Res No 251-12-13808RESOLUTION NO. 2514243808
A Resolution to consider the adoption of a development agreement proposed
by Metro South Senior Apartments Limited Partnership, pursuant to
sec.70.51 and 163.3225, Fla. Stat., for the construction of commercial space
and 91 affordable senior apartments at 6101 Sunset Drive, South Miami,
Florida, which will require concessions, including parking and height
variances and which will either be rejected, accepted or accepted with
amendments.
WHEREAS, Metro South Senior Apartments Limited Partnership ( "Metro South ")
sought rezoning of a portion of the property located at 6101 Sunset Drive, South Miami, Florida
which was denied by the City of South Miami ( "City "); and
WHEREAS, Metro South made a demand for mediation pursuant to sec.70.51, Florida
Statutes; and
WHEREAS, Metro South and the City have been engaged in mediation proceedings
pursuant to sec. 70.5 1, Florida Statute, which has resulted in a development agreement proposed
by Metro South; and
WHEREAS, it is the obligation of the City to review the proposed development
agreement pursuant to sec. 70.5 1, Florida Statute, and to either reject it, approve it or approve it
with amendments.
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA:
Section l: The City Commission hereby rejects the development agreement proposed by
Metro South Senior Apartments Limited Partnership.
Section 2. If any section clause, sentence, or phrase of this resolution is for any reason
held invalid or unconstitutional by a court of competent jurisdiction, the holding shall not affect
the validity of the remaining portions of this resolution.
Section 3. This resolution shall become effective immediately upon adoption by vote of
the City Commission.
PASSED AND ADOPTED this 4`" day of December, 2012.
ATTEST:
CITY CLERK
APPROVED:
Page 1 of 2
Res. No. 251 -12 -13808
I: : J
oPPROVED T ORM, COMMISSION VOTE:
LEGALI AND Mayor Stoddard:
THERE Vice Mayor Liebman:
Commissioner Newman:
Commissioner Harris:
Commissioner Welsh:
documents\reso lutions\resolution metro so sr dev agree.doe
Page 2 of 2
2 -3
Yea
Nay
Nay
Nay
Yea
DEVELOPMENT AGREEMENT
THIS DEVELOPMENT AGREEMENT ( "Agreement ") is made and entered into
this day of , 2012, by and between the CITY OF SOUTH MIAMI, a
Florida municipal 'corporation ( "City] and METRO SOUTH SENIOR APARTMENTS
LIMITED PARTNERSHIP, a Florida Limited Partnership ( "Developer ") for the purposes
of implementing the resolution of a land use dispute pursuant to § 70.51 Florida
Statutes (2012), the Florida Land' Use and Environmental Dispute Resolution Act
( "FLUEDRA "), and establishing the development rights and obligations of the Developer
for certain real property located within the City in accordance with the applicable
provisions of §§ 163.3220 163.3243, Florida Statutes (2012) ( "the Development
Agreement Act "),
RECITALS
WHEREAS; Developer is the equitable owner of land located within the City at
6101 Sunset Drive, depicted and legally described in Exhibit "A attached and
incorporated herein (hereafter "Property'), having, contracted to purchase same from its
present legal owner, 6101 Sunset LLC for the purpose of developing an affordable
senior housing project; and
WHEREAS, the City and Developer 'have, ;participated in a duly noticed
FLUEDRA mediation held June 8, 2012, upon the Developer's timely petition for relief
concerning the City's March 20, 201.2 action on Developer's application for a zoning
boundary change to rectify a split zoning condition on the Property; I and
WHEREAS, the § 70.51(17)(a) mediation conducted June 8, 2012 resulted in the
mutually acceptable solution of presenting for the City Commission's consideration
modifications to Developer's proposed use of the Property intended to address the
articulated concerns of the both the City staff and Developer, and accordingly, the
presiding Special Magistrate recessed the FLUEDRA proceedings with a
recommendation to consider implementation of mutually acceptable modifications by
development agreement pursuant to FLUEDRA § 70,51(19)(c) and § 163.3225 of the
Development Agreement Act; and
WHEREAS, the Site Plan documents attached hereto and incorporated herein as
composite Exhibit "B" depict the project modifications developed through the referenced
mediation process and were submitted to the City on June 29, 2012; and
WHEREAS, on Auguet,November- , 2012, the City Commission considered
entry of this Agreement at a public hearing, after publishing notice of same on or before
;November 2012 and after NOtiGe Of tRten, + Wl I ide§
werea notice of intent to consider , development agreement was mailed on July
Nov_ mbff� 2012 and july 302ND to all property owners, as reflected on
MIA ACTIVE 4t-i7'lti lM}?.7tI }047870,2, 1
the current years tax roll, lying within 500 feet of the Property (via certified mail to
continguous owners); and
....................... _.....
WHEREAS, on 2012, the City Commission
considered entry of this Agreement at a second public hearing, after publishing notice of
same on l swerribe 2012 and after announcing at the Augus
,November` 2012 public "hearing the day, time, and place of said second public
WHEREAS, the City Commission finds that
and requisite characteristics to accommodate the
depicted in the Site Plan documents attached, as
consistent with the land use designation for
Comprehensive Plan and, in keeping with the
Development District ( "TODD ") in which the Property
the Property possesses desirable
91 unit senior apartment project
Exhibit ,B, and that the project is
the Property under the City's
policies of the Transit Oriented
is located; and
WHEREAS, the. Commission further finds that the project depicted in the Site
Plan attached as Exhibit B complies with the requirements of the MU -4 and MM
zoning requirements applicable to the Property, except for the adjustments to height and
parking requirements implemented by this Agreement pursuant to FLUEDRA, which the
Commission finds. to be reasonable accommodations in the interest of both the City and
Developer, to wit: a reduction in residential parking' requirements in order to relieve
hardship to Developer of meeting parking ratios that substantially exceed industry
standards for senior housing 4pl, d oi'„ ;t ettle p federal. lawsuit alle in that the
request that the Developer provide more street level commercial space and associated
parking than originally designed; and an increase from the two story height limitation of
MU -4 on the north side of the proposed building to permit a 4 story to 2 story step -down
height transition, in order to facilitate industry standard sizing of the proposed 91
dwelling units (including 19 disabled accessible units), to -resolve > the disputed zoning
boundary change for the northern portion of the Property (subject of the instant
FLUEDRA petition), and to meet the City's request for a more aesthetic height transition
from the MU -5 portions of the Property to adjacent MU -4 district than originally
proposed; and
WHEREAS, in accordance with Section 70- .51(22), Florida Statutes, this
Agreement constitutes the written decision of the City regarding the uses available to
the Property; and
WHEREAS, Developer agrees that the uses and the terms specified in this
Agreement as applied to the Property are acceptable and, upon fulfillment of the terms
hereof, resolve the dispute raised in its FLUEDRA petition--and the FHA and ADA
complaint filed in federal court; and
MIA �ACTIVE *304787 % RO 40478,702 2
NOW, THEREFORE, the City and Developer, for $10.00 and other good and
valuable consideration, including the terms and conditions of the Agreement, the receipt
and sufficiency of which is acknowledged by each party, hereby agree as follows:
Recitals. The above recitals are true and correct, and incorporated herein
and made part of this Agreement.
2. Exhibits: All Exhibits to this Agreement are incorporated in and made
part of this Agreement.
3v intent. It is the intent of the City and Developer that this Agreement shall
be adopted in conformity with the FLUEDRA and the Development
Agreement Act and should be construed and implemented so as to
effectuate the purpose and intent of those Acts.
4t Comprehensive Plan Consistency., The City Commission has
determined that the mixed uses permitted by this Agreement would be
consistent "with the Future Land Use designation of the Property and
would promote the policies of the City's Comprehensive Plan and' the
City's Transit Oriented Development District ('TODD ").,
5.; Current Zoning. The Property is comprised of three contiguous platted
lots and lies within the City's TODD boundary. The southernmost lot
fronting on Sunset Drive and the center lot are presently zoned MU -5, and
the northernmost lot is zoned: MU -4.
6., Zoning Consistency. The City and Developer agree that the zoning
consistency of the Site Plan attached hereto as Exhibit B is to be
determined according to the City zoning regulations in effect on March 20,
2012, the date of government action subject of Developer's FLUEDRA
petition. The City Commission has determined . that the mixed uses
permitted by this Agreement are consistent with the MU -5 and MU -4
zonings so applicable, except that certain mutually beneficial adjustments
to residential parking and height requirements' are appropriate in order to
reasonably accommodate the Developer's request to provide 91
affordable senior apartment units (age- restricted to 55 and over), 19 of
which are disabled accessible and the balance of which are disabled
adaptable, as well as the City's desire to foster' mixed uses and
commercial activity at the street level. The Commission has further
determined that these adjustments and site plan approval for the project
depicted in Exhibit B are permissibly granted upon approval of this.
Agreement for execution pursuant to FLUEDRA § 70.51(19) -(21).
Specifically, the City Commission has determined that the following
adjustments are appropriate under the facts and circumstances:
MIA ACTIVE, 4047870.14,04 k404J870,2 3
(a) Residential Parking Adjustment. The Commission hereby
approves the parking depicted in Exhibit B to include a total of 106
spaces, 94,Za of which; shall be designated for the 91 dwelling units
anand 27 of which will be designated for commer
requirements associated with 2,645 square feet of
space located on the ground floor. The residenfial park
(b) Resident Shuttle: Service.. Consistent with the location of the
project within the City's TODD District and industry research
indicating lower vehicle ownership ratios for senior housing,. the
Developer shall provide scheduled shuttle service for residents to
and from the South Miami Metrorall Station and the nearest grocery
City e \d-} Northern Lot (MU; -4) Height Adjustment. The
Commission hereby approves the northern lot height increase
depicted on Exhibit B to permit. approximately 4 stories in height
(52'); stepping down to 2 stories at the northern wall.
7 Site Plan Approval. Execution of this agreement, shall constitute final site
plan approval of the Site Plan attached as Exhibit B, and the Developer
may proceed to obtain building permits for construction in substantial
compliance therewith in accordance: with City zoning and building
regulations in effect as of March 20, 2012.
& Architectural Review. The Developer shall construct the project depicted
in Exhibit B in substantial compliance with the color rendering included at
Exhibit B except that the Developer shall accommodate reasonable
modifications to architectural features, material selection or colors
requested by the City's Environmental Review and Preservation Board
(ERPB) if the ERPB provides review and comment on or before
Sept mbe 4;®ocember , 2012.
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90, Concurrency. The Developer shall meet any applicable City concurrency
infrastructure requirements effective as of March 20, 2012,. and shall
otherwise meet applicable requirements of Miami -Dade County and the
Florida Building Code, necessary for construction of the project depicted in
:Exhibit B including, but not limited to traffic, water, sewer, roads and
drainage.
a. Parks / Open
the Developer shall i
Upon issuance of a certificate of occupancy,
contribution obligations for parks /' open space, if any, for the affordable
housing project depicted in Exhibit B.
bo Drainage. The Developer..' shall provide drainage as required by
law in accordance with the Rules of the Department of Environmental
Regulation and the South Florida Water Management District' and the
regulations of the City's Code.
c. Water and Sanitary Sewer., As required by law, the Developer
,shall comply with the requirements of the Miami -Dade County MDWASAD
for provision' of water and sewer services;
d. Water and Sanitary Sewer Distribution Lines. Developer is
responsible for construction of water and sanitary sewer distribution lines;
collection lines, pump stations, lift stations and fire hydrants within the
boundaries of the Property. Such construction shall be undertaken in
accordance with Miami -Dade County MDWASAD standards and
specifications and shall be inspected and approved by the County.
e. Solid Waste Collection, The Developer shall provide waste
collection service to the Property through a solid waste collection franchise
previously approved by the City
f. Law Enforcement. The City provides police service to the
Property..
g. Fire Rescue and Emergency Medical Services. Miami -Dade
County provides fire rescue and emergency medical services to the
Property.
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h. Vehicular Traffic. The City is responsible for Levels of Service
and concurrency determinations for local City roadways. The Developer
shall meet traffic requirements of the City's code as applicable on the
effective date of this Agreement.
Is Pedestrian Traffic —'The Developer shall construct, at Developer's
sole expense, an at -grade pedestrian crosswalk at a point on the Sunset
Drive frontage of the Property ;agreeable. to the City, with decorative
pavers and signage similar to the existing crosswalk in front of the Sunset`
Place development (on Sunset Drive, east of U.S. 1), subject to the City
obtaining any necessary permits, or approvals for installation of the
crosswalk within the public right of way.
109 Commercial Uses. The Developer shall make best efforts to recruit and
lease to a restaurant tenant as soon as practicable upon completion of
construction so that at least one sandwich shop or cafe type restaurant
shall be located in the ground floor commercial space depicted in the site
plan attached as Exhibit B.
MIA_AcriVE 4i.4W1 I (,W -�7« k40 -01701 6
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MIA ACTIVE 4()47 7O I4I{}97,87, 1 047870.2
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L Landscaping,. Landscaping on the property shall be in substantial
compliance With the landscape plan attached hereto as Exhibit 09,
(Landscape Plan). Developer covenants and agrees that it shall,
perpetually and at all times, care for and maintain all plants, trees and
shrubs in a professional and diligent manner to insure substantial
compliance with the Landscape Plan. Developer shall regularly monitor
the health and appearance of the landscaping and, where necessary,
shall replace dead or permanently damaged plants, trees or shrubs with
like or similar plant material to insure substantial compliance with the
Landscape Plan. Failure of Developer to comply with this section shall
constitute a civil offence enforceable under the Code Enforcement
provisions of the City Code. A separate agreement or covenant
( "Covenant "), prepared. by the City, shall be executed by Developer and
held in escrow by the City Attorney for recording pending the Developer's
:closing on the purchase of the. Property; Said covenant shall incorporate
the provisions of this section and provide for severability. A condition
precedent to this Development Agreement is the execution of the
Covenant in a form acceptable to the City. The Covenant shall be treated
as a covenant running with and binding the land upon which the
Development is situated and it shall be recorded in the land records of
Miami -Dade County and, at the option of the City and if allowed by law,
the Covenant may be re- recorded when necessary or required to
.maintain, uninterrupted, the effectiveness of the covenant running with the
land.
14. .- Construction Permitting. Subject to the other provisions of this
Agreement, the failure of this Agreement to address a particular permit,
MIA.AGTIVfi tl= - 4i t44 d. 2Q l 1 T 2(i,, 10
condition, term or restriction shall not relieve the Developer of the
necessity of complying with the law governing said permitting
requirements, conditions, terms or restrictions. The parties agree that the
Developer will be required to comply with the Florida Building Code or as
otherwise provided by this Agreement. The Developer shall pay fees and
costs imposed by the City and Miami -Dade County, if any,
15a Taxation. The Developer shall not apply for any exemption or
discount that affects the taxable value of the property developed as
affordable senior and disabled apartments pursuant to this Agreement.. In
any event, should the property assessor; or the taxing authority, apply any
discount or exemption to the property, or should the Owner of the property
become tax exempt, the Developer /Owner agree to pay the City, in lieu of
taxes, the amount of money, that would have otherwise been paid to the
City out of ad valorem taxes assessed against the property developed 2as
affordable senior and disabled apartments pursuant to this Agreement,
had the property or the Owner not received an exemption or discount or
had the Owner not become tax exempt. The Developer and Owner hereby
knowingly and voluntarily waive any legal right to claim a tax exemption or
discount that is contrary to the provision of this section of the development
agreement, The provisions of this section shall run with. the land and
become binding on all heirs, successors and assigns oil the Developer and
Owner. A separate agreement or covenant {'Covenant"), prepared by the
City, shall be executed by Developer and held in escrow by the City
Attorney for recording pending the Developer's closing on the purchase of
the Property, Said covenant shall be signed by the owner of the property
in question which shall incorporate the provisions of this section and
provide for severability. A condition precedent to this Development
Agreement is the execution of the Covenant in a form acceptable to the
City. The Covenant shall be treated as a covenant running with and
binding the land upon which' the Development is situated and it shall be
recorded in the land records of Miami -Dade County and, at the option of
the City and if allowed by law, the Covenant may be re- recorded when
necessary or required to maintain, uninterrupted; the effectiveness of the
covenant running with the land.
16. . --Due Diligence and Time of Essence (Permits). The City and
Developer acknowledge that time is of the essence in implementing this
Agreement and processing related building permits, given the tax credit
financed nature of the Developer's proposed project. Upon execution of
this Agreement, the City and Developer shall immediately commence all
reasonable actions necessary to fulfill their obligations hereunder and
likewise agree to use their best efforts to expeditiously process
construction permitting. The City further agrees that all necessary plan
review inspections will be conducted by the City Building Department on a
timely and efficient basis, except that the City agrees to cooperate with
any qualified independent third party building' inspectors retained by the
MIA _ACTIVE {3 i7- ids 4,7 7 t J4I?,,4.7�Q -2
Developer pursuant to state law (at Developer's expense) to conduct plan
reviews and inspections as necessary to comply with the terms of this
Agreement and to facilitate the valid issuance of building permits (or a
building permit ready letter) for the project depicted in Exhibit B, as soon
as practicable. The Ci shall also use its best efforts_to facilitate and
expedite germtts which may be reduirsd by other �c� cjes._ rncludinct
=8 - Effective Date. This: Agreement shall become effective upon delivery
of a copy of this Agreement, signed by the City Manager; to the Developer
( "Effective Date".),
release.
MIA ACTIVE 04`W ,I'*471RDA404287,0=2 12
22 , Duration. The term of this Agreement shall be for a period of 30 years
from its Effective'' Date, unless this Agreement is terminated as provided
for herein or extended as may be provided for in Section 163.3229, Florida
Statutes. Any amendments to the Agreement within the term shall comply
with the statutory requirements of Section 163.3220= 3243, Florida
Statutes.
23* . Recording. The City shall record a copy of this Agreement in the
public records of Miami -Dade. County as soon as practicable after its
execution by the City Manager and the Developer (and' in any event,
within 14 days of adoption of an authorizing resolution by the Commission)
and shall also submit 'a copy to the Florida Department of Economic
Opportunity within 14 days of recordation. If this Agreement is amended,
extended, terminated, revoked, or nullified., the Clerk shall have notice of
such action recorded in the public records and such recorded notice shall
be submitted to the Florida Department of Economic Opportunity. The
executed covenants) required under sections: 10 and 12 above, shall not
be recorded by the City until the City Attorney receives written notice from
Developer that it has closed on the purchase Property.
24 4-9-.Successors and Assigns. This Agreement shall be binding upon nd
inure to the benefit of the City and the Developer, as well as their
respective successors in interest and assigns. In the event of an
Assignment of this Agreement; the Developer shall provide notice to the
City as provided herein.
20. -Governing Law. This Agreement shall be governed by the laws of the
State of Florida, and judicial venue for any actions between the parties
arising from this Agreement shall be in Miami -Dade County, Florida.
269 . Enforcement.
In
the
event the
Board
or the Developer is required to
seek enforcement
of
the
provisions
of this
Agreement, the prevailing party
MIA, ACTIVE =I44787 €; 14i1±1; �74t- �M7X7Q, 1
shall be entitled to recover from the other party all costs of such action,
including reasonable attorney's fees.
27 Counterparts. This Agreement may be executed in One or more
counterparts, each of which shall be deemed an original.
23-,Construction. This Agreement shall be construed as the joint and
equal work', product of the parties and shall not, be construed more or less
favorably on account of its preparation.
29 24. -Entire Agreement. This ,Agreement constitutes the entire Agreement
between the parties relating to the subject matter hereof and is the only
agreement reached concerning the Site Plan attached as Exhibit'. B. All
preceding discussions ,pertaining to the development of the Property as
depicted in Exhibit B were had pursuant to law and subject to full
consideration by the City Commission at duly noticed public hearings.
3X 25—.Notices. The parties designate the following persons as
representatives to be contacted and to receive notices, if any, regarding
this Agreement.
For the City: City Manager
6130 Sunset Drive,
South Miami, FL 33143
with a copy to;
For the Developer::
with a copy to
City Attorney
6130 Sunset Drive
South Miami, FL 33143
Metro South Senior
Limited Partnership
Mr, Donald Paxton
2206 Jo An Drive
Sarasota, FL 33231
Apartments
[REMAINDER OF PAGE LEFT BLANK. SIGNATURE PAGE FOLLOWS]
MIA ACTIVE }.? ?ti 1404-7,87, 1? 15 478711,2 14
IN WITNESS WHEREOF, the parties hereto have caused the execution of this
Agreement by their duly authorized officials as of the day and year first above written.
Signed, sealed and delivered in the Metro South Senior Apartments Limited
presence of: Partnership, a Florida limited partnership
Print Name:
Print Name,
STATE OF FLORIDA
COUNTY OF MIAMI -DADE
The foregoing instrument was acknowledged before me this:._ day of
2012, by , as of Metro South Senior Apartments
Limited, a Florida limited partnership,' who is personally known to me, or who has
produced as identification and who did/� not take an
oath'.
Notary Seal
NotaryPublic, State of ;Florida.
Print Name:
My Commission Expires,
* ** NO FURTHER TEXT ON THIS PAGE * **
MIA ACTIVE _ a 15
Attested';
By:
Maria. Menendez
City Clerk
CITY OF SOUTH MIAMI
By
Hector Mirabile, PhD,
City Manager
Approved, as to form, language,
legality and execution thereof:
STATE OF FLORIDA
COUNTY OF MIAMI -DADE
The foregoing instrument was acknowledged before me this - day of , 20121
by Hector Mirabile, PhD., as City Manager of the City of South Miami, on behalf of City
Commission, who is personally known to: me.
Notary Public, State of FI
My Commission Expires:
MIA ACTIVE 4G47M.}4W_$7Q;#4Q47_V0_.2 16
0
MIAMI DAILY'BUSINESS REVIEW
Published Daily except Saturday, Sunday and
Lego Holidays
Miami, Miami,Dada County, Florida
STATE OF FLORIDA
COUNTY OF MIAMI -DADE#
Before the undersigned auiihodt.y pers onally appsarerf,
O.v. FERBEYRE, Who °on oath says itW heJ o shp IS the,,,
UCg17Iy 4 LUU01,JtV VGi UOCSJ I itli ft vsI Y V U4v III Ulu , NGIttoJ v,
Cit i F o,c SOUTH H dills MI
CITY COMMISSION MEETING FOR 1714/20:12
In the XXXX'' court,
was published in said "newspaper in the Issues of
111/2.3/201.2
Sworn to and subscribed before me this
23 day of NOVEMBER A.D. 2012
O.V. FERBEYRE personally known to me
t 1 1
MIAMI DAILY BUSINESS REVIEW
Published Daily except Saturday, Sunday and
Legal Holidays
Mia",Miarni•Dade Caunly, Florida
STATE OF FLORIDA
COUNTY OF MIAMI -DARE;
being a Legal, Advertisement of Notice in the matter of
CITY OF SOUTH MIAMI
CITY COMMISSION MEETING FOR 12/4/2012
In the XXXX Court ,
was; published in said newspaper in thelssues of
11/2312012
AMint fi,rlhAr Cava lhat lhA cam MIamI rWIV Ri IalnaCQ
Florida, each day (except Saturday, Sunday and Legal Holidays)
and has been entered as second class mail matter at the post
office In Miami in said Miami -Dade County, Florida, for a
period of one year next.preceding the first publication of the
attached copy of advertisement; and affiant further says that he or
she has neither paid nor promised any person, firm or corporation
any disctlunt, rebate, commission or refund for the purpose
of sec'urin s adve for publication in the said
netyr{� '
Sworn to and subscribed before me this
23 day of NOVEMBER A.D. 2012
(SEAL)
Q.V. FERSEYRE personally known to me
Notary Public State or Florida
Cheryl H Marmer
My COMMi3810n EE 189528
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