Leasable Area Average Rate Range of Rates Standard Deviation 0.96 0.10 9.05 1.31 Data Plot and Equation 1.AG k 1,300 r . 1,200 — 1,100 k <K LU Cl - 900 y . L 800 700 .. 600 k r, x x 500 ? _ x Ana x:hx .............. Y 300 — x x. ;y X.- X XX k 200 .z:•. X, 100' ry 0 0 100 2017 300 400 500 600 700 800 900 1000 1100 1200 1300 1400 1506 1600 X = 1000 5q- Fest Grass Leasable Area Actual Data Points Fitted Curve Average Rate Fitted Curve Equation: Ln(T) = 0.61 Ln(X) + 2.24 R2 � 0.56 1562 Trip Generation, 9th Edition • Institute of Transportation Engineers Shopping Center (820) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Leasable Area On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 426 Average 1000 Sq. Feet GLA: 376 Directional Distribution: 48% entering, 52% exiting Trip Generation per 1000 Sq. Feet Gross Leasable Area Il Average Rate Range of Rates Stzindard Deviation I— 331 O} 68 _ - 29.27 2.74 Data Plot and Equation 9,000 6,000 7,000 � fi,QflQ W f— � 5,Otlt} V N C37 4,000 Ci 7 B 3,000 1 0 F X j1C X X XX { X 7 x X X X y3, X X 7� ?, X xx x XX x X X X X XX X X 1000 2UUQ X = 1000 Sq. Feet Gross Leasable Area Actual Data Points Fitted Curve Fitted Curve Equation: Ln(T) = 0.67 Ln(X) + 3.31 X . Average Rate R2 = 0.81 Tri} Generation, 91h Edition 0 Institute of Transportation Engineers 1563 X s. ?C X X ?- X x X j1C X X XX { X 7 x X X X y3, X X 7� ?, X xx x XX x X X X X XX X X 1000 2UUQ X = 1000 Sq. Feet Gross Leasable Area Actual Data Points Fitted Curve Fitted Curve Equation: Ln(T) = 0.67 Ln(X) + 3.31 X . Average Rate R2 = 0.81 Tri} Generation, 91h Edition 0 Institute of Transportation Engineers 1563 Specialty Retail Center (825) Average Vehicle Trip Ends vs: 1000 Sq. Feet {Gross Leasable Area Can a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p -m. Number of Studies: 5 Average 1000 Sq. Feet GLA: 69 Directional Distribution: 44% entering, 56% exiting Trip Generation per 1000 Sq. Feet Gross Leasable Area Average Rate Range of Rates Standard Deviation I 2.71 M3 . 5.16 _ 1.83 Data Plot and Equation Caution - Use Carefully - Small Sample Size sari - saa i 400 - 300 Q u 200 100 ' n /. Q .as 200 30Q X = 1000 Sq. Feet Gross leasable Area Actual Data Points Fitted Curve ------ Average Rate Fitted Curve Equation: T 2.40{X} + 21.48 R2 = 0•98 1580 Trip Generation, 9th Edition 0 Institute of Transportation Engineers