Ord. No. 11-05-1833ORDINANCE NO. 11-05-1833
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH
MIAMI, FLORIDA, RELATING TO A REQUEST TO AMEND THE OFFICIAL ZONING MAP
OF THE CITY OF SOUTH MIAMI LAND DEVELOPMENT CODE BY CI3ANGING THE
ZONING USE DISTRICT FROM "TODD(MU -4) ", TRANSIT ORIENTED DEVELOPMENT
DISTRICT (MIXED USE -4) TO "PUD -M" PLANNED UNIT DEVELOPMENT -MIXED USE
FOR PROPERTY LOCATED AT 6600 -6640 SW 57 AVENUE AND 5757 SW 68 STREET; THE
PURPOSE OF THE ZONE CHANGE IS TO ALLOW CONSTRUCTION OF A MIXED USE
PROJECT CONSISTING OF MULTI - FAMILY RESIDENTIAL BUILDINGS, RETAIL USES
AND A PARKING GARAGE; SETTING FORTH CONDITIONS OF APPROVAL RELATED TO
THE DETERMINATION OF CONCURRENCY; PROVIDING FOR SEVERABILITY;
PROVIDING FOR ORDINANCES IN CONFLICT; AND PROVIDING AN EFFECTIVE DATE
WHEREAS, Application No. PB- 04 -015A was submitted to the Planning Department by
Codina Development Corporation, said application requesting to amend the official zoning map of the
City of South Miami by changing the zoning use district for property located at 6600 -6640 SW 57
Avenue and 5757 SW 68 Street from "TODD (MU -4) ", Transit Oriented Development District (Mixed -
Use-4) Use District to the "PUD -M" Planned Unit Development - Mixed Use District.; and
WHEREAS, the purpose of the change of zoning is to permit construction of a mixed use project
including residential buildings, parking and retail uses with 407 dwelling units and 12,476 square feet of
commercial space ; and
WHEREAS, the proposed rezoning is consistent with the Future Land Use Map of the City of
South Miami Comprehensive Plan; and
WHEREAS, after review and consideration, the Planning Department recommended approval of
the application with conditions; and
WHEREAS, on September 27, 2004, after Public Hearing regarding the proposed rezoning
application, the Planning Board recommended approval with conditions by a vote of 6 ayes I nay ; and
WHEREAS, the City Commission desires to accept the recommendation of the Planning Board
and enact the aforesaid amendment.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND THE CITY COMMISSION
OF THE CITY OF SOUTH MIAMI, FLORIDA:
Section 1 That the City's Official Zoning Map shall be amended by changing the zoning on properties
for, changing the zoning use district for property located at 6600 -6640 SW 57 Avenue and 5757 SW 68
Street from "TODD (MU -4) ", Transit Oriented Development District (Mixed- Use -4) Use District to the
"PUD -M" Planned Unit Development - Mixed Use District said rezoning to be subject to the conditions
specified in Section 2 of this ordinance.
Section 2 That the above change of zoning is subject to the following conditions:
1) Applicant shall submit a Development Agreement which includes: (a) an agreement that within
five years the developer will pay for or produce 3.2 acres of land for public park or
Ord. No. 11 -05 -1833
2
(2)
recreational purposes; (b) an agreement that 10% of the multi - family units constructed shall be
classified and marketed as affordable housing units.
(2) Applicant shall provide evidence of concurrency compliance by submitting to the City
the appropriate documents needed to prove concurrency with water, sewerage, schools, and solid
waste.
(3) The applicant shall provide to the City a Unity of Title document for the subject development
site; the unity of title shall be prepared and filed in accordance with Section 20 -5.16 of the South
Miami Land Development Code.
(4) Additional requirements relating to the approval of the PUD -M Master Site Plan shall be
incorporated in the Development Agreement.
Section 3 If any section, clause, sentence, or phrase of this ordinance is for any reason held invalid or
unconstitutional by a court of competent jurisdiction, this holding shall not affect the validity of the
remaining portions of this ordinance.
Section 4 All ordinances or parts of ordinances in conflict with the provisions of this ordinance are
hereby repealed.
Section 5 This ordinance shall be effective immediately after the adoption hereof.
PASSED AND ADOPTED this day of ' 2005
ATTEST: APPROVED:
Y CLERK
I" Reading- 10/19/04
2nd Reading- 4/9/05
READ AND APPROVED AS TO FORM:
CITY ATTORNEY
OR
COMMISSION VOTE: 4 -0
Mayor Russell:
Yea
Vice Mayor Palmer:
absent
Commissioner Wiscombe:
Yea
Commissioner Birts- Cooper:
Yea
Commissioner Sherar
Yea
E: \Comm Items \2005 \3 -28 -05 Special \Rezoning -TODD to PUD -M Ord.doe
South Miami
CITY OF SOUTH MIAMI bylt�
OFFICE OF THE CITY MANAGER M- mnericacftv
INTER - OFFICE MEMORANDUM 11111.1
2001
To: Honorable Mayor, Vice Mayor
Commission Members
From: Maria Davis
City Manager �n
'kaf
ORDINANCE
Date:. April 9, 2005
ITEM No.
Re: LDC Rezoning:
TODD(MU -4) to PUD -M:
Codina Development Corp.
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH
MIAMI, FLORIDA, RELATING TO A REQUEST TO AMEND THE -OFFICIAL ZONING MAP
OF THE CITY OF SOUTH NIIAMI LAND DEVELOPMENT CODE BY CHANGING THE
ZONING USE DISTRICT FROM "TODD(MU -4) ", TRANSIT ORIENTED DEVELOPMENT
DISTRICT MIXED USE-4) TO "PUD -M" PLANNED UNIT DEVELOPMENT MIXED USE
FOR PROPERTY LOCATED AT 6600 -6640 SW 57 AVENUE AND 5757 SW 68 STREET; THE
PURPOSE OF THE ZONE CHANGE IS TO ALLOW CONSTRUCTION OF A MIXED USE
PROTECT CONSISTING OF MULTI - FAMILY RESIDENTIAL BUILDINGS, RETAIL USES
AND A PARKING GARAGE; SETTING FORTH CONDITIONS OF APPROVAL RELATED TO
THE DETERMINATION OF CONCURRENCY; PROVIDING FOR SEVERABILITY;
vunvmnvG Fnu nxrnrvpINCES IN CONFLIrT; AND PROymING AN FFFF.CTTYE DATE,
SUMMARY OF REQUEST
The applicant, Codina Development Corp., is requesting a rezoning of a seven acre property as
legally described above in order to construct a mixed use project including residential buildings,
parking and retail uses with 407 dwelling units and 12,476 square feet of commercial space.
According to the information submitted with the application, the dwelling unit density will be
58.4 units per acre. The floor area ratio for the total proposed project is listed as 1.54. The
complex is to be called "Red Road Commons ".
The current zoning on the subject property is "TODD(MU -4)" Transit Oriented Development
District (Mixed -Use 4) Use District. The applicant is requesting a zone change for the property to
PUD -M, Planned Unit Development -Mixed Use. The current TODD(MU -4) Zoning District
permits residential and commercial uses, permits two stories in height and does not limit
development with a maximum floor area ratio or units per acre formula.
The PUD submission is to be considered in two parts. The first is a zone map change ordinance
which creates the PUD -M on the City's official map. Issues such as density, compliance with the
Comprehensive Plan, traffic, parking requirements, height of buildings, and concurrency are
LDC Rezoning
March 28, 2005
Page 2 of 7
dealt with as part of the zone map change. The second part is the applicant's request for approval
by resolution of the specific PUD development plan. Specific issues related to building design,
landscaping, and other site plan features are dealt with in a companion item.
APPLICABLE REGULATIONS
Planned Unit Development (PUD) is a zoning district which can be applied for and created on
the City's official zoning map if a development is to be done as a unit under single ownership
and has one or more principal buildings. A PUD encourages design flexibility in location of
buildings, open space, and provision of amenities. Development in a PUD district does not
follow standard dimensional requirements (setbacks, heights of buildings), floor -area- ratio, or
dwelling units per acre. These standards are set forth in advance as part of the submitted master
site plan.
The following sections of the City's Land Development Code govern the general design,
development, and review of a PUD application:
Section 20 -3,7 (A) -(B) Planned Unit Development — provides design guidelines for all PUD's
regulating density, traffic, screening, off - street parking, service areas, building heights, and
pedestrian amenities.
Section 20 -3.7 (E) PUD -M, Planned Unit Development- Mixed Use- specific regulations
governing uses allowed, minimum development site size and location. PUD -M is one of three
PUD types.
Section 20 -5.12 Planned Unit Development approvals — sets forth regulations governing the
review- procedures and- snb =.a�zegements f X11- =bTT'Y s.
Section 20 -4.1 Adequate public facilities and services (Concurrency)- establishes level of
services (LOS) standards for water and sewage, solid waste, traffic, and recreation / open space.
These standards are reviewed at the development permit stage for major new construction
projects.
SITE ANALYIS
The subject property is bounded by SW 68`i' Street on the south, SW 57`h Ave. on the east, SW
66th Street on the north. The west boundary is a FPL transmission facility and a driveway into
the City's Community Center. The property is occupied by a parking lot and three one -story
buildings used for offices, a real estate school, a foreign consulate, a social service agency and a
night club.
LDC Rezoning
March 28, 2005
Page 3 of 7
Surrounding Parcels
DEVELOPMENT ANALYSIS
1. Comprehensive Plan: The project site is within the TODD Future Land Use category
which encourages a mix of uses. The district was developed to take advantage of its
proximity to the Metro Rail. The category allows for flexible building heights up to a
maximum of eight (8) stories. The rezoning supports the following Comprehensive Plan
goals and policies:
HOUSING
Goal 1 To assure the availability of sound and affordable housing for all current
art" jutttre�'esidents ojtlie City eJSeutli Mismi -with �ecialfoeus -on -in dl
and redevelopment ........
Policy 1.3.6 The City and the County will jointly support development in the Rapid
Transit Zone in order to encourage mixed -use residential multi family
projects .............
LAND USE
Policy 2.1.4 Discourage urban commercial sprawl by promoting growth in the core
area surrounding the Metro Rail transit station by creating a district for
the new growth which is contained and transit - oriented, thereby relieving
the pressure for commercial re- zonings outside of this core area
Goal 3 To achieve a tax base adequate to support a high level of municipal
services via increased mixed -use and flexible building heights in
conjunction with a Transit - Oriented Development District [TODD].
2. Minimum Requirements: The LDC requires that an application for a PUD -M shall be
for a project which is on a site of at least 4 acres. The subject application is on a seven acre
site. In addition the development site must be within 1200 feet of the Metro Rail station. The
applicant has provided a sealed survey indicating that the project site is 1134 feet from the
Comprehensive Plan
Land Development Code
Actual Use
Existing Land Use
Existing Zoning District
Category
North
Single Family Residential
RS4, RM 18.,
Single Family homes
Multifamily Residential
Single Family Residential
Apartments
Low density multi- family
East
----`
- - ---
Church
South
TODD
TODD(LI -4)
Light industrial; warehouses,
social service agency
West
Public Institutional
PI, Public Institutional; RS-4
FPL Sub station
DEVELOPMENT ANALYSIS
1. Comprehensive Plan: The project site is within the TODD Future Land Use category
which encourages a mix of uses. The district was developed to take advantage of its
proximity to the Metro Rail. The category allows for flexible building heights up to a
maximum of eight (8) stories. The rezoning supports the following Comprehensive Plan
goals and policies:
HOUSING
Goal 1 To assure the availability of sound and affordable housing for all current
art" jutttre�'esidents ojtlie City eJSeutli Mismi -with �ecialfoeus -on -in dl
and redevelopment ........
Policy 1.3.6 The City and the County will jointly support development in the Rapid
Transit Zone in order to encourage mixed -use residential multi family
projects .............
LAND USE
Policy 2.1.4 Discourage urban commercial sprawl by promoting growth in the core
area surrounding the Metro Rail transit station by creating a district for
the new growth which is contained and transit - oriented, thereby relieving
the pressure for commercial re- zonings outside of this core area
Goal 3 To achieve a tax base adequate to support a high level of municipal
services via increased mixed -use and flexible building heights in
conjunction with a Transit - Oriented Development District [TODD].
2. Minimum Requirements: The LDC requires that an application for a PUD -M shall be
for a project which is on a site of at least 4 acres. The subject application is on a seven acre
site. In addition the development site must be within 1200 feet of the Metro Rail station. The
applicant has provided a sealed survey indicating that the project site is 1134 feet from the
LDC Rezoning
March 28, 2005
Page 4 of 7
Metro Rail station.(see attached)
3. Uses Permitted: The PUD -M allows a limited number of uses which are listed in
Section 20 -3.7 (E) of the LDC. It includes retail establishments and multi - family residential
uses being proposed by the developer.
4 Density- Number of Dwelling Units: The proposed development, as submitted has 407
dwelling units or a density of 58.3 dwelling units per acre. PUD regulations specify that
the number of units permitted shall be governed by the Comprehensive Plan land use
category in effect for the site. The TODD land use category does not provide limitations
on number of units as long as the required parking is provided.
5 Density- Floor Area Ratio: The applicant's proposed floor area ratio is 1.54. PUD
regulations specify that intensity or FAR of a project is governed by the Comprehensive
Plan land use category in effect for the site. The TODD land use category does not provide
a specific FAR limitation.
6 Dwelling. Units - Minimum Floor Area: The applicant's proposal indicates a range of
dwelling unit types, including 175 one - bedroom units; 201 two - bedroom units; and 31 four
bedroom units. The size of the units range from 604 sq. ft. for a one bedroom; 887 and 946
sq. ft. for two bedroom units; 1785 sq. ft. for four bedroom units.
7 Dwelling Units- Minimum Average Size The applicant's proposal provides that the
average size for all of the dwelling units is 842 square feet. PUD regulations do not require
a minimum average size for dwelling units. As part of the redraft of the LDC, the City's
-Zoning IaSK Force recommen a resi en
must maintain a minimum average dwelling unit size of 800 square feet. It is felt that this
standard would assure a quality level of dwelling units in residential projects.
8. Building Height: The applicant is proposing to build a total of six residential buildings
The building heights vary. There are four and five story buildings in the south and center
part of the development and a four story building facing SW 57 Avenue on the east side. A
three story building will face single family homes on the north side with the interior portion
of that building being four stories. At the northeast comer is a four story building opposite
the existing multi - family complex. A five story parking garage covers most of site on the
west side abutting the FPL facility. Current PUD regulations do not specify specific height
limits. The Code states that project buildings must take into account surrounding heights of
buildings and the limitation on heights set forth in the assigned Comprehensive Plan's land
use category (up to eight stories).
9. Parking Requirements: The applicant is providing 1,028 total parking spaces, which
includes a parking garage, a small surface lot and on -site street parking. The total number of
required parking spaces for the proposed re- zoning (including residential and retail uses) is
948.
10. Affordable Housing: The City of South Miami has made a commitment to support and
LDCRezoning
March 28, 2005
Page 5 of 7
encourage the creation of affordable (moderate priced) housing units. The Comprehensive
Plan specifically sets forth the following housing policies :
Policy 1.3.5
The City will support and assist the efforts of private organizations to construct at least
five affordable housing units per year.
Policy 1.3.6
The City and the County will jointly support development in the Rapid Transit Zone in
order to encourage mixed - use /residential multi family projects containing affordable
housing units.
The Red Road Commons project is an excellent opportunity for the City to encourage
affordable housing to be built. The developer should be required to commit at least 5% of
the units as affordable housing units.
it Adequate Public Facilities- Concurrency: The applicant's project is above the
concurrency threshold limits, thereby requiring an assessment for meeting the level of
service (LOS) concurrency standards listed in Section 20 -4.1 of the Land Development
Code. For purposes of this report, presented below is a summary of the developers'
responsibilities related to concurrency:
a) Solid Waste
• LOS and capacity to be determined by Miami -Dade County based on capacity of the
transfer facility.
-te provide espy o =` cer traet toMae Git?
loper
b) Water and &)wa
• LOS and capacity to be determined by Miami -Dade County
• Developer to provide evidence of approval of appropriate County and State agencies
c) Drainaze
• Concurrency evidenced by compliance with Florida Building Code and approved by
DERM.
d) Traffic /Streets
• Applicant has submitted a Traffic Impact Study showing reduced PM peak trips after
PUD is constructed; and major intersection at LOS - B
• Additional traffic counts at certain intersections requested in order to determine
needed traffic signalization adjustments or lane improvements
• Note: the site is located within a City designated Infill and Redevelopment Area and
is exempt from meeting transportation concurrency standards (Comprehensive Plan,
p.65). However, the impact of the proposed development on traffic operations will be
covered in the review of the resolution adopting the submitted master site plan.
LDC Rezoning
March 28, 2005
Page 6 of 7
e) Schools
• Project impact to be determined by Public Schools.
• Dade County Public Schools has been notified of the project and staff invited to sit
with Planning Board at hearing.
• The Developer shall provide evidence of assessment or mitigation agreement with
Dade County Public Schools.
J) Recreation Facilities
• Project population estimate- 927
• LOS: City Comprehensive Plan: 4 acres per 1000 population.
• Capacity: The City is at capacity.
• Project will require the addition of recreation land — estimated 3.2 acres
• Developer must specify in a development agreement that within five years he will pay
for or produce 3.2 acres of land for public park or recreational purposes. (See attached
formula to determine concurrency costs)
STAFF OBSERVATIONS
The proposed rezoning is consistent with and supports the goals and policies of the City's
Comprehensive Plan (See No. 1, Development Analysis above).
2. A residential development at this location would take full advantage of being adjacent to the
transit station and within walking distance of shops, post office, hospitals, restaurants and
other amenities of the downtown area. The use would also provide a transition between lower
density residential to the north and commercial development to the
3. The property is located in the Community Redevelopment Area. The rezoning is consistent
with the goals and objectives of the CRA and the "Hometown Plan Area 2 Report ", which
calls for mixed use development on this site (p.33).
4. The proposed rezoning is consistent with the recommendations of the Zoning Task Force for
this site. In 2002 the Task Force's subcommittee on TODD carved out considerable study on
the district. At that time it was recommended that this site be re -zoned to allow 4 stories plus
2 additional stories as a bonus. The recommendation also suggested a height limit of 3 stories
across from the residential areas on the north side of the property. The PUD -M re- zoning will
allow development as specified in the Master Site Plan as submitted. Buildings indicated at
four and five stories on this plan will be approved as part of the master site plan approval.
The proposed master site plan will also be approved with a limit of three stories across from
the residential areas to the north.
5. The traffic pattern from a residential development is generally more dispersed throughout
the day and night and has less impact on peak traffic. Traffic analysis of the current
commercial development as compared with the traffic that will be generated by the proposed
residential development, indicates that the proposed land use change may actually reduce
LDC Rezoning
March 28, 2005
Page 7 of 7
peak hour vehicle trips generated by this property. However, certain traffic operations and
management adjustments will be addressed in the review of the resolution approving the
master site plan.
PLANNING BOARD ACTION
The Planning Board at its September 27, 2004 meeting adopted a motion by a vote of 5 aye
and 1 nay ( Mr. Illas) recommending approval of the requested zone change with the conditions
set forth by staff below. The Board strongly suggested that the developer's contribution related
to recreation space should be worked out prior to the issuance of a building permit.
CITY COMMISSION ACTION — FIRST READING
The City Commission approved the proposed rezoning with the following conditions on first
reading at its October 19, 2004 meeting:
(1) The applicant shall execute a Development Agreement which must include the conditions set
forth below and in the staff report pertaining to the requested zone map change and shall
incorporate all conditions which may be adopted as part of the approval of the project's PUD
Master Site Plan
(2) Applicant shall include in the Development Agreement: (a) an agreement that within five
years the developer will pay for or produce 3.2 acres of land for public park or recreational
purposes; (b) an agreement that 10% of the multi - family units constructed shall be classified and
marketed as affordable housing units. (as modified by subsequent changes to the proposed
Development Agreement)
(3) Applicant 611al i provide evidence of concurre .n
the
appropriate documents needed to prove concurrency with water, sewerage, schools, and solid
waste.
(4) The applicant shall provide to the City a Unity of Title document for the subject development
site; the unity of title shall be prepared and filed in accordance with Section 20 -5.16 of the South
Miami Land Development Code.
RECOMMENDATION
It is recommended that the requested zone change for the property from "TODD(MU -4)"
Transit Oriented Development District (Mixed -Use 4) Use District to "PUD -M ", Planned Unit
Development -Mixed Use District be approved on second reading with the conditions set forth
above, as modified by ubsequent changes to the proposed Development Agreement.
Attachments:
Distance from Metro -rail Survey (sealed)
Application/Letter of Intent /Location map/
Excerpt Planning Board Minutes- 9 -27 -04
Site Plan / Development Plan
Copies of Public Notices
MD/DOD /SAY E: \Comm Items\2005\3 -28 -05 Special\Rezoning TODD to PUD -M Abraham Site.doc
City of South Miami
Application No. PB -04 -015 Zone Map Change
TODD (MU -4) to PUD -M Planned Unit Development - Mixed Use
6600 -6640 SW 57th-Avenue
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City of South Miami
Planning &Zoning Department
City Hall, 6130 Sunset Drive, South Miami, Florida 33143
Telephone: (1(K1'663-6326* Fax: (305) 666 -4541
JUL 2 a.2DO4
Application for Public Hearing Before Planning Board & City Commission
!biect Prooerfv:6600 — 6640 SW 57 AVFNI 1F I nfrcl
PB SEE ATTACHED SURVEY
Appncant Phone: (34,,!'520 - e,r a `. �
CODINA DEVELOPMENT CORPORATION 0'n e �
JERRY B. PROCTOR, ESQ.
Address:
Phone:
200 SO. BISCAYNE BLVD., SUITE 2500
MIAMI; FLORIDA 33131
Property Owner:
Signature
F
ANTHONY R. ABRAHAM
Mailing Address:
Phone :'
6800 SW 57 AVENUE
t_oV
_3d5- -G�5 -= 2••Lzz -__
AS THE APPLICANT, PLEASE INDICATE YOUR RELATIONSHIP TO THIS PROJECT:
Owner.. _X Owner's Representative _ Contract to purchase _ Option to purchase ,_Tenant/Le'
ssee
IS
Text Amendment to LDG Variance
X Zoning Map Ar�erttiment: _Speciai..Use- ... _
X PUD Approval .. _ Special Exceptlon
L86 P.UD Major Change. Other il y "x Ia! application and cite speck Code sections:
SEE ATTACHED LETTER OF INTENT
Section:_ Subsection:— Page #:_ Amended Date:_
X• Letter of intent
•_XJiasiificafions# car- change- .. _ . _ ..
Statement of hardship
X Proof of•ownership or letter from owner
Power of attdrrley , '
_ Contract to purchase
?f Current survey 0 original sealed and
signed/1 reduced copy @ 11" x.17")
X 7 copies of Site Plan and Floor Plans
reduced copy @ 11 ° x 17"
_ 20% Property-owner signatures
�Y Mailing labels (3 sets) and map
k Required Fee(s)
The undersigned has read this completed 'application and.represents that the information and all submitted materials are true and
cosect ttqo the best o {{the app cants knowledge and belie£
erg t2QG�fDft»Gn (Pctxttton .
q�. cants Signs —_is an33ifle.:__ — _______•o' a_S7 re•'"_': -' :'_'. -- '- °-- - - - --•- --
Upon receipt, applications and all submitted materials will be reviewed for compliance with the Land Development Code and other
applicable registrations. Applications found not in compliance will be rejected and returned to the applicant
Date Filed Date of PS Hearing Date of Commission
Petition Required Petition Accepted
17319M137M # 665595 v 1
' City of South Miami
Planning & Zoning Department
City Hall, 6130 Sunset Drive, South Miami, Florida 33143
Telephone: (305) 663 -6326; Fax: (305) 666 -4591
Application for Public Hearing Before Planning Board & City Commission
JERRY B. PROCTOR, ESQ..
Address.
200 SO. BISCAYNE BLVD., SUITE 2500
COMMERCE LANE ENTERPRISES, INC.
Mailing Address:
5757 Sly, 6B STREET.
MIAMI, FLORIDA 33143
PB SEE ATTACHED SURVEY
Phone; 'JUL 2 2-O&?
Signature:
Phone:
_ Owner. • Owner's Representative X -Contract to purchase- _,Option to purchase —Tenant/Lessee
APPLICATION IS HEI
PLEASE CHECK THE
. Text Amendment to I
X• PUDApproval .
_ PUD Major Change•
W
VTE ITEM:
Variance
_,.Special Use
_.Special Exception
T Other
SeCtl=_ Subsection:_ Page #: - Amended Dater
PLEASE CHECKALL THAT APPLY:
'A Letter of intent
JusSfications for change: '
Statemant of hardship
Proof of ownership or letter from owner
_ Power of affomey
Contract to purchase .
k Current survey (1 original-sealed and
signed/1 reduced copy @ 11 'x'17'
7 copies of Site Plan and Floor Plans
reduced copy @ IV x 17"
20% Property owner signatures
X Mailing labels (3 sets) and map
Y Required Fee(s)
J
The undersigned hasiead this completed application and represents that fhe information and all submitted mater als are true and correct to the
best'of the applicants knowledge and belief.
AppP{c In s gnaiire and title .... _. _ ._ ... .. . _. Date
Upon receipt, applications and all submitted materials w:77 be reviewed fon compliance with Land Development Code and nt8er
applicableregistratims. Applications found not in compliance will be rejected and returned to the applicant
Date Filed
Petition Re
Method of
173190\337M 6 695596V t
in 1.47 PM
Date of PB Hearing
Petition Accepted _
Date of Commission
BI•LZIN SUMBERG BAENA PRICE & AxELROD LLP
A PARTNERSHIP OF PROFESSIONAL ASSOCIATIONS
200 SOUTH 9ISCAYNE BOULEVARD, SUITE PSOD . MIAMI, FLORIDA 331 3 1 -53 4D
TELEPHONE: L305)374 -7SBO . FAX: (3O5) 374-7593
E -MAIL: INFOOBILZIN.COM . w. .BILZIN.COM
JERRY B. PROCTOR, FSO.
DIRECT DIAL: (305) 350 -2361
EMAIL_ JPROCTOR @BILZIN.COM'
7uly28, 2004
`Hand Delivery
Mr. Don 0Donniley,.A1CP, Planning Director
City of South Miami
6130 Sunset Drive
Southh.Miami, Florida 33143
Re: 'Zoning Application by Codina Development Corporation.
Address: 6600 -6640 S.W. 57 Avenue (Red Road) and-5757 S:W. 68
Street.
ear Donniley:'
Please •accept the attached application for, rezoning and plan approval of.a
Planned Unit Development (Mixed -Use) Development on the above - styled Property. •
The undersigned -represents Codina Development -corporation ( °Codina "), •
prospective developer of approximately 7 acres of land located at the southwest comer
of SW 66 Street and SW 57 Avenue (Red Road).
Codina hereby requests a district boundary change from TODD (MU -4) to
Planned Unit Development Mixed -Use (PUD =M), and concurrent site plan approval
for development of the Property. Enclosed herewith please find the 'requisite
application fee, City -of-South Miami, application fo rms;. proof of ownership of
-- plop €rtiesC�rye�satlfepropeit�; P�3tsliooii�e3ajin��blaad 'affid'aviprope ` ...- '
owner notification affidavit, common area report, and, copies of the proposed plans for.
the mixed -use development on the Property.
-173i60\21531% # 66')239 v 1
7126ID4 2:16 PM
BILZIN SUMBERG BAENA PRICE & AXELROD LLP
Mr. Don O'Donniley, AICP
Jbly2a, 2004
Page t
' Pursuant to the City's Comprehensive Plan.and Section 20- 3.7(e) (Planned Unit
Developments -PUD -M Mixed -Use); please notc.the following:
1. The property is designated for Transit - Oriented Development District
(TODD) (Flexible Height up to 8 stories) in the City s Comprehensive Plan. The
Comprehensive Plan provides as follows: .
Transit- Oriented Development District (TODD) (Flexible
Height•up to 8 stories).
The Transit- Oriented Development District is intended to provide
for the development of office uses, office services; office- related
retail, retail, retail services, and residential uses in multi -story and
•mixed use projects that are characteristic of transit - oriented
developments: Permitted heights and intensities shall be set forth
in the Land Development Code, including design standards.
Zoning regulations shall encourage development within the TODD
in coniunction with.limiting new development within. the Special
Flood ,Hazard Area. The City shall pursue an incentives program
forredevelopment including flexible building heights and .designs
standards to insure that responsible, effective and aesthetically
pleasing proj ects result.
'The proposed development, as depicted on the attached plans•prepated by
Wolfberg Alvarez & Associates, provides retail and residential uses (for rental) and a
mixeduse design that complies. with the spirit and letter of the Comprehensive Plan
designation for the property.
2.. The PUD -M Zoning District encourages complementary combinations ofuses,
including multi- family residential and commercial uses, within 1,200. feet from any
_ __. ��IYletioraiL• Station�L3zaye _enclosed�arLaerial� oto a h..irom:IYliamil?ade_C�un
which indicates an approximate distance of 1,092•feet between the property and the
South Miami Station of Miami -Dade County's Metroraia Corridor.
BILZIN SUM$ERG BAENA PRICE & AXELROD LLP
Mr. Don O'Donniley, AICP
JWy 28, 2004
Page 3
3. The PUD -M District permits multi- family 'residential dwellings, accessory
parking lots and structures, and retail stores:
4. The property exceeds the rninimum site area for a PUD -M development of 4
acres.
5. The proposed site plan features considerable pedestrian .access and a reduced
intensity of development along SW 66 Streef adjacent to the residential community to
the north The proposed intensity of development is compatible with the surrounding.
area; which includes the large FPL, transmission facility to the -west, •retail _and
industrial zoning and development to the south and southwest, and the higher- intensity
apartment and Metrorail facilities in the area.
Thank you for your consideration of this applicaiibn. .
.very truly, yours, .
Jerry B. Proctor
JBP:id
Encl.
c: ' Maria Davis, City Manager
CITY OF SOUTH MIAMI
PLANNING BOARD
Regular Meeting Action Summary Minutes
Monday, September 27, 2004
City Commission Chambers
7:30 P.M.
EXCERPT
I. Call to Order and the Pledge of Allegiance to the Flag
Action: The meeting was called to order at 7:38 P.M.
Action: The Pledge of Allegiance was recited in unison.
II. Roll Call
Action: Mr. Morton, Chairperson, requested a roll call.
oard members present constituting a quorum: o on, s—G"i son
Ms. Yates, Mr. Liddy, Mr. Comendeiro, Mr. Illas, and Mr. Mann.
Board members absent: None
City staff present: Don O'Donniley (Planning Director), Sanford A. Youkilis
(Planning Consultant), Brian Edney (Video Support), and Patricia E. Lauderman
(Planning Board Secretary).
III. Planning Board Applications / Public Hearings
Chairman Mr. Morton swore in speakers
PB -04 -015 (A)
Applicant: Codina Development Corp.
Location : 6600 -6640 SW 57e Avenue and 5757 SW 68`h Street
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF SOUTH MIAMI, FLORIDA, RELATING TO A REQUEST TO
Planning Board Meeting
September 27, 2004
AMEND THE OFFICIAL ZONING MAP OF THE CITY OF SOUTH
MIAMI LAND DEVELOPMENT CODE BY CHANGING THE ZONING
USE DISTRICT FROM "TODD(MU -4) ", TRANSIT ORIENTED
DEVELOPMENT DISTRICT (MIXED USE -4) TO "PUD -M" PLANNED
UNIT DEVELOPMENT MIXED USE FOR PROPERTY LOCATED AT
6600 -6640 SW 57 AVENUE AND 5757 SW 68 STREET; THE PURPOSE OF
THE ZONE CHANGE IS TO ALLOW CONSTRUCTION OF A MIXED
USE PROJECT CONSISTING OF MULTI - FAMILY RESIDENTIAL
BUILDINGS, RETAIL USES AND A PARKING GARAGE; SETTING
FORTH CONDITIONS OF APPROVAL RELATED TO THE
DETERMINATION OF CONCURRENCY; PROVIDING FOR
SEVERABILITY; PROVIDING FOR ORDINANCES IN CONFLICT; AND
PROVIDING AN EFFECTIVE DATE.
ACTION: Mr. Mann read the item into record. Mr. O'Donniley presented the staff
report. Mr. O'Donniley stated that the applicant is requesting a rezoning of a seven
acre property as legally described above in order to construct a mixed use project
including residential buildings, parking and retail uses with 409 dwelling units and
12,476 square feet of commercial space. According to the information submitted
with the application, the dwelling unit density will be 58.4 units per acre. The floor
area ratio for the total proposed project is listed as 1.54. The complex is be called
"Red Road Commons ".
He explained'the current zoning on the subject property is "TODD(MU -4)" Transit
Oriented Development District (Mixed -Use 4) Use District. The applicant is
-req o t' �,a____ h r__ ,t t_ PTTTI_ t_
Mixed Use. The current TODD(MU -4) Zoning District permits residential and
commercial uses, permits two stories in height and does not limit development with
a maximum floor area ratio or units per acre formula.
Mr. O'Dommiley informed the Board that the Planned Unit Development (PUD)
submission is to be considered in two parts. The first is a zone map change
ordinance, which creates the PUD -M on the City's official map. Issues such as
density, compliance with the Comprehensive Plan, traffic, parking requirements,
height of buildings, and concurrency are dealt with as part of the zone map change.
The second part is the applicant's request for approval by resolution of the PUD
master site plan. Specific issues related to building design, landscaping, and other
site plan features are dealt with in a companion item.
In addition, Mr. O'Donniley provided the following development analysis of the
project:
1. The LDC requires that an application for a PUD -M shall be for a project which is
on a site of at least 4 acres. The subject application is on a seven acre site. In
addition the development site must be within 1200 feet of the Metro Rail station.
The applicant states that the project site is 1092 feet from the Metro Rail station.
Planning Board Meeting
September 27, 2004
2. The PUD -M allows a limited number of uses which are listed in Section 20 -3.7
(E) of the LDC. It includes retail establishments and multi - family residential uses
being proposed by the developer.
3. The Red Road Commons project is an excellent opportunity for the City to
encourage affordable housing to be built. The developer should be required to
commit at least 5% of the units as affordable housing units.
4. In order to meet concurrency for recreational facilities the developer must
specify in a development agreement that within five years he will pay for or
produce 3.7 acres of land for public park or recreational purposes. Mr.
O'Donniley then reviewed a formula that can be used to determine the
concurrency costs.
5. The proposed rezoning is consistent with and supports the goals and policies of
the City's Comprehensive Plan. ( See No. 1, Development Analysis above).
6. A residential development at this location would take full advantage of being
adjacent to the transit station and within walking distance of shops, post office,
hospitals, restaurants and other amenities of the downtown area. The use would
also provide a transition between lower density residential to the north and
commercial development to the south.
7. The property is located in the Community Redevelopment Area. The rezoning is
consistent with the goals and objectives of the CRA and the "Hometown Plan Area
2 Report" which calls for mixed use development on this site. (p.33)
8. The proposed rezoning is consistent with the recommendations of the Zoning
Task Force for this site. In 2002 the Task Force's subcommittee on TODD carried
out considerable study on the district.
9. The traffic pattern from a residential development is generally more dispersed
through out the day and night and has less impact on peak traffic. Traffic analysis
of the current commercial development as compared with the traffic that will be
generated by the proposed residential development, indicates that the proposed land
use change may actually reduce peak hour vehicle trips generated by this property.
However, certain traffic operations and management adjustments will be addressed
in the review of the resolution approving the master site plan.
The Chairman then called upon the applicant to make a presentation.
(Applicant's representative) Mr. Jerry Proctor, Esq
Mr. Aris Garcia (Architect)
Mr. Marcel Morlote
Mr. Tim Plummer
Mr. Jeremy Shapiro
Planning Board Meeting
September 27, 2004
Mr. Proctor began his presentation on the request for rezoning and plan approval of
a Planned Unit Development (Mixed -Use) Development for the address 6600-
6640 S.W. 57 Avenue (Red Road and 5757 S.W. 68 Street. He added that Codina
Development Corporation ( "Codina" ), the prospective developer requests a district
boundary change from TODD (MU -4) to Planned Unit Development Mixed -Use
(PUD -M), and concurrent site plan approval for development of the property.
Furthermore, he stated that the PUD -M Zoning District encourages complementary
combinations of uses, including multi - family residential and commercial uses,
within 1,200 feet from any Metro -rail Station. He also indicated that the proposed
site plan features considerable pedestrian access and a reduced intensity of
development along SW 66 Street, adjacent to the residential community to the
north. The proposed intensity of development is compatible with the surrounding
area, which included the large FPL transmission facility to the west, retail and
industrial zoning and development to the south and southwest, and the higher -
intensity apartment and Metro -rail facilities in the area.
Mr. Aris Garcia the architect for "Red Road Commons," explained to the Board in-
depth the project's PUD submittal. He presented the site plan and zoning analysis,
numerous comprehensive floor plans, elevations and survey.
Mr. Morton then opened the Public Hearing.
Speakers:
NAME ADDRESS SUPPORT /OPPOSE
T� a TusYPr 6556 SW 70h Ter Supported
Mr. Tucker believed that this project can be beneficial to the community and that
the City will make this project work.
Jay Beckman 6520 SW 65 St. -
Mr. Beckman stated his concern for the protection of green space in South Miami.
Rev. Gregory Gay, Sr. 6461 SW 59th Place Supported
Mr. Gay, Sr. agreed with the project and was looking forward to having it in the
community.
Ed. O'Reilly 6640 SW 48 St. Opposed
Mr. O'Reilly opposed the application and did not support this project because of
the potential influx of traffic.
Larry Kelly - Supported
Mr. Kelly supported the application and believed that the project would benefit a
lot of people in terms of work for the residents in the area.
Yvonne Beckman 5871 SW 83d St. Opposed
Ms. Beckman did not agree with the building heights of the proposed project.
Planning Board Meeting
September 27, 2004
Beth Schwartz 6931 SW 62 "a Ct. Opposed
Ms. Schwartz urged the Board to consider the traffic build -up that may be caused
by this project and did not agree with the building heights for the project.
Mr. Morton closed the Public Hearing.
Motion: Mr. Comendeiro made a motion to recommend approval of the rezoning
request, subject to the following four staff conditions:
(1) The applicant shall execute a development agreement which must include the
conditions set forth below and in the staff report pertaining to the requested zone
map change and shall incorporate all conditions which may be adopted as part of
the approval of the project's PUD master site plan (the PUD Master Site Plan is a
separate item to be adopted by resolution.)
(2) The applicant shall include in the development agreement: (a) an agreement
that within five years the developer will pay for or produce 3.7 acres of land for
public park or recreational purposes. (see attached recreational concurrency
formula); (b) an agreement that 5% of the multi - family units constructed shall be
classified and marketed as affordable housing units.
(3) The applicant shall provide evidence of concurrency compliance by submitting
to the city the appropriate documents needed to prove concurrency with water,
sewerage, schools, and solid waste.
(4) The applicant shall provide to the city of title document for the subject
development site; the unity of title shall be prepared and filed in accordance with
Section 20 -5.16 of the South Miami Land Development Code.
Ms. Yates seconded the motion.
Vote: Ayes 6 Nays 1 (Mr. Illas )
MIAMI DAILY BUSINESS REVIEW
Published Dally except Saturday, Sunday and
Legal Holidays
Miami, Miami -Dade County, Florida
STATE OF FLORIDA
COUNTY OF MIAMI -DADE:
Before the undersigned authority personally appeared
O.V. FERBEYRE, who on oath says that he or she is the
SUPERVISOR, Legal Notices of the Miami Daily Business
Review fWa Miami Review, a dally (except Saturday, Sunday
and Legal Holidays) newspaper, published at Miami in Miami -Dade
County, Florida; that the attached copy of advertisement,
being a Legal Advertisement of Notice in the matter of
CITY OF SOUTH MIAMI
PUBLIC HEARINGS 3/26/2005
In the XXXX Court,
was published In said newspaper in the issues of
03/16/2005
Affiant further says that the said Miami Daily Business
Review is a newspaper published at Miami in said Miami -Dade
County, Florida and that the said newspaper has
heretofore been continuously published in said Miami -Dade County,
Florida, each day (except Saturday, Sunday and Legal Holidays)
and has been entered as second class mall matter at the post
office in Miami in said Miarnl -Dade County, Florida, for a
period of one year next preceding the first publication of the
attached copy of advertisement; and aftiant further says that he or
she has neither paid nor promised any person, firm or corporation
any discount, rebate, commission or refund for the purpose,
of securing t4H advertise _sue for publication in the said
newspape /7 iii/ )
Sworn to and subscribed before me this
18 day of MARCH , A.D. 2005
rer =ell � r➢a`'iM. ChatylHMatmer
O.V. FERSEYRE
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:RIENDS AND NEIGHBORS
at 11:30 a.m. SatUr-
rial Fund, part of the founda-
W Marriot Hotel,
tion, provides needed funding
I Ave.
for Miami's youth programs,
>ascdal Martinez
including those at the Y.
n Carolina Luria
The YMCA is one of sis
the event which
organizations to receive fund -
a "Cosmic Craze"
ing for 2005. The Y will use
trticipants will
the grant to provide sports
ldren from new-
scholarships for more than
years old wearing
150 youngsters between.the
n retailers includ-
ages of 4 and 17 from low -in-
and Jack, Bognar
come communities.
d, Boy-Meets Girl,
The grant targets Y recre-
'etitChoux,Oilily
atjonal programs including
an. There is a $50
flag football, soccer, basket -
a The per child
ball, karate and cheerleading
in the communities of West
ckets range from
Dade, Hialeah, Medley, Miami
i and tables of 10
Springs, Hialeah Gardens,
e: For more infor-
Virginia Gardens, Carol -City
for tickets, call-
and Miami Lakes.
,786 - 268- 1822.
Other grant recipients are
the Children's Resource Fund
4 MEETING
($8,500) to provide 45 special
omi chapter. of
needs children ages 3 -5 with
rill have its meet-
Music /Dance movement
at 8 p.m. April 11
classes and Karate; Perrine
:winds clubhouse,
Baseball and Softball Associa-
112th Place and
tion ($7,500) toward capital
.ail Drive,
improvements at Franjo Park;
peaker Barbara
Glades Baseball and Softball
subject will be
League, Inc. ($7,000) for field
ft.
and facility upgrades and to
e information, call
purchase uniform.shirts and
Hiss, 305- 274 -0197.
caps for over 300 youths;
Shake -a -Leg ($5,500) to fund
J TREATS
water sports programming
rman American
and supplies for individuals
of Greater Miami
with disabilities and for at-
annual luau from
risk youth; and the Boys and
iddight,April 16 at
Girls Club ($5,500) to provide
rse, 11919 SW 56th
more than 500 boys and girls
with uniforms, equipment and
ian chicken and
supplies at the Kendall Boys
all the trimmings
and Girls Club. For more
ffered and The
information "call toll free
will play for danc-
1 -877- WOW -YMCA
(1- 877 - 969 - 9622).
t is $10 and dinner
Dual $10. For more
If you have news for this
i, call 305.553 -8587 .
column, please send it to Bea
123:
Moss, Friends and Neighbors,
Neighbors, 7300 N. Kendall
SHIP GIFT
Dr., Suite 200, Miami, FL 33156
4CA of Greater
- orfax to 305- 671 -4350. Pictures
s been awarded
cannot be returned. Ifyou have
r Youth Sports
questions, call Bea Moss at
rs from the Kiwa-
305 -671 -4341 and leave a mes-
,f Miami's Youth
sage. Her e-mail address is
I. The Zee Memo-
Beaone @aol.com.
Kind ®f like a
weather report
for entertainment.
►L7
Subscribe t5 Be Serald bow.
.a I.:+ao-a>
YVs1i1w1s1
Torn between a Caribbean cruise and river
rind Travel Solutions in Sunday's Hera Id.
On Saturday, April 9, 2005, beginning at 9:30 a.m., in the City Commission
Chambers, 6130 Sunset Drive, the City Commission will hold at its special
meeting Public Hearings to consider the following items:
ADOPTING
RETAIL USES,
AN ORDINANCE CREATING SEC. 2 -26.11 ENTITLED "THE AFFORDABLE HOUSING ADVISORY
COMMITTEE."
AN ORDINANCE AUTHORIZING THE CITY MANAGER TO SIGN A TWO YEAR CONTRACT WITH
BELLSOUTH AS THE CITIES LONG DISTANCE SERVICE PROVIDER, GENERATING ESTIMATED
SAVINGS OF $12,000.00 DURING THE TERM OF THE CONTRACT.
AN ORDINANCE PROVIDING FOR LONG -TERM, MANAGEMENT AGREEMENT WITH MONTANA/
MCLEAN TENNIS, INC. FOR TENNIS SERVICES AT DANTE FASCELL PARK.
AN ORDINANCE ESTABLISHING A MORATORIUM ON NEW APPLICATIONS FOR ALL
DEVELOPMENT ORDERS, APPROVALS AND PERMITS FOR BUILDINGS IN EXCESS OF FOUR
STORIES AND ANY AND ALL RELATED APPLICATIONS FOR VARIANCE, SPECIAL EXCEPTIONS
OR OTHER ZONING CHANGES.
AN ORDINANCE- ESTABLISHING A NINE -MONTH TEMPORARY MORATORIUM ON THE
ISSUANCE OF BUILDING PERMITS FOR BUILDINGS THAT EXCEED A BUILDING HEIGHT OF
TWO STORIES AND 25 FEET WITHIN A DISTANCE OF 50 FEET, AND TWO STORIES AND 30 FEET
WITHIN A DISTANCE OF 100 FEET OF SINGLE- FAMILY RESIDENTIAL ZONED PROPERTY LINE.
SPECIAL NOTE:
Pursuant to Florida State Statue 1613227 Interested persons are advised that in addition to the
Information set forth above the proposed project will be built on a seven acre tract of land and
will have a dwelling unit density of 56.3 units per acre and a floor- area -ratio (PAR) of 1.54. The
estimated population density of the project Is 132 persons per acre. A copy of the development
agreement can be obtained at the South Miami Planning Department at the address shown
above.
A RESOLUTION FOR A SPECIAL USE APPROVAL TO LOCATE A GENERAL RESTAURANT IN THE
"SR HD -OVj SPECIALTY RETAIL HOMETOWN DISTRICT OVERLAY ZONING DISTRICT
SPECIFICALLY LOCATED AT 6860 SUNSET DRIVE.
Inquiries concerning the above two items should be directed to the
City Clerk's office at 305 - 663 -6340.
ALL interested parties are invited to attend and will be heard.
Maria M. Mengndez
City Clerk
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