11 RESOLUTION NO. _____ _
2
3 A Resolution to consider, approve, reject or modify a settlement agreement
4 between Metro South Senior Apartments Limited Partnership and the City
5 of South Miami under the Florida Land Use and Environmental Dispute
6 Resolution Act.
7
8 WHEREAS, Metro South Senior Apartments Limited Partnership ("Metro South")
9 sought rezoning of a portion of the property located at 6101 Sunset Drive, South Miami, Florida
10 which was denied by the City of South Miami ("City"); and
11
12 WHEREAS, Metro South made a demand for mediation pursuant to sec.70.51, Florida
13 Statutes, also known as "FLUEDRA"; and
14
15 WHEREAS, Metro South and the City have been engaged in mediation proceedings
16 pursuant to sec. 70.51, Florida Statute, which has resulted in a settlement agreement proposed by
17 Metro South; and
18
19 WHEREAS, the FLUEDRA Special Magistrate has reviewed the proposed settlement
20 agreement and he has recommended that the City approve the agreement. A copy of the
21 recommendation of the Special Magistrate and the proposed settlement agreement is attached;
22 and
23
24 WHEREAS, it is the obligation of the City to review the proposed settlement agreement
25 pursuant to sec. 70.51, Florida Statute, and to either reject it, approve it or approve it with
26 amendments.
27
28 NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY
29 COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA:
30
31 Section 1: The City Commission hereby accepts the development agreement proposed
32 by Metro South Senior Apartments Limited Partnership, at first reading. and if approved,
33 after second reading authorizing the City Manager to sign the agreement. A copy of the
34 proposed settlement agreement is attached hereto and made a part hereof by reference.
35
36 Section 2. If any section clause, sentence, or phrase of this resolution is for any reason
37 held invalid or unconstitutional by a court of competent jurisdiction, the holding shall not affect
38 the validity of the remaining portions of this resolution.
39
40 Section 3. This resolution shall become effective immediately upon adoption by vote of
41 the City Commission after its second reading.
42
43 PASSED AND ADOPTED this __ day of ,2013.
44
45
46 ATTEST: APPROVED:
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CITY CLERK
1st Reading
2nd Reading
MAYOR
READ AND APPROVED AS TO FORM, COMMISSION VOTE:
LANGUAGE, LEGALITY AND Mayor Stoddard:
EXECUTION THEREOF Vice Mayor Liebman:
Commissioner Newman:
Commissioner Harris:
CITY ATTORNEY Commissioner Welsh:
Page 2 of 2
MIAMI DAILY BUSINESS REVIEW
Published Daily 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
VICE PRESIDENT, Legal Notices of the Miami Daily Business
Review flk/a Miami Review, a daily (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 HEARING 9/16/2013
in the XXXX Court,
was published in said newspaper in the issues of
08/30/2013
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 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 discount rebate, commission or refund for the purpose
of securin IS adve 'se publication in the said
Sworn to and subscribed before me this
O.V. FERBEYRE personally known to me
B. THOMAS
Commission # DO 937532
Expires November 2,2013
I!oMod Thru Troy Fain In8U!8l'oC8 800-385-7019
FLUEDRA AGREEMENT
This Agreement ("Agreement") is made and entered into this day of
_____ , 2013, 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"), to implement a settlement
under the Florida Land Use and Environmental Dispute Resolution Act, § 70.51 Florida
Statutes (2012) (herein referred to as "FLUEDRA").
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 Developer timely petitioned for relief under FLUEDRA
concerning the City's March 20, 2012 action on Developer's application for a zoning
boundary change to rectify a split zoning condition on the Property, and the City and
Developer participated in a duly noticed FLUEDRA mediation commencing June 8,
2012, (which has been continued by mutual consent of the parties up to the present
time pursuant to § 70.51 (23)); and
WHEREAS, the referenced § 70.51 (17)(a) mediation resulted in a consensus
among the Developer and City Staff to recommend adjustments under § 70.51 (19) for
resolution of the land use dispute that would address the articulated concerns of the
both the City and Developer, and accordingly, the presiding Special Magistrate has
recommended consideration of this implementing Agreement by the City Commission
pursuant to § 70.51 (19)(c); and
WHEREAS, the Site Plan documents attached hereto and incorporated herein as
composite Exhibit "B" depict the proposed development alternative emanating from the
the referenced FLUEDRA mediation process and were submitted to the City on August
16,2013; and
WHEREAS, the City Commission finds that the Property possesses desirable
and requisite characteristics to accommodate the tiered design, 91 unit senior
apartment project depicted in the Site Plan documents attached as Exhibit B (hereafter
"Project"), and that the Project is consistent with the land use designation for the
Property under the City's Comprehensive Plan, and in keeping with the policies of the
Transit Oriented Development District ("TODD") in which the Property is located; and
WHEREAS, the City Commission acknowledges that the Project has been
awarded affordable housing credits by the Florida Housing Finance Corporation
pursuant to the application attached for informational purposes as Exhibit 0; and
1
WHEREAS, the City Commission finds that use proposed as the Project is
consistent with the MU-4 and MU-5 zoning districts applicable to the Property, and that
the Project is consistent with the City's Land Development Regulations except as to the
adjustments allowed pursuant to FLUEDRA, specified in paragraph 6 below, in order to
accommodate the proposed Project while alleviating design constraints and
undesirable aesthetic "canyon" effect in the neighborhood by virtue of the current split
zoning across the Property; and
WHEREAS, the Commission further finds that the Project facilitates the City's
request that the Developer provide more street level commercial space than originally
designed, and
WHEREAS, the Developer brought the actions Metro South Senior Apartments
Limited Partnership. v. City of South Miami (Case No. 12-cv-23240") in the United
States District Court for the Southern District of Florida (Federal Litigation) and Metro
South Senior Apartments Limited Partnership. v. City of South Miami (Case No. 12-
33670-CA-06) in the Eleventh judicial Circuit of Florida ("State Litigation"), as well as a
complaint with the U.S. Department of Housing and Urban Development (HUD File No:
04-13-0456-8, Title VI Case No.: 04-13-0456-6, Section 504 Case No.: 04-13-0456-4,
Section 109 Case No.: 04-13-0456-9) ("HUD Complaint"). The City and Developer wish
to resolve the disputes raised in the FLUEDRA petition, Federal Litigation, State
Litigation, and HUD Complaint through a mutually acceptable development agreement,
and 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 referenced disputes; and
WHEREAS, on September 3, 2013, the City Commission considered entry of this
Agreement at a public hearing, after publishing notice of same on or before August 23,
2013, and after Notices of Intent to Consider this Agreement were mailed on August 27,
2013 and September 4, 2013 to all property owners, as reflected on the current years
tax roll, lying within 500 feet of the Property (via certified mail to contiguous owners);
and
WHEREAS, on September 16, 2013, the City Commission considered entry of
this Agreement at a second public hearing, after publishing notice of same on or before
September 4, 2013 and after announcing at the September 3, 2013 public hearing the
day, time, and place of said second public hearing; 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
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:
2
1. 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, except Exhibit 0 which is attached for
informational purposes only (to reflect the conditions to which Developer
would be obligated upon entering into the land use restriction agreement
with FHFC that is required in the course of awarding affordable housing
tax credits, so that the Developer's obligations to FHFC run with and bind
the land being developed) and specifically referencing Section F. Resident
Programs, pages 17, 18, and 19 of Exhibit 0, setting forth Developer's
programs for its residents who will be future citizens of the City of South
Miami.
3. Intent. It is the intent of the City and Developer that this Agreement shall
be adopted in conformity with FLUEDRA and should be construed and
implemented so as to effectuate the purpose and intent of that Act.
4. 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 an assemblage of three contiguous
platted lots lying within the City's TODD boundary and zoned MU-5 and
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 applicable MU-5 and
MU-4 zonings, except that the following mutually beneficial adjustments
are allowed 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), along with associated common areas and 2,645
square feet of commercial space in the ground floor to accommodate the
City's desire to foster mixed uses and commercial activity at the street
level:
(a) A parking adjustment permitting a total of 136 parking spaces, 91 of
which will be designated for the 91 residential units (to be assigned in
the lease agreements) and 45 of which will be designated for visitor
and commercial parking with the commercial parking to be located in
close proximity to any commercial establishment on the ground floor
3
(including the covered, secure bicycle parking shown on page A2.01 of
Exhibit B).
(b) A height adjustment to the MU-4 zoned portion of the site to facilitate
the tiered design of the project increasing from 4 stories fronting on Sunset
Drive to 7 stories, and then decreasing to 2 stories (which contain 3
levels of parking) at the rear of the Project.
7. Site Plan Approval. Execution of this agreement shall constitute final site
plan approval for the Project, 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. Developer shall construct a loading zone on the S.W. 61 st
Avenue side of the Project in substantial conformity to the loading zone
depicted in the site plan and landscaping plans within Exhibits Band C,
subject to receiving all necessary permits or approvals from the City.
Developer shall timely pursue City approvals necessary for construction of
said loading zone upon execution of this Agreement, and shall make good
faith efforts to complete construction of the loading zone prior to occupancy
of the Project. Developer shall construct the loading zone by the latter of
occupancy of the Project or six months from issuance of all necessary
permits for construction of the loading zone.
8. Architectural Review. The Developer shall construct the Project in
substantial compliance with the color rendering in Exhibit B.
9. 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. Any concurrency requirements at the time of building permit
issuance shall be met within 5 years of the execution of this Agreement
unless extended by mutual written agreement of the parties, and the
following facilities will be provided concurrent with issuance of a certificate
of occupancy if issuance occurs sooner:
a. Parks I Open Space. Upon issuance of a certificate of occupancy,
the Developer shall pay the sum of $250,000.00 to the City in full
satisfaction of Developer's contribution obligations for parks / open space,
if any, for the Project.
b. 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
4
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.
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.
i. 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) as well as flashing
lights, subject to the City obtaining any necessary permits or approvals for
installation of the crosswalk within the public right of way or other similar
signal mutually acceptable to both parties. The timing of construction of
the crosswalk shall be independent from the timing of the construction of
the Project, however, Developer shall construct the crosswalk within six
months of the City obtaining and issuing all necessary permits under this
section.
10. Commercial Uses. The Developer shall make best efforts to recruit and
lease to a deli tenant as soon as practicable upon completion of
construction so that at least one deli restaurant shall be located in the
Project's ground floor commercial space.
11. Landscaping. Landscaping on the property shall be in substantial
compliance with the landscape plan attached hereto as Exhibit C
("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
5
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 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.
12. Construction Permitting. The failure of this Agreement to address a
particular permit, 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.
13. 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 Developer of the property
become tax exempt, the Developer 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 as
affordable senior and disabled apartments pursuant to this Agreement,
had the property or the Developer not received an exemption or discount
or had the Developer not become tax exempt. The Developer hereby
knowingly and voluntarily waive any legal right to claim a tax exemption or
discount contrary to this section but reserve the right to appeal or
challenge ad valorem taxes on other grounds not inconsistent with this
section. The provisions of this section shall run with the land and become
binding on all heirs, successors and assigns of the Developer. 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
6
for severability. A condition precedent to this 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. Due Diligence and Time of Essence. 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
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, as soon as practicable.
15. 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").
16. 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.
17. 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 covenant(s) 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.
7
18. Termination. The Developer may terminate this Agreement upon written
notice if building permits (or a building permit ready letter) for the project
depicted in Exhibit B are not issued by July 1, 2014 or if for any reason
beyond Developer's control it is unable to close on the purchase of the
Property from its present legal owner. The Developer may also terminate
this Agreement if Developer is unable to close on its tax credit equity
funding ("Equity Closing") before July 1, 2014 or if the Developer provides
written notice of its determination that Equity Closing cannot occur at or
prior to that time. This Agreement may otherwise be terminated by mutual
written consent of the parties for the initial adoption of a development
agreement.
19. Dismissal & General Release. Upon execution of this Agreement, a
voluntary dismissal without prejudice of the Federal Litigation and HUD
Complaint shall be filed, and the parties shall also execute a General
Release releasing one another from all claims prior to the date of the
General Release. The General Release shall not take effect unless and
until Equity Closing occurs. If Equity Closing fails to occur on or before
July 1, 2014, the General Release shall have "no force or effect and this
Agreement shall terminate unless otherwise extended by written consent
of the parties. If Equity Closing occurs, Developer shall, within 10 days of
the closing, dismiss all pending litigation with prejudice. All claims and
causes of action, pending and/or threatened, shall be released by way of
the General Release and each party shall bear their own attorneys fees
and costs.
20. Release by Developer. If the Developer achieves Equity Closing on or
before July 1, 2014, Developer shall at the time of Equity Closing execute
and deliver to the City a General Release of the City from all claims that
Developer had or may have had prior to the date of the release, in the
form attached hereto as Exhibit E.
21. Successors and Assigns. This Agreement shall be binding upon and
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.
22. 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.
23. Enforcement. In the event the Board or the Developer is required to seek
enforcement of the provisions of this Agreement, the prevailing party shall
be entitled to recover from the other party all costs of such action,
including reasonable attorney's fees.
24. Counterparts. This Agreement may be executed in one or more
counterparts, each of which shall be deemed an original.
8
25. 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.
26. 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 Project. All preceding discussions
pertaining to the development of the Property were had pursuant to law
and subject to full consideration by the City Commission at duly noticed
public hearings.
27. Notices. The parties designate the following persons as representatives
to be contacted and to receive notices, if any, regarding this Agreement.
For the City:
with a copy to:
For the Developer:
with a copy to:
City Manager
6130 Sunset Drive
South Miami, FL 33143
City Attorney
6130 Sunset Drive
South Miami, FL 33143
Metro South Senior Apartments
Limited Partnership
Mr. Donald Paxton
2206 Jo An Drive
Sarasota, FL 33231
(via regular mail and email to)
Amy Brigham Boulris, Esquire
Gunster Yoakley & Stewart LLP
One Biscayne Tower
2 South Biscayne Boulevard
Suite 3400
Miami, Florida 33131
aboulris@gunster.com
[REMAINDER OF PAGE LEFT BLANK. SIGNATURE PAGE FOLLOWS]
9
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
presence of:
Print Name: _______ _
Print Name: _______ _
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
Metro South Senior Apartments Limited
Partnership, a Florida Limited Partnership by
its General Partner, Beneficial Metro South
Senior LLC.
By: _________ _
Name: _______ _
Title: ________ _
The foregoing instrument was acknowledged before me this _day of ,
2013, by , as of Metro South Senior Apartments Limited
Partnership, a Florida Limited Partnership by its General Partners, Beneficial Metro
South Senior LLC., who is personally known to me, or who has produced ____ _
_____ as identification and who did/_ not take an oath.
Notary Seal
Notary Public, State of Florida
Print Name: _________ _
My Commission Expires: _____ _
*** NO FURTHER TEXT ON THIS PAGE***
10
Attested:
By:
Maria Menendez
City Clerk
Witness, ______________________ _
Witness, _____________________ _
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
CITY OF SOUTH MIAMI
By ____________________ __
Steven Alexander
City Manager
Approved as to form, language,
legality and execution thereof:
By __________________ __
Thomas F. Pepe
City Attorney
The foregoing instrument was acknowledged before me this _ day of ___ , 2013,
by Steven Alexander, as City Manager of the City of South Miami, on behalf of City
Commission, who is personally known to me.
11
Notary Public, State of Florida
My Commission Expires:
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• ZONING REQUIREMENTS • AlJTHORrTY HAVJ,"IG JURISDICTION ~ II to:l(lw.lZONNJ II lotOUU4lOSNG CITYOfSQIJTHLllAMlFlBUlDNGOEPAA'J"I.Em 13000(I8l.6lS5 ~ FORUM II.
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fIIOliTSElUAClC I! tlO!f: /lONE II ~IZIl'~QtiflflR.1 KlNE/2O'Qqm.FJI.! 2(llBFtORIOABUILONGcooe lO13FlCRlOAF1JQ.ANtCASCOOE.c INTERIOR DESIGN INC
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Rl*iTsa:mBAct I' NOM; rq II lI0II1 NOtE • PROJECT INFORMATION I 74~~~~~~~~
1+W9EROFSTORES 1.1 1-4ftRDA)' II l@OOWSESl ~~~o:.~~~::=~~~~r::= ", ~:;~~~~
1MXMJM1lEJifl' ! I n'q U'q.3(-3'pERDAr II 100'-'" ~N' NQN.lOAOaEAflrlGMETILSTUOf'li£RIORWAlLS ....... J""''''.''"'I0~ ... ...."
8U1DtlSflIOml.GE II BO-100'lt m II 100% 9~#o ~=~'::~~~:!.ooSOFTHEFAPHOLISP'roflCl'SHAU. !
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OCCUPA.~TYPE R~RESIOOOIAl/s.2STORAm:!I'ARICNGOOtAGE} i
• F'ARKlNG COUNT
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STRUCTURAtFAAME 2t~ 2HR I =~=:= ;:~;: t
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• TABlESOZR..I:QUmES2HREXTERIORWAUSJ,lOtroNORll-IANOWE5TI'RCl'ERlY I I SETOISTRBUTJONS:
UlES.2HOURWAU.SSHALLiEI'ROVlOfa). t :-=tj:;:o,.~
W OCCUPANCY & MEANS OF EGRESS (f!lC. CHAPTER 10) ! Z :::~~:=~===::
OCCUPANCYLCAO(S.,f.focc.) GROUP R.OORAACA 1 Il10 ___ _
RES\DENlW..UHrrs R--2 7OOSfJCY'..c. r -'1111 ~~-.. --
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• EGRESS REQUIREMENTS 1
OcwpW.lmId~f"BC.8u~TahlIlIOO4.1.1 ~
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lJ1 ~~.ijon'.IiII 2.~lt 200 IJ i ---_. __ .. _ .... _-;: ==1 1i: ~ = I ~··-ilii~~-==···=··-= .. = .. ·= 7'" ROIi60nlill 4~S PorAI.11 11 ~lTEDay:
~: == ~~~;: ~ ~ F§MPItr 11;372$
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Tlh R~tI:I.nU.1 11.765 200 <45 59 !
~ ~~ 5
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Naun~m;CODdJiIhD/IlIIdnImi!b<ftb1lt~!rtmI~pe!'FBCI~4.3 i
• INTERJORFINISHES (FSc. TABLE 803.9) i --------
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• SHEET NOTES 1
A !HISsrrEP1.ANISMEA.'iTTOSHOWRSATONSHIr'S ~ FORUM.
9'El'o'eNBUIl.I:!NGSnNSTTE.REfERTOSHEET I Al.02FORVNrr Mt(J>M)aUt.OJIIGNIOO
ARCHITECTURE &
B REFERTOAPl'RO\IEtIC['JlENGNEER"SSn'HVN ~ INTERIOR DESIGN INC ANCDETALSFORACTUAlBUllDINGlOO\llONS. i . .
~~~~:FlOORElEVAncms.1JT1l.mcS, 11'VH'lf'tG'~IJollCJ'Pl~
c ~=r~'f6:~:~::srreCT'S I 7~==:;-n:.t~~!;~
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o RE'FERrOSHEETA1!llFORSrreWORKGENE.1W. I J"........,....d\.wo...,... NO,,"
E ~~~Wv::o~~crJIW. !
:~~W~:;sPRJ:)RroSTARfOF i
F =::=!tr~~~ ~ BENEFICIAL Sl.OPE$SHM.l.tJOTEX~COI~ ! COMMUNITIES
• VICINITY MAP i ~J,..,<",M-o".,..,. .. n.:w1)t
I
!
! ,
Metro South
Apartments
$C\IlhMlumI,Fl
I JI'\f11MB.Blndt
ARO011224 ! S!!TDlSmJ8UTlONS:
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l A SHEETRE\IISlONS:
1 ~~rt~~~f~; 1. I~~===:
lI'ROJECTNO. 11-270!;i
SltePlan
A2.01
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• SHEET NOTES
A REFERTO~ErS"1.CIU.AtC5fOR
CONSTRUCT1ONASSE~1ES
B REFER TO STRVCTtIRAL OAAWINGS J:OR Sl.J.8
OIMENSIONS, CONCRErEWAll C~PN5M10 _.os
C REFERTOSHEETSM.l1THR.OUGHA9.J1JOQRDOQR
1 WNOOW SCHEOULES 1 CETAlS
o REFER TO ENlARGEO .lJ'AATMEW" l.W'!'Pl.ANS on
UHrrPlA~SHEETSA5.GMS.7.4
E me:m:~1OR SlABS SHAU.I!ESlOI'EOTOOAAN
AWAYFROMBOLOJIl6SMAX.2%U.N.O.
F REFERrosuu.OINGB.EVAT1ONSFORACCENT
R.'RR.ooTAAEMlANOWN...Ln"?E5
G A1.lw.u..W1.YC!:tlNGSSHAI.lBEATr~·A.F.F. ",""
.KEYNOTES
or tOWWAU.·WHlGH
02CCLU~PER~1YP.
03 42'"HJ;;HXa'O,",-GAlVANtzEDANOPAlNTEl1STEEl
COtiCREiEF\U.B)BOU.AAOWlTHPVCCN'PER
1 FORUM. I ARCHITECTURE & t INTERIOR DESIGN, INC.
il'\JlH<M)l~'~
I 1~::~~~~: I -:::~E)
!
I
! BENEFICIAL I ~~~~~>m1 1------I STRIJCTlJII.A!..
til PREFABRICATED MESh SCReEN GUA!tt) 1
Metro South
Apartments
os A\\INlNG~0VE/a8.0WpEREl..EVAT!mI5 !
06 SEOJRffYGA.1EwmlCARDACCESS 1
07 GARllGEVENTLOUVERPEROETAl. I
08 BI<E STOAAGE!W:I( rnR t4 8l<ES MINMJM ,
09 somr"TT.rM,F. ! South Mt.JmI,Ft.
10 MlOVklemeAI.ARMHORNsmoscs~tHtSUNIT
fi;RRECtRn:Al. I
• GARAGE OPENINGS
NO~~~nl\l~t:ll~OI'ENtHGSTOsE t
A r..t'x~'..,.Cl'ENJK;,SUAr:r.a'A.F.F, i
B ~~~=~ILl.HEISHTVARlES.RmRTO f ,
c: 8'..t')(.4'.f'OPENING,SIl:.1.U'~'A.F.F. ~ J~ogo~i~~
o ~4'..r)(8'.f'~GARAGEenm"1EX!T I SETOISTReVT1ONS:
E r.a'X3'.o"OPENJfG,5C.A.TS'4'AF.F, t ::::.' ,,~~._ .... _ ..... _ .... _--_.-
F 1rQU-8'OPEt:ING,SkLAT:r-8'N'I. i ~=-. ~==.---.:==---::
• GARAGEOF'ENING CALCULATIONS
PEftFl!C406.J.3.1
FlRSTFlOOlt:
~-!Ilr.iO"
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ROOR2A: ~ERI""ETER·563·.(I"'
GAAAGE PEJUt.lETi:RWA1lAREA _4,&8 •• 71151.
REQUlREDOPENINGAAEA.S37.&eS.F.
PRCMlEDOPENtlGAREA _1,1981 SF.
REQl1lFIEOlENGrnOFC~1NGS·m.2"
PROVIDED lENGTM Of OPENtIGS • ~a.28'
Fl.OOR2B!
~ERIMmR·5t7..a·
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'l ::~~+tt~::::~~-·::.::::=:::=
I =n:::::~~~~~~
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1 PROJECT NO. 1.,,,7S5
Basement Plan
A5.05
""t., I)()I,I!:mcw~J'\N<'t; ,
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------
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(2) First Floor Plan
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1 1
1 1 . I' ~ 1 1 II :I</~ = £1 'i',' .: : ,'-1____ "
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1 1
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I I , 1
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1 1
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• SHEET NOTES
A REFEltTOSHEETSAlM&A1.C51=OO
CONSTRUCTIOHASSE!.t8t.1ES
B RE!'ERTOSTRIJCT1JRALOAA\VlNGSFORSI.A8
OJAet<SlONS. CONCRm WNJ.. OIM0lSIONSAHO
OPE"'"
C REFERTOSHl:ETS A9.11 THROUGH AeJ1 FON.OOOR
& \WIOO'.vSCliEDUlES 6 DErAlS
o REFERTOENlAAGEON'AATMENTUMTFtANSON
LlNTrPlANSHEtrsMJ,I-AS,7"
E ~LEmRIORSLASSsw.LleEStOPE0100RA1H
AWAY FROM BUIlOlNGSt.Wt2f,U,N,O.
F ~TOallfLONG 9.EVAllONSfORACCWT
FURR-OOTIlREASANOWAl.l.TYPES
G All HALlWAYCEUK'..sS!W.l8EATT./I"A.FI. un.o.
• KEYNOTES
01 lOWWAU..4"'NlGH
02 COllJl.C.lPERSmUCTUIW..TY!>,
OJ ~:rHKlHX!'O"-GALVANlZEOANOPAWTalSTEEL
CONCRmFlllE06Ol..l.ARDwrrHP'IICCAP PER
STRUC11JRAL
m P\W'ASRlC4TBHESliSCfIEENGlJARD
(Ii AWNlNG.ABOVE/BB.OWPSRB..EVATJCWS
oe: SECtJRrrY~IEWI11lCARC.4CCESS
07 GA.RAGC'-CNlLOlIVERPEI'lDETAt..
08 BKESTOAAGERACKFOItI4Bt<ESMINMJM
C8 SOFFI'TATN'A.F.F,
10 PROWlEFfREAl..ARMHORNSlROBeSk>lfHlSU»IT
PERElEC1ruCAI.
• GARAGE OPENINGS
NOreSLOPE TO>' ANa BOnOM OF ~ TO BE
p..w.uaWITHSlABSI.OPE
A G-8'X.f-8"OPENING.SllATf-a"MI.
B 3'.o"U.o'OJ>ENNG,SUHElGHTVARIES.REFERTO
81JR.OlNGElEVATIOOS
C r-8"u-(·~G.sa.LAH'.tTA.F.F.
o '2('.JI'Xa'~OPENr;G.GAAAGEENmVIEXtT
E .. .a'XJ'-8"OPEllING,SUAT!i'..t'A.FF.
r: fl"..Q"X.4'..TOPENt:G,SUAT3'-a"A.F.F.
• GARAGE OPENING CALCULATIONS
PERFSC<tOe.3.3.1
&.rn&'f~.ETER"5er'llr'
GARAGE PERWEl'ERWALl,/lRfA _ 4.73&.38 S.r.
REQUlitEtop&''lNGAAfA-&oI7.GeS.F.
PROVlOECCFemGAAEA,·S&4..6S.f.
REQl1IRE.OL(NGTHOFOPENINGS w'nlS!
PROVIOEOlENGlH OF OPENINGSwm.96'
R.00A.'1A:
~aER·56J'.Q"
GARAGE PE10lJETERWALLAAEA .~,68a'.nl5~r.
REOUIREDOPENMOAAEA_931.96 S.F.
PROVICEDOPElmGARE.\"1,~.1S.F.
REOUlREDLE~OFOFaO:NGS·mZ
PFWVIOEClENGlHOFOPEl'WGS"281.2S'
FlOOR2S;
~1METER·S1Z'.a'
GARAGE PERIWBCR WAlLAAEA" 4,1j'OAI! S.F.
IU:.QL'lRriCOPENINGMEA-IlS(.CIISF.
PROVlOEOOP~GAAEA·',na]Sl.
RfOl.lIREDlENGlHOfOPEN:NGS"205.06'
PROVlllEOlENGTliOFOPENINGS" 27~~5'
!FORUM. l ARCHITECTURE & t II\ITERJOR DESIGN, INC,
tl'lNNlll)l~INn:a:Dt~
I 7~~"''''\!O'''_.''''''!I'' I _~."nI01
i ~:~:;~~ j _J'~~~
I
1
! BENEFICIAL
1 ~~~'!~"::~~m1: i-------i I Metro South I Apartments
I SOuth M1omr,Fl
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I' .J'''.±'j . .,,,,,,,,,,_ .. _. __ ._ __ 'ilII[!<. 1 .,,~.~.~_ .. _ .. _.
II i PRO .. 1ECTNO. 11"z7D5
FIrst Floor Plan
A5,10
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llNfl'PUN SHEETS AS.81-AS}4
E AUEX1'ERK:lI>.SlAeSSHAlLBESLOPEO"OOAAN
JoYlAY!'itOM BUI-DINGS w.x.2.% U.N.O.
F REF~ 10 BtJII.OM> EtEVATIONS FOR ACCENT
FUAA-O'Jr AREAS AND WAU. TYPES
~ ALtHAltW"yca.."GSS}W1BEATf.-A"MF,
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• KEYNOTES
Of W't"lW,ou·+r'HIGH
Q2 C(JWWlPERSTRIJCJ1..RAI..lYP.
OJ ~Z'1-flGHxrctl..G.I.lVANtlEDAtmPA:NTEDSTEEI.
CONCREreA.:..EIleou.AROwmfP'VCCAPPER
>ffiliC1\JR.\l
~ PR6'AII~lCDMESHscmENGIJARD
C!I AWNlNGA1JCNE/Il6.CWPEA6.EVATlONS
oa SECURINGJlfEV!mlCARCACCESS
C1 GAAAGEVENTtOWERPEROETAIl
C! BlKESTOAAGER.\CII:FCRM'!IIKESMJONUU
n~ &lfFrrATr':-M.F.
10 PROWlE~m:~HORNsmoSESt-IlIiISUNrr ''''''ECIReAl
• GARAGE OPENINGS
NOTE: SlO~ TOP RiD 8OlTOM or OPENINGS TO BE
PARAU.a WTTH SLAB StOPE
A f.rX~·.roPENtlG.SUAT3'.a"AF.f.
9 :r.qX3'.o-OPENriO.SUHl:IGtITVAAES.Rf;~E'RTO
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C 8',s·U.f'OfIENm.SU .... U.qA..F.F.
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F lT4'U..rOPENNG,5liAT3'-3"A,I-1.
• GARAGE OPENlNG CAlCUlATIoNS
PERFBC41l6.3.l.1
~"~8'.10"
GARAGE P91JMETERW.lU.AAEA.-U3!.36 Sf.
REOt1IREDOPENIIroAAEA·~TDJU.
PROVICEtla>ENlNGAREA-w.lSSF.
REOUIfIEO tEliGlll CF OPENINGS -11151
I'ROVICEO~GTHOFOPEnINGS -22S.96'
-4.M9.'19S.F.
s.F,
rs.f.
REOutREOLENGlM CF OPfNJnGS -2252'
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• SHEET NOTES
A RfF8nO~EETSA1,(l4"''''.osFOR
CONSTRucrO~ASSI::MBt!ES
a REFER TO SlR'JCnlfW. DRAW~.tCS rOR st..lS
OlMENSIONS.CONCRaEWAU DI!.AENSIONS AND op,",'"
C REFalTOSflEEiSA9.11THROOGl{NlJlfORtlOOR
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E AltEX'tEROR.S1.A8SSHAUSEStOfEDTOOAA~
AWAYFROUSU1.OlNGS IAAX.Z""U.N,O,
F REfERT081;ILOliGElEVATIONSFORACCEN'T
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G M,LHAU.WAYCEItINGSSl'I.oIJ.lBEATT-6"AU.
U.N.o.
• KEY NOTES
nl LOWWAU·U'~
02 COLUMN PER STRUCrufW., 'tYP.
03 .(:rHIGHX8"O\o\.GA\.VANIZEIlOOPAlN'TEDSlEEL
CCNCRElEFIU..HlSCli.l.AAOWlllirIlCCN>PER
STRUcnJRAl..
04 PREfA6fo:::ATWMESHSCREENGUAAO
05 AWNIliGMlOVEfBaOWPERaEVATIONS
00 seCURIrYGAIEWffilCARtlACCESS
D7 GAAA~\lENTLOWERPERDETAl
08 BIKESTOAAGERACKFQRI4Ser.E$l.!tlt.ItJLf
cg OOf:Fl1'ATT-2"A.FI.
10 PROVtlEFREIII.AAM\iClRHSTRODESt</THlSUNtT
?eREleCTRlCAl
• GARAGE OPENINGS
NOTE: SLtll'E TOP .4m) eOTTOM or O1'EN1NGS TO ae
PARAU.ElwmiSlAllSLOPE
A 8'..rX.4'.s"~.SLlAT3''''''AfF,
B UIX3.a"om .. tlG,SUHEICHTVAAlES.REFER10
BUlDNGaEVATONS
c 8''''X~'.rOPENIiG,SUAf,('4'A.F.F,
D 24·qX8" .... OPamG,GAAA~EN1'RYiEX!T
E I'.rX3'.(J·oP£miG,SLLATS' .... AJ'F.
F tr.a' Xf.a" Of'ENIHQ,S\LAT3'.a"A.FI.
• GARAGE OPENING CAlCULATIONS
PER FlIC406.3.l.1
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GAAAGEP'ERl!.a'ERWA!..!,;\REA·~.73U8s.F.
RfQIJ1REOOPENING AAEA*9-1r.usl.
PROVIDeD Cl"ENNG AREA -9!N.6S.F.
REQUIREO tEIIG1H OF Of'£NjI<K;S -'m SY
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nOOR2A:
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PROVlDEO lENGTH OF CPENNGS .. 2811..28'
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8 Third Floor Plan
• SHEET NOTES
II RfFERTOSHEETSA1J)4&A1.0Sl'OR
CONSTRUCTION~IES
B RfFERTOSTRIJcruAAt.ORAwtlGS~S1..AB
DMENSIONS. COliCREiEWAU. O~ANO
OPENINGS
C ItEfERTOSHEETSA9.l11'H.~OUGHA9J1FORIl00R
'WINOOWWfEDt.'LESUlETALS
o REFERTOENlAAGED.IJ'AA"fMa.iUNrrF\.ANSOtJ
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AWA.YI'ROMBU~<;S!MX.2%U.N.Cl.
F REFER TO BVl..ONG ElEVATlONS fORM:CENT
FtlRIWJT~~WAlL TYPES
G AlUW.lWAYCEWGSSHAUI'IEATT.a"AU.
U.N.o,
• KEYNOTES
01 LOWWAll-44"H!Gt(
02 COLUMN PER 511tUCTUlW.., TY?
OJ .u"HIG!{XS"DII..GAlVANlZEOANOf'AImEDSTEEL
CONCRET'EFlt.EDBot.I.AROWlTHI'VCCAPf'et
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04 PREFABRICATEDMESHSCREENGt.I.ARC
os AWNWGABOVElaElOW~ERaEVATONS
OE! SfCURITYGATEWllliCARDACC::;:SS
01' GARAGEVENTtOWERI'CRCETAIL
oa BKESlCAAseRACKFOR"'Bt(ESM~MJI,I
W SOFFlTATi-rAF.F.
10 I'IIDVlIJEFlREALARlllOORNSlROeESlMnnSUNfT
PERElEC1RlCll
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jl'\Nol'lN)l~I~1:I::N:H
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A REFERl'OSHEErSA1~&Al.05FOR.
CON3TRUCTIONASSEMBl~
B REFEl'lTOSTRlICllJRAlOAA\'VINGSFORSlAS
ClMENSIONS, CONCRETE WAlL OIMeNSlONS IaJ
""""'"' C REFmTOSH~TS~D,11THROIJGHM.31FOROOOR
& WINOOWSCHEOIJlES & OETAts
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F REFERTOSl.lILDINGELCVATIONSFORACCSiT
FUAA.ol11" AAEAS ANI) WAll TYPEs
G ~UW..1.WAYC&l»GS$HAl.lBEATN·AU,
U.N.O.
• KEY NOTES
01 LOWWAlL·U"HIGH
O~ COllJMN I'EJ!: S'TR\JCnJ1W., TYP.
03 .Q"H1G!X8"O~GAlVAN~M'tIPAM'EDSlEEt
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STRUCl\JRAl
001 PlW'A9RICATEOMESHSCREENGIJ.-RO
C5 AWNl!iGfoJIOVE/aaOWPERaEVAT!O/-IS
ce SEOJRIIYCATEWffilCARDACtESS
07 GNlAtlEve.'TlOVVEFU'EROETAl.
08 BDQ;STOAAGfRACKfORWBR<ESMlIVdUM
W SCFFrrATT-<'A.f.F.
10 FROVDEFREALARMHCJru.lSlROseSlNrnlStl"lT
PERaECTRICAl
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Fourth Floor Pian
AS.14
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• SHEET NOTes
A REH;RlOSliEETSA1D4IoA1.05F01!.
CONSTRUCTION ASW.IS~IES
B REFERTOSTiI:UCT1JAAl.Of!A~GSFO~S!.AB
OIllENSPNS, CONCRm WAll OIYENSIONS AND
""",'os
C REFERTOSHEE.TSA9"1~OIJGHA9J1FOROOOR
& WItlOOW SCHtUUlES & WAGS
D REi'ERTOENtAAGE)A?AATMEtlrOOrrPlANSON
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E .al.texn:A.!ORStMSSHAUllEstO!'EOTOORAlN
AWAY !'RON BUlotK>,.<;MAX..~'/.U.N.o.
F ~.EFERTOVJI!.~GEL.rvATt:>NSFORAccem
FUAA-oIJ'T AREASAHOWAU TYPES
G All H.6U.WAYCElI.lNGS sw.u. BE Af 1'-6" AI.f.
tJ.N,O.
• KEY NOTES
C1 lm'r'wAU.-44'"HIGH
C2 CO!.UIJNFERSTRIJClURAt TYP.
C3 42"HlGl-IX!"'l.'-GALYANlZEDANlJPAM"EllmE1.
CONCRETEFUEOaot.1.AAOwrrn P\!CCAP'PER
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415 A'NWNGABOVEIB8.0WPfREl.EVAT1ONS
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or GARAGE'welT~FERDETAA..
O! BD<ESTORAGERACl':FOR"'8~MtlNUM
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1G PROVI>EFIAEAl.ARMKORHSTROBESINTHISUNrf
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Fifth Floor Plan
AS.iS
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i~I~I~tIDOf
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! BENEFICIAL I COMMUNl!lES
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01 LOWWAlL.44'H!GH
02: COlUlfflPERS1RUrn1lW..TYP.
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CONCRETE FUJ:D SOUA=m 'Mlli PVC CAP FER
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04 PREfAllRlCl.TEDMESHSCREENGUARC
05 oI.\'mt/GASQVEJesoWf'ERELEVATlONS
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01 GoWGEVWTLOtJVeRPEROETAl.
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09 ${lmrATr~AF.F.
10 PROVlOE FIRE AlARM HORN STROBES IN nHs UNIl'
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f~r~rtmRlllOODl
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A REfERTOSHEETA1,03FORGENEAAlNOrES
B REFERTOSHEET.SA~.04&J,,1.05FORCONSTRUCTION
~llES
c REffRTOSIeTSA9.111liRQUGI{~.31FORI>00R
.4lIDWlNDOWOE"TAlS
o ()!:\IENSlONS}MlWAU TYPESNOiEDON
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.KEY~OTes
01 Sl1JC1;OWAltFINISHPERASS9Jf!LY,lYP.
(12 11f2"'NI!:ESnlCCORMALACCESSORY.lYP.
PltOVDESEAl.ANf ATE~ TE'W~noNS.
03 cot.'TROi.JOm,T'fi>~'M1EREVE.RT1OJ..I01NrS
MEETHORIZOh'TAtJOMS ORWWOWS,OROOORS,
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ABOVETiiSMCRSECllOO
04 PR!:-fABR/CA.tElAlUMGUAAOlW..wmlOPEH
lorIESHIN11U'oIJoIfts,TYP.
05 HORIZONTAtROUERWtIDO\VWITH INSECT ScnttN,
1YP.
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01 PRE.fAS!l.lCA.lEDAlUMINlI~StmS)W)E, TYP.
os Al~STORErRONTSrslEM
09 FlUStlPANaDOORPERSCHEtllllE
11) META!.PAlW'CTCAPA .... OOECORATlVERAlSEO
SlUCCO TRIM BAND, TYr.
11 METAL PAAAPET CAP, TYP.
'12 PREFA9RlCA1'EDMESHSCREENGU~
13 STUCCOllWAamo
'\.iST'ONEvaeR
15 Al11MNlJUrnru.ts PER lANOSCIJ>E AAOllTeCT
11 I' Hi i I ~ :;..;;-----T==lt~t;;:;+-~+~'!ml~ Prntos10:P :; , ; b---::==""''''
1=1--I--~ ~ -1=1~r=ll~1 t=~ i ~-+",=tt1-ttt-----
LJ I I ~---:J=-J~ ~~~ ~ -'--L~ ~ ti L I---j ---f-=-~~ "," rr0r=r::? T ",r~~-'r-' -'r' ----
t --rt -C1~"I" ------
i==',.=jr--11-=1=·1=-=-1=-=-==,·=-1===_·1_'"'''''"''''·1 f-=-=+ t·!W'''W''!!!!=l=m-:-....... -==+-'"-9-=-+=lE3t-=i--=t-----
South Elevation
S.W. 72r1cj St. (SunIlO! Orlvo) 118'''1'~
I FORUM. t ARCHITECTURE & t INTERIOR DESIGN, INC.
1~1~11'C1!l'\DR00I)M
I 7~o~~~~Ea I -~:::~
I
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, :etIIJ..r.oflfl .. Ih_1l.:lm1
!
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I Soull'lMIam~n
I
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l~~e~
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I A SHEETREVISIONS;
Ir-~
I -----------------!==---------
1!"'ITED"!' ~ lPROJECTNO, 11·2195
i
! ------I ~ Exterior Elevations 1----! A6.11
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• SHEET NOTES • KEY NOTES
A RSfER.TOSKEET,,1,113FORGENERAi.NOn:S 01 S'l'UCCOWAllFlNlSIiPERASSEMBtY. TYP.
8 REfERTOSHfETSA1,~t.Ai,Q5fORCONSTRUC11ON02 l1f2:WIDESTlICCOI\MALACCESSORY. TYP.
ASSEMBlIES PROVllESEAI.JJoi1'ATE~TERMIW.TlONS.
c REFER TO SHEETSA9,11 TH:R0lIGHA9.:31 FORDOOfl; OJ CO~OlJONT.TYP~mEREVERTlCA1.JO'MS
»00 WIHOOW DErAlS I.£ET lforuromAl JOlt.iS OR 1I'IliOOws. OR COORS.
ffiOVlDESfAl.JJITINVEFiTlCALJOINTSEXltNOJNG o OIMENStONSNQWALllYPESNOTEDON ABOYElllEINTERSECTlON
ELEVATIONS tlIJlCATE AREASOf' ACCENT
ru\R-ouTS,REFERTOSEcmNSFORAOOIi!OtW. Of PR1;4"ASRfCATEDAI,WGUAftOR,qWIrHOPEN
;ifORWlTlOK MESH h'FUPANRS, n'P.
OS 1iD'UZ000Al RGttER WlNOOWwmi INSECT SCREEN,
TYP.
0lI !'Da:OWiNOOW,ni".
07 PflE-tAM1CATEO AtVMtIUM SUN S!WlE, TYP.
~ ",ltJWGV.ss STORfFROKT SYSTEM
09 FLUSHf'mELDOCRPERSeHECliLE
10 ME'['AlrAfW'ETCW'ANOOECOAATfVERAtsro
srucco~ BAND, m.
11 METAl. PARAPETCAP. TYP.
12 PREFABRlCo\TEOMESHSCREENGlJAAD
13 SnICCOl'RiMBANO
14 STONEVENEER
15 AlUMlHUMiR8J.ISPERLA"«lSCAPEARCHrTECT
1GALIIM1NUMcv."F,\SCI.\,
11FAl,SI;BAl.CONY·PRE-FABRIc.-.TEDAlL .... JliCMWITH
O?ENMESHNR.I.PoW"dS
l' GAAAGEemtY
19 mASHCHUlECHI.lNEY
~----+t !TH~-~-Fr t-'1~~J ~frn t--0-01-----------
~--------t t t 1=l---·i~~~;----+---~ r-·~Ifl-j=_~=t~t= IT5·-~·t-'=-[f~!1------------
"~----"---__ I i:t ~ :t t= ' HL!:::::::J I =1= L!:::::::J I -----L l!.=!J 1= t I rT-··-----~d>·------I -dr-rrnrT oJ I--mrr rn 1l1Ifl---BJ-= -0 -0 ------------
=r==----r-T=---=r= ~------------
DOli
~Ww-
~rf",""
-----------------------------
G) East Elevation ,/8' .. ",,.
S.W.n!PltAVtlnlf<'1
I FORUM.
( ARCHITECTUR.E & t INTERIOR DESIGN, INC,
I~'~t~
I 7~~=S~~~iE i ,~::=1
I
I
! BENEFICIAL t ~~~~~~.\ttll i------
I
! ! Metro South
1 Apartments
I . f SouthMln:r1I,Fl
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I~~~c.==
j =;~'i:;;':=::==:::::
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121S~~~ I A SHEETREVlSIONS:
ill I
!
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~ EDITED BY: I PROJECT NO. 11':795
Exterior EleVations
A6 .. 12
§
~ ~ ,
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'1
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I ;
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(TYPICAlTHLS
ElEVATlON)
-$l~--~j-~.~~ ... J£tn~51rm~ -t== *-~-"'-'-'---f-~ -t= --} ----=-=t--=--=-i----=1= -~--~ .--+
~----t ==-* ~ -i== --;'=:::::±-i= t= t _ ==t -~ -'::::::'---t= -=t_+-=-t
~.ffi;-----t-----~--=-t=-=--i--~=f-=-=_t=.;,------~t~ =jo:-=-i-N"II!"'" +---=I-=---~----+
~---\===-1= ~ --~ -r--------=-~+1-----=+ t~=-==1
(2) North Elevation
• SHEET NOTES
A. REreRTOSMEETAl.OJFORGENEAAlMJTES
a REtcR.TOSIiEETSA1,(J.f&Al.05fORCO~1JCTlON """'"'S
C REFERTQSHE£T$AS.llTHRol1GHAtI.31 FOROOOR
.lHDWlNDOWOETMS
o OIMENSIONSmJW,I,l.l TYPESNOTEDCN
ttEVATIONSlNOlCATEAAEASOF.ACCl:NT
Fl.'AA-ClJTS.R8'ERTOSEtT1O~RJRAlIDI1IONAl "'_11ON
• KEY NOTES
01 sruCCOWAl.LFIHISOIPERASSEM8I..Y.TYP.
1i2.111TWlt:ESl1JCtOREVEA!.AC'CESSQRY,TYP.
PRCVJ:lE~ATElIDTERM",",mNS.,
o.l eoNTROlJOM.T'l'Pwl'<'HEREVERJlC~JOMS
MEETHOfUZONTAlJatmoRWr.IOOI'IS.OROOORS.
PROVDl;SEA1.ANTINVERT'ICM.JOlNtSexn:NO~
ABOVEllIE~
04 PR&;ABlOCA.lEOALUMGlIAADRA1WTT1iOl'EN
IJ.ESHINFllP"'*lS,rr?
os KORIZONTAl..ROlJ..ERWNOO\'iWffillNSECTSCREEN. TYP_
00 Fo:EOWlNOOW,TYP.
OT PRE-FAlIRCA1EOA1..UMtlUMst/NSHADE, TYl'.
(IS IolUMIGI.ASSSTOREfRCl'iTSYSlB!
09 R.USH PAIiEl DOOR:>ffi SCHEOUtE
~a IdETI\lPAAA?ETCAJ>RlJOECOAA11VERAlSEb
S11JCCOTRIMBAND.'M'.
~1 M8'AI. PAAA?eTCAP, ro.
n PREFADRICAT8:IMESHSCRSENGUARD
13 STUCCOTRJI,ISAND
f.( STONEVENEEII
15 JJ.WIfU,fTR8.1.tSPER I..ANOSCAPEAACHITECT
IS AUJMNJMCLAD FASC1A.
17 FAtSESAlCONV·PRE.fASRtcATEDAlUMNJMWTlH
OPEN MESH tnl PAliEtS
18 GAAA3EENTRY
19'1'f!AStiQIIfJ'ECHIMNEY
fFORUM. t ARCHITECTURE & ! 1NTERIOR DESIGN. INC.
i~'~'~1lCDt
I 1~"""'010""""","''''II'' ._'f"I1O •• n~7~1
~:~~TmO,!4~ i --::.~~
!
I
I BENEFICIAL I COMMUNITIES
~o.MD!,,"s-..'t.S.m
I
l I Metro South I Apartments
I i Soll!" Mbm1, FL
I
I
I
! ,
I Jf'IITlosB.Btnek
AROO11214 I SETOISTRIB'JTlONS:
i ~E!E;~;~~;
,~----I~~~
t··.lm!l..I-~bo:-lIQ!~,:r<l.~· __ _ l-r--------
}-A SHEET~"VISP:_,ts:
I· -I-~ ------j---_._._--
II
IpROJfCTNo. 11-.:795
Exterior Elevations
A6.13
~
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I
" 1
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"
• SHEET NOTES • KEY NOTES
A REfERTOSHEETA1.roFOR(,,~NS'W.NOTES 01 SruC:COWAU.F1NISKPERASSacaLY, ro.
B REfERTOSHEETSA1,Oot&Al.osFORCaNSTRU~G2l1IZ'W1DEST'JCCOREVfAl.ACCESSaRY.1'l'f>.
ASSEMBUES PROVIlESEAlAHl""TEWOTERMINATlONS,
C REFEfno SHEEiS ...0.11 THROUGH M.31 FOR DOOO 03 CONTROL Jam. TYi' _ WHERl; VOmCALJOINTS
ANJM'lDO'I'.'DETAUl MEErHCIUZQIffAl, JOt4TS em WIllOWS. CR COORS,
PRoVtt SEAJ.ANfINVERT/OAlJOIhTSEXTENDlNG o OIMENSlONS ANO wm TY'PES NOTED ON ABOVE THE r.'TERSECTJQW
'"-r=
EtEVATlONS NOICATEAAEAS OF ACCENt"
FURR-o\IlS. RI:FERTOSI:COONSFORAOOIl1OWJ.. 04 PRE-FASRCA.TEDAlUMGUAAORAL wmiOPEN
1NfORIMTiON MESHINFllPANEtS. m.
=
lIS ~\lONTALROliER\ffl:lOW'fflTHI4SECTS~EEN. "".
OS Ft<EtlWINOOW,TYP.
or PRE-fASRD.TEOAlV",MlMSUNSHADE, TY?
08 Al.WGlASS STOOEfROHTsYSTE.'J1
09 FLUSHPANaDOORl'ERscteutE
10 MCTAlPAfW>ETCAPNlOOECORAilVERAlSED
SlUCCOTRIl4BANtl.TYP,
11 METALPAR.APETCN>,T'iP,
12 FREFAmllCAr.:DMESHSCRe9lGUARO
13SnJCCOTR~1WID
1 .. STONEIJEHEER
15 Al.UlJlN'JMnla.tJSFtRI.AlmSCIJ'EAACH1T'E:CT
16 AltJl.'INUM a.AC FASt"
11 FAlSEBAlCONY_m..fASRICATEOAlUlAtJlJMwtrH
()f'EN Melli tlFl.L PANas
18 GAAAGE ENTRY
111~CtlIJTECHII.INEY
n I ~--------C::+-==1'= -. ~. -~-==t:-~ ~ =\=-~~ ----~
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-i>r.f,;;---------t.=.=.-!-=.=+-~=~ ... -7.-! .. -~-4-=+-=~-t-=-=-*-"'-···=4-~! ~ /1t,-...... m·R-m.
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---~ ------=--f<J
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+;------1 -----..J --0----'---'==_-t~ ~ t I~_-__ . ___ , ~d-.~--~~~:::~~~·:~-=IC::._ ... _ ... __ . ___ _
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-'""'-
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III Exlnting P;U'king Slruc!uro! Modlenl Ollleo 118"-1'.()"
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t SouthMIDm~R.
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iPRMCHIO. 11_,195
Exterior Elevations
A6.14
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rnrn I rn rn I rn rn ~rn tL1!lLIII
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"*1;;-
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otCourtyord
~
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~ ___ ~_L~ __ ~L~-t-
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, -I
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#' o North Elevation
olCovr.ynrd
~ ~
~ [IJ [[l rn rn ~w ill ~---~--~.-... --... --... -----' .
ill ',.', rn rn , ill ,_._ ... _._.w. ______ ._.,,_. ___ , __ .__ __._._.,,_,,_ ~
ill rn bId rnlrn rn
---,,-----,,------~--... -----~
~ ill W ~ rnjU
llmr:
~~
#' o West Elevation ,,,'.,'q "'-
~ -----'-1-+--, rn! . rn ~~[, , ,.......:---rnUUrnwrn --]fl rn -.--rn -6i rn' 4l!k-
~ --r---+---+--------r---rnlW rn IB bId -w., 1 __ ._ •••• _._._+_111_ __
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• SHEET NOTES
A REfEi<TOSH:ETAf.03FOflG.!:NERAl~Oru
B REFERTO~Al.c4&A1.05FO!\CONSmtJCTION
ASSfMBl:ES
C REF'ERTO$HEE'TSAII.l1'1l1ROUGHAa.)lFCROOOR:
ANtI W\N!Xm' DETALS
o OIlol&.'StoNSANQWAI.\. TYPES NOTSI ON
ELEVAnONS 1I'll1C4Tt: MlJE)S OF ACCCNT
FV'AA.(lUTS. RmRTOSECT1OIlSFOR.-DOrTiONAt
lHFORM"TIOtI
_KEYNOTES
01 STVCCOWAlLrnlSHl'ERAS$EMlRY,TYP.
62 tl!2"WlOESlUCCOR~ACCESSORY.lYP.
PROVDES~ATOOTEl'lMlNATlONS.
03 CO.\'TROLJOm.'TYP~WHEREVERnCA1.Jom!l
MEETHORIZONTALJa~TSOitwtmows. OR DOORS.
PROY[JESEAlAliT!NIJER.TICAlJOIhTSE(TENO~
.-J!OVETI!SWTe'!SI;COON
04 Nl.E-FAlIRlCArEDAlll!.lGUARDRAlVtmlOPFtl
MESH INft.t l'ANE1.S,TYP.
(IS HORlZONTAl..ROLlEfIwrroOWWITiiJlSECTSCI'IEEN, "".
Q!lf't(EDW!I>.'OO'N.TYP.
07 PRE-fABRlCATEDAlU"-lNJMSUNSIOOf. TYP,
O! AlUMlGl.)SSSTOREFRONTSYSlEM
~ FlUSHP.ANElOOORI'CRSCHEOOlE
1n METAlPNW'CTCAPANDDECOAATlVERAISED
STUCCO TRNBANO, TYP,
11 MErAlPNlAPETCAP.TI'P.
12PREfAIIRICl.lEOItIESijSCRfiENCtIARD
13 S1\ICCDT"U.lsmc
'1-4 STONEVENeER
1~ ,J.,LlIMIHUt.tTRElllSPERlAtIDSC\PEAACHlTEC1
,6A1..IJMINWCLADFASa-.
11FALSEQIJ,CON'(-PRE-fMiRlCA1'EDAl,llMINUMWIlii
OPEKWi9iINFllPANElS
n GAFt,t,GEemtY
1elRASliCH'JTECHJ.\NEY
jFORUM.
! ARCHITECTURE &
~=:~~~ I i l~t::;:=~E1 I ":::=~1
I.
I BENEFICIAL I COMMUNITIES
::SW,l.,>.otoloo!lt,,_~n.ml' 1------
l I Metro South
1 Apartments
! I South Mbm!, Ft
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1~~ '-'""ttEE i ~i~=~_~~-::
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&-------I A SHEETREVlSIO~:
H=====~ i~i=-----·--·-·--
Fi=---=---:
s=-=-::--:.~ ~---.. ---:
~~~:=. \::j:::::~::::::=::=::
Y: I tRo..'ECTNO. 1[·2795
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!------I i Exterior Elevations
! ! A6.15
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SITE FURNISHINGS
nlEaASS'IC·TI\.I\SH Bll'ISAIO
ASH URNS BY OLmAAltT srONE
Ol\EQ\1AI.
0.JSI'0lII BalCH'BYOUTV..\!\T S'I'!lN& 1HlS IS
JU5T R:m REfERfNc:E"TliE mEW BE 1N5TAtl.ED
IS WE 5TAAI'QiT BalCH wmI SAME1'Il'E OF
l.OO1(OIlEQI.W..
TYPICAL SECTION ALONG
STINSET DRIVE & SW 6ist AVE.
... _--
, ~ :: j;;
'i!
COLONAoe Parkina this l-eve! .. 31
OR-ARCADE ' ~I ~.;;..;...--~~---.....,
Me:dIterranean-Square.lRectangl es
/Im!lm' +.~,_,..w. >';"''''~'.'' 1 .~l'CI\iHUl ," .. <_:
SCALE: 1/8·'=1' .. O~
CONCEPT0NE
tr.1
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SCALE: rs't ~ 1'..0" scALE: ll;" -1'-0'
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.HARDSCAPE PLAN
SCALE: 1/&" ... r-O~I
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ERl>B' FIRST SUBMITTAL "_:;r.:b.taW. ~ Il -_ .. -.. oj
JUNE'29, 2012 l?'s'li1mM"'
EXHIBITD·
Universal Application Page 1 of27
2011 Universal Application
Multifamily Mortgage Revenue Bonds (MMRB) Program
HOME Investment Partnerships (HOME) Rental Program
Housing Credit (He) Program
Part I. Applicant Certification
The Applicant must proVide the properly completed and executed AppRoant Certlfioatlon and Acknowledgement form behind a tab
labeled ''Exhibit 1~.
Part II. Applicant and Development Team
A.Applicant
1. Indicate !he Corporation program(s) applied for in this Application (see Applicallon Instructions for permUted program
combinations):
Compellfive He Only
2.. Applicant Informaiion:
a. Name of Applicant: Metro South Senior Apartments Limited Partnership
Street Address: 2206 Jo An Drive
City: Sarasota
State: E!.
Zlp:~
Telephone: 941-929-1270 x110
F<lCSlmile: 941-929-1271
E·Maii Address: dpaxfon@Penefiola!cDm.com
b. Federal Employer Identification Number: 27-4518841
If not yet obtained, provide a copy of the completed, submitted application for the Federal Employer Identifioation Number
behind a tab Il!beled "Exhibit 2".
Form Key: 37D
o. Is Applicant a legally formed entity qualified to do business In the stale of Florlda as of the ApplicaUon Deadline?
.~
ONo
ProVide requIred documentation behind a tab labeled "Exhibit 3".
d. If applying for HC: Is the Applicant a limited partnership or limIted liability company?
.~
ONo
e. Is the Applicant applylng as a Non·Profit organIzation?
o Yes
eNo
If "Yes", the Applictlnt must respond to questions (1) and (2) below. If"No", skip Non-Profit status questions and
proceed to question 3. below.
(1) Provide the following documentation for each Noo-Proftt entily:
(a) attorney opinion leUer behind a tab labeled "ExhIbit 4"; and
(b) IRS determination letter behind a tab Itlbeled "Exhibit S".
(2) Answer the follOwing questions:
(a) Is the Applicant or one of its general partners or managing members Incorporated as a Non-Profit entity pursuant to
Chapter 617, Florida Statutes, or sImilar state statute If Incorporated outside Rorida?
Last Updated: 12/612011 9:46:54 AM
https:/lapply.f1oridahousing.org/AdminlPublicApp Viewer.aspx? AppNumber=2011-128C 12/512012
Universal Application _ Page Z of27
o Yes
ONe
If "No','is the Applicant or one of Its general partners or managing members a whollY-<lWned subsidiary of a Non-Profit
enlityformed pursuan!1o Chapter 617, Floricla Statutes. orslmnar slate stalula lfinoorp,orated oUlside Florida?
aYes
ONo
(b) Is the Applicant or one of Its general partners or managing members a 501(o){S) or 501(0)(4) Non·Prollt entlty ot Is
the Applicant or ona of lis general pa~rs or managing members a wholly-owned subsidiary of a 501 (0)(3) or 501
(0)(4) Non-Profit enUty?
QYes
ONo
(0) Does, the Non-Profit entity have an ownership Interest. either directly or IndIrectly, In the general paMer or general
partnership Inlerest or in the managing member ot the managing member's Interest In the Applicant?
o Yes
ONO
If''Yes'', state the percentage owned In the general partnership or managing member interest: %
(d) Percentage of Developer's fee that wlll go to the Non-Profft enOty: Ofo
(e) ProvIde the descrlption/explanatlon of the role otthe Non-Profit entlty behind a tab labelecl"ExhlbiI6".
(f) Provide the names and addresses of the members of the governing board of the Non-Profit entity behind a tab
labeled "Exhibit 7".
(g) For each Non-Profit entity, provIde the articles oflneotporaHon demonstrating that one oflhe purposes of the Non-
Profit enlity is to foster low-income housing behind a tab labeled "ExhibitS".
(h) Year Non-Profit enUty was incorporated (yyyy):
(i) Is the Non·Profit enlily affiliated with or controlled by a for-profit entity within the meaning of Section 42(h), Internal
Revenue Code?
o Yes
ONo
If''Yes'', state name of the for-profit entity:
3. Provide the required information for the Applicant and for each Developer behInd a teb labeted "Exhibit 9".
4. Contact Person for this Application:
First Nama: QQn
Middle Inltial: Y:i
Last Name: Paxlon
Street Address: 2206 Jo An Drive
City: Sarasota
State: FL
ZIp; 34231
Telephone: 941-929-1270 x110
Facsimile: 941-929-1271
E-Mail Address:dpaxton@beneficialcom.com
Relailonship to Applicant: ~ger of General Partner
5. If Applying for HOME: Is the Applicant applying as a CommunIty Housing Development OrgBnizaflon (CHDO)?
OVes
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If "Yes·, stale CHDO Name:
and provl!leihe required informallon behInd a lab labeled "Exhibit 9·A It.
a. Development Team
1. Developer or Pnnclpal of Developer:
a. Name of each Developer Qnclucle all co-Developers):
Rli Beneficial Development 11 LLC
b. General Experience
(1) For each experienced Developer. provide an executed Developer or Pr!hcipal of Developer Certification form, behind a
lab labeled "Exhlblf 10", certlfying to the required experience wHh ihree (3) completed affordable rental hOUsing
developmenls, as outlined In the Instructions.
(2) For 6:;1ch experienced Developer, provide a prior experience chart, behInd a tab labeled "Exhibit 1 O~', rellectlng the
required information forthe three (3) completed affordable rental housing deVelopments.
(3) Foteach co..!)eveloperwilhout ihe requIred experience, provide the requested Informalion behind a tab labeled ''exhibIt
10".
c. HOl,Ising Credit Development Experience
(1) Has a principal of the Developer completed at least three (3) HOUsIng Credit developments as outlined In Part 11.8.1.c.
or
(1) of the Instructions?
.~
ONo
U"Yes·, provide a prior experience chart. behind a tab labeled "Exhibit 10", renecting the requIred information for the
three (3) Housing Credit developments.
(2) Does a Prtncipal of the Developer meet the criteria regarding all Competitive Housing Credits received from Florida
HousIng and all non·compelfUve Housing Credits received from Florida HOUSing to be used in conjunotion with SAIL or
HOME, as ouUtned in Part II.B,1.c.(2) oftha Instructions?
or
QYes
ONo
If ·Yes", provide a prior experience chart, behind a tab labeled "Exhibit 1 0", renecting the required Information for the
applicable Developments.
(3) Has a Principal of the Developer completed at least 1,000 HousIng Credit unUs in the state of FlorIda as outlined In Part
II.B.1.c.(3) oftha Instructions?
QYes
ONo
If "Yes", provide a prior experience chart, behind a tab labeled "EXhibit 10", reflecting the requIred Information forihe
applicable Developments.
2. Man"gement Company or prinCipal of Management Company:
Form Key: 370
a. Provide the executed Management Company or Princlpal of Management Company Certification form behind a tab labeled
"Exhibit 11".
b. Provide a Management Company's or principal of Management Company's prior experience chart behind a tab labeled
"EXhibit 11".
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3. General Contractor or qualifying agent of General Contractor:
a. Provide the exeCiUled General Contractor or Qualifying Agent of General Contractor Certlficafion form behind a tab labeled
"Exhlbit 12".
b. Provide a prior experlence chart, behind a tab labeled ''Exhibit 12", reflecting the required informs'fion for the two (2)
completed developments.
c. Florida General Contractor Ranking Preference
(1) Domlclle Category-
or
(a) Is the principal office of !he General Contractor or qualifying agent of the General Contractor localed In the atale ar
Florida?
and
.Ves
ONo
If "Ves", indicate which party meets this criteria:
o General Conlractor
• QuaUMng agenl CJflhe General Contractor
(b) Do a majority of the principals and fjnahclal beneficiaries of the General Contractor or quanfying agent of the
General Contractor (as defined in Part 11,8.3.0.(1 )(b) of the Inslructions) reside in the slate of Florida?
eyes
ONo
If "Yes", indicate which party meets this crtlelia and provida a list of the princlpals and financial beneficiaries of the
applicable party (General Contractor or qualifying agent) behind a lab labeled "Exhibit 12".
o General Contractor
• Qualifying agent of the General Contractor
(2) Substantial Experience Category-
Has the. General Conlractor or qualifying agent of the General Contractor completed at least five {5} Developments
using funds eilher provided by or administered by Florida Housing as ou1l1ned In Part 1I.B.3.c.(2) of the InWucllons?
.~
ONo
If "Yes". provide a prior experien~ chart, behind a tab labeled "Exhibit 12", reflecting the required infol1"llation for Ihe
five (5) Florida Housing funded "Developments •.
4, Architect:
Provide the executed Archltect Certification form behind a tab labeled "Exhibit 13".
5. Attomey:
a. MMRI3 Applicants -provide Ihe executed Attomey (MMRB) Certification form behind a tab labeled "Exhibit 14",
b. He Applicants -proVide the executed Attomey (He) Certification form behind a tab labeled "Exhibit 15".
6. Accountant:
Provide the executed Accountarrt Certification form behind a tab labeled "Exhibit 16".
7, SelVice Provider (Assisted living Facility (ALF) DeVelopments only);
B, ProVIde the executed SelVlce Provider or Prlnoipai of SelVlce Provider Certification form behind a tab labeted "Exhibit 17".
b. Provide a Service Provider's or principal of service Providef's prior experience chart behind a tab labeled "Exhibit 17",
8. Guarantor(s) Information (MMRB Appncants onfy):
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Provide the Guarantor Information Chart behind B tab labeled "Exhibit 18".
Part 111. Proposed Development
A. General Development Information
1. Name of proposed Development Metro South Senior Apartments
2.. Location of Development Site:
Form Key; 370
a. County: Mlaml,Dade em
b. Adaress of Development Slle:
Select question (1) or question (2) below and provide the applloable information. If question (2) is selected, the Applicant
must also select eUher question (2)(a) or quesl10n (2)(b) below and. if question (2)(a) is selected. the name of the city must
be stated.
(1) • The following address has been assigned by the USPS:
(Address Number and Street) 6101 Sunset Drive
(City) South Miami
or
(2) 0 The address has not yet been assIgned by the USPS:
and
(Street Name and closest designated Intersection)
(a) 0 The proposed Development Is located Within the city nmits of:
(Name of City)
or
(b) 0 The proposed Developmenlls located wlthin Ihe unincorporated area of the County.
c. Win the Development consist of Scattered Sites?
ayes
eNo
If "Yeri', for each of the Sc;aUered SUes. provide the Address, total number of unIts. and the latitude and longitUde
coordinates behind a tab labeled "Exhibit 19".
d. Does the location of the proposed Development qualify as an Urban In-Fill Devetopment, as defined In Rule Chapters 67-21
and 6748. FAC.?
.~
QNi}
If "Yes", to qualify as an Urban In,FIII Development for purposes of this Application. provide a properly oompleted and
executed Looal Govemment Verifioatlon of Qualification as Urban In-Fill Development form behind a tab labeled "EXhibit
20".
e. Does the Application Involve a site with an existing Declaration of Trust between a Publlo Housing Authority and HUD?
o Yes
_No
If "Yes", to be eligible for the Proximity Tie-Breaker Tier 1 Soore boost the Applicant must meet the critetla outlined in Pari
III.A.2.e. of the lnstruc!lons and provide the required documentation behind a tab labeled "Exhibit 20".
f. Does the proposed Development quanfy as a Public Housing Revitalization Development?
o Yes
.NO
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Form Key: '370
If "Ves", to qualify as a Public Housing Revitalization Development for purposes of this Application, the Applicant must
meet the criteria outlined in Part IIl.A.2.f. of the Instructions. and provide a properly completed and e;xecuted Local
Government Certification of Publio Housing Revltall<:ation In a Local Community Redevelopment or Revitalization Plan
form behind a tab labeled "Exhlblt 20".
g.15 the proposed Development being revitalized utllizlng HOPE VI funding?
o Yes
Ob!Q
If "Yes", to qualify as ~ HOPE VI Development for purposes of this Application, the proposed Development must meet the
requlrc:ments set out in Part 1II,A,2.g. of the Instructions and the Applicant must proVide the required documentatlon behind
a tab labeled "Exhibit 20".
h. Does. the proposed Development qualify as a TOO Development?
aYes
ONo
If ''Yes", to qualify as a laD Developmentfor purposes of this Application, the proposed Development must meet all of the
criteria oumned in Part 1II.A.2,h. of the Instructions and thE! properly completed and executed local Government
Verification of Qualification as a TOD Development form must be provided behind a tab labeled "Exhibit ZO°.
I. Is proposed Development located In Ihe Florida Keys Area?
o Yes
_No
J. Local JurlsdlcUon:
(1) Name of local jurisdiction where Development Is located: South MiamI
If Development is located wllhin a munlclplillity Qncorporlilled city, town, or vmage) the municipality must be specified.
(2) ChIef elected officlal of jurisdiction:
First Name: PhDip
Middle Inlflal: K
Last Name: Stoddard
'Title: Mayor
Street Address: 6130 Sunset Drive
City: South Miami
. State:E1
Zip: 33143
Telephone No. (including area code): 305-663-6338
k. Compelitlve He and non-competitive He Applicants must complete questions (1) through (4) below:
(1) Difficult Development Area (DDA) and Qualified Census Tract (OCT):
(a) Is the proposed Development located In a DDA, as defined in Section 42(d)(5)(8)(iiQ, IRe, lils amended, or in the
2012QAP?
eVes
ONO
If "Yes", Indicate whIch DDA: Miaml-MiamiBeach-Kendal, FL HMFA
(b) Is the proposed Development located in a OCT as defined In Section 42(d)(5)(8)(it), IRe, as amended? .. ~
ONo
If "Yes", indicate QCT Number: 12086007603
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Form Key: 370
and provide a copy of a letter from the local planning office or census bureau which verifies that the proposed
Development Is located in the referenced QCT behind a lab labeled "Exhibit 21 ".
(oj Iflhe answer to question (1)(a) and/or (1)(b) above Ie "Yes", Is Ihe propose(l Development the first phase of a
multlphase Development, as define(lln Part IU.A.2.k.(1)(o) of the Instructions?
QYes
ONo
(2) Is the Applicant applying for Housing CredItS for eligible acquisition expenses?
o Yes
ONo
If "Yes", answer questions (a) through (9) below;
(a) Isfare the bulldlng(s) acquired or 10 be acquired rrom a related party?
QYes
ONo
(b) Name of prevIous owner:
(e) Relationship to Applicant:
(d) Dale Development Originally placed In service (mmfddJyyyy):
(e) Pate end oost of last rehabllitatlon:
(mmfddlyyyy)
$
(f) Describe acquIsition facts and clrcllmstanCll$ relative to Sectlon 42(d), IRe (,,1 O-year rule"):
(g) Is a waiver of the 1 O-year rule being sought by the Applicant?
o Yes
ONo
ExplaIn why or why not
(3) Will this Development receIve hIstorIc Housing Credits?
QYes
ONQ.
If "Yes", what amount of historic HousIng Cr.edits will the Develop~ent receive?
$
(4) Is the; AppJicant applying for Housing Credits for eligible Rehabilitation exPenses? .
DYes
_No
1("Yes". what is the estimated qualified basis in RehabUitatlon expenses per set-<lslde ullit wIthIn one 24-month period
for the building(s) beIng Rehabilitated? $
I. Applicants requBstin\j MMRB (with or without non-competitive HC) and AppOcants requesting non-competitive HC only must
provide the properly completed <lnd executed Surveyor CertificatIon of Development L.ocation Point for MMRB and Non-
Competlllve HC form behind a tab labeled "Exhlbil22'.
m. Applicants requesting HOME must answer Ihe following questions:
Will the proposed HOME Development be located In Alachua County. leon County, or Sarasota County?
QYes
ONo
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If''Yes'', complete (1) or (2) or (3) below, as applicable:
(1) Alachua County DevelopmelOts -Is the Development looated within Alachua County, but outside the boundaries of
Incorporated Gainesville?
QYes
ONo
If "Yes·, provide the required leiter from Alachua County behind a tab labeled "Bxhlblt 22-A".
(2) Leon County Developments -Is the Development located within Leon County but outside the boundaries of
incorporated Tallahassee?
QYes
ONo
If "Yes", provide the requlrad letter from Leon County behind a tab labeled ''Exhibit 22-A".
(3) Sarasota County Developments -is the Development located within Sarasota COlmty but outside the boundaries of
incorporated Sarasota?
OVes
ONo
If "Ves", provide the required (elter from Sarasota COUnty behind a tab labeled "Exhiblt2Z-A".
3. Deyelopment Category:
a. Select one category: New Col1struclion (where 50% or more of the unils are new construction)
If selecting New Construction or Rehabilitation (with or wllhout Acquisition). to be considered for a Rental Assislam:e (RA)
Level other than RA Level 6, provide. behlnd a tab labeled "Exhibit 23". the required Information. as ouUined at Part
1I1.A.3.a.(1) of the Instructions.
If selecl1ng Redevelopment or Acquisillon and Redevelopment. the Applicant must meet the required crilerla !;lnd provide •
. behlnd a tab labeled "Exhibit 23", the required Information, as ouWned at Part 11I.A.3.a.(2) of the Instructions.
If selecting Preservation or Acquls!Uon and Preservation, the Applicant must meet the required oriterla and proviae, behind
a tab labeled "Exhibit 23". lhe reqUired Information. as outlined at Part IIIAS.a.(S) of the Instructions.
b. Does the proposed Development meel the requirements to be considered to be concrete construct/on?
.Ves
ONo
c. If applying for MMRB, will each residential building consist of two (2) or more dweUing units?
o Yes
ONo
4. Development Type: High Rise (a building comprised of 7 or more stories)
5. Number of buildings with dwelling units: 1
6. Number of Units In Proposed Development:
a. Total number of units; 91
b. Indicate which stalement applies to the proposed Development
• The proposed Development consists of 100% new construction units.
o The proposed Development consIsts of 100% rehabnJlatlon unlls.
o The proposed Development will involve the following quarrtlly of both new construction units ai1d rehabilitation units:
new construction units
and
rehablli"tatlon units
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c. Total number of rental assistanoe units·: Q
• The number 01 units tIlat recelveand/or will reoelve PBRA. Ace enWor other rOm! of kmg·term len tal eS1llsta~. as applloable. will be U$ed 10
determlhl> Ih~ Applieatio~'l: RA Level 0Ia961603llon. as oullined In part '" A.a.e. or the IhstrUCllons. and must be $la\cd In the Application by 1he
Appllcallon D~adllne wlthout the abUIly to "cure", as outlined In Part III.A.6.c. Of the 1000rucl\ons.
7.UnltMlx:
l~i==J=:11
E_JI:=1=~
C~JI
I II:=~:==~ L_.JIL..-_
8. Previous UndelWrlllng:
a. Is thIs Development currently being underwrilfen or has it been underwritten previously by sny Credit Underwrlter under
contract wilh Florida Housing I=lnance Corporation?
o Yes
eND
If "Yes", Identify the Credit Underwriter or stale "unknown":
b. Is there an existing LURA and/or EUA on any portion of the proposed Development site?
o Yes
eNQ
IPYes" • answer the following questions:
(1) If the Appncant is requesting Competitive HC, does the proposed Development meet one of the permitted
excepl10ns outlined In paragraph 67-48.023(1)(c), FAC.?
QYes
a No
(2) State the name of tf1a Development as reflected in the recorded LURA and/or EUA;
(3) Slate the Zip Code of tf1e existing Development:
9. Development Status:
Form Key: 370
a. Has the Weirk proposed in this Application commenced?
o Yes
eNo
If "Yet". were building permits or site development perm~s required?
QYes
OND
If Yes, when were the permlls Issued (mmlddfyyyy)?
If No, when did the work commence (mm/ddfyyyy)?
b. Has the work proposed in this Application been completed?
OYes
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eNo
If ''Yes'', when were the certiflcates of occupancy issued (mmldd/yyyy)?
If certificates of ocoupancy were Issued on more than one dale, provide a listing of the issue-date for each certificate
behind a lab labeled "Exhibit 24".
c.lf the proposed Development Ihvo\ves any rehabilitation work. are any of the existing units currently occupied?
o Yes'
QNo
d.lf the work proposed in this Application is not yet complete, what is the anticipated pJaced-ln-service date (mm/ddTyyyy)?
1213112013
10. Proximity (Appncalions Requesting Competitive HC):
Form Key: 370
NOTE: Appficatlons that achIeve a total Proximity Tie-Breaker Score of less Ihan 20 points will only be considered for funding
under the appllcabte circumstances outlined In Section 6. of the Ranking and Seleclion CriterIa section of the Instructions.
a. All Applicants seeking pOints for T ransi~> Tier 1 and Tier 2 services must provide the properly completed and execufed
Surveyor Certification for Competitive HC Applications form behind a tab labeled "Exhibit 25".
b. For proximity of the proposed Development to the closest Development latltude and longltude coordinates Idenlffied on the
FHFC Development Proximity List (Ihe List) (Ma>.dmum 10 TIe-Breaker Points), Indicate Which oflhe following applies (Items
(1)througll (8) below) to this Application (Applicant may make only one selection even if more than one applies to the
proposed Development):
(1) e The proposed Develop/venlla lpcated in a Large County AND Ihe location of the proposed Deyelopment guaHfied
as an Urban tn-Fitl Development at Part IlIA2.d. of the Apol1callon AND either !be Rroposed Development a> does
not qualify as a Set-AsIde locallon A DeveloRmem gt Part III.E, i_b,m of the Application, OR (i!) qualifies as a Set·
Aside Location A DevelopmentAIIID is classified as RA Level 1 or RA Leve! 2'.
(2) 0 The proposed Development is located In a Medium-Large County AND the location of the proposed Development
(I) qualified as an Urban In-Fill Development at Part fltA2.d. of the AppDoatlon and (IJ) Is classified as a DDA andfor
aCT as outlined in Par! 1II.A.2.k.(1)(a) and/or (b) of the Application. Addftlonally, the proposed Developmenteilher
(i) does not qualify as a Set-Aside loclltlon A Development at Part III.E.1.b.(1) oflheApplicatlon OR (iQ qualIfies as
a set-Aside location A Development AND is classified as RA Level 1 or RA Level 2'.
(3) 0 The AppJlcation qualified as a HOPE VI Development at Part JUA2.g. of the Application AND the proposed
Development either (I) does not qualify as a Set-Aside Location A Development at Part III.E.1.b_(1) of the
AppJloation OR (II) qualifies as a Set-Aside Location A Development AND Is classified as RA Level 1 or RA level
2-.
(4) 0 The Applicant selected and qualified for the Homeless Demographic Commitment at Part 111.0. of the Application
AND the proposed Development either (I) does not qualify as a Set-Aside Locallon A Development at Part 1II.E-1 ,b.
(1) of the Application OR Qi) quallfles as a Sel-Aside Locallon A Development AND is classified as RA Level 1 or
RAleve12·.
(5) 0 The Applicant selected the Rehabllitation or Acquisition and Rehabillt,ation Development Category at Part III.A.3.a.
of the Appficallon AND the proposed Development (i) Involves the Rehabllliation of an existing, ocoupied residential
rental property currently In operation as of the AppJication Deadline, AND (il) does not qualify as a Set-Aside
Location A Development at Part ItIE 1.b.(1) of the Application AND (HO is classified as RA Level 1. 2, 3. or 4*.
(6) 0 The Applicant $eloo\OO and qualified for the Preservation or Acquisition and Preservation Development Category at
Part IIIAS.a. of the Appllcalion AND the proposed Development (I) qualifies as a Set-Aside Location A
Development at Part III.E.1.b.(1) of the AppUcation AND (it) is classified. as RA Lavel1 or RA Level 2·.
(7) 0 The Applicant selected and qualified for the Preservation, Acqu1sltion and PreseruaHon. Redevelopment, or
Acql,lieition and Redevelopment Development Category at Part tIlAS.a. ofthe Application AND the proposed
Development (I) does not qualify as a Set-Aside Location A Development at Part 1I!.E.1.b.(1) of the Applfcation AND
(ii) is classified as RA Level 1. 2. 3, or 4-.
(8) 0 None of Ihe above applies \0 this Application .
• RA levels are described In Part II1A3.a. of the InsWellons and in Sedlon 5. oflne Ranking end Selection Ctfleria sactlon oflne Ins\ructlOl1s.
c. Do the proposed Development and any Developmenl(s) on the Lisl have the same Financial Beneficlaries and are they
contiguous or divlded by a slreet or easement or dIvided by a prior phase of the proposed Development?
o Yes
.No
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If "Yes''. idefltify the name of the Development{s) on the [Jst:
B. Construction Features and Amenities
1. Required General Features and Amenities for All DEiveropmenls:
Does the Applicant commit to provide the required general features and amenilles [outlined at Part IlI.B.1. of the Instructions)
for the proposed Development?
.~
ONo
2. RequIred Unlvers<\l Design and VlSllabinty Features:
a. For proposed Developments invblving new consbUc!lon units, regardless of lhe Development Category selected at Part
III.A.S.a. of the ApplicatiOn, does the Applicant commit to provide the required universal design and 1I1sitabflity features and
amenities (outlined at Part A. 1. of the Manual) in all of the new construollon units""
.~
ONo
b. For proposed PElve!opments Involving rehabilitation units, regardless of the Development Cat~ry selected at Part 1ll.A.3.a.
of the Application, does the Applicant commit to provide feasible universal design and visitahility features (outlined at Part
B.1. of the Manual) as determined by a capital needs assessmenl performed during credltunderwrltlng?
oves
ONo
3. Optional Features and Amenilles:
Form Key: 370
If the proposed Davelopment wlll consist ot Scattered Sites (as stated by the Applicant at Part 1II,A,2.c.), does fue Applicant
make a commitment to locate each selecled feature and amenity that Is not unit-speciflc on each of lhe Scallered SUes. or no
more than 1(16 mile from the Scattered Site Wilh the mostunlls, or a combination of both?
o Yes
ONo
a Optional General Unit Features <lnd Amenilles for all new constructiOn units and all rehabilitation units, regartlless of the
Development Category selecled at Part 1II.A.3.a. oflhe Applica!lon·(Maxlmum available pOints for this catego/), is 9 points):
~ Ceramlctile bathroom floors in all units (Z points)
o Microwave oven in each unit (1 point)
~ Marble window sills In all units (1 poiO[}
o Steel exterior door frames for all exterior doors fot all units (1 point'!
o Alleest 1J1l, bathrooms (one full bath and one with at least a loilet and Sink) In allZ-bedroom new conslrucflon units (2
points) Nole: In order 10 be eligible to select this feature, the Development must have at least one 2-bedroom new
construction unit.
o Double compartment kitchen sink in all unijs (1 point)
o Pantrv In kitchen area in all new construction units-must be no less than 20 cubic feet of storage space, Pantry
);annot beJust an under-or over-the-counter cabinet. (2 poInts}
[tJ Garbage djspo§al in all units (1 point)
o New kitchen cabinets and CDuntertop(s} in all rehablll\alion units (3 points)
o New bathroom cabinet(s), exclUding medicine cabinet, in an rEihabltilaUon units (1 point)
o New plumbing fixtures in kitchen and bathroom(s) in all rehabilitation units [minimum of new sink and new faucets In
kitchen and minimum of new tub, new toilet, new sink and new faucels in bathroom(s)] (3 points)
b. Optional Features and Amenities for All Developments Except SRO (MaXimum available points fer this category Is 12 points):
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Form Key: 370
~ 30 Yeer expected life roofing on all buildings (2 points)
~ Gated community with "carded" or ''touc!wad'' entry or security guard, or If 2 or more stories, "carded" or "louchpad"
s~cu(e entry to each building (2 points)
o Ememency call service in all unUs (3 points)
o Exercise room wflh appropriate equipment (1 point)
o Community cen~er or clubhouse (3 points)
o Swimming pool (2 points)
o Playground/lot lot, accessible to children with disabifllfes (must be slzed in proportion to Development's size and
expected resident popUlation with age-appropriate equipment) (2 points)
o Car care area (for car c1eanlng(washinglvacuuming) (1 pOint)
o Two or mcre parklng spaces per lotal number of uhlts (1 pOint)
o Picnic area with herd cover pero{anent roof of a design compatible w1th the Development, open on all sides,
containing at least three parmanent picnic tables with benches and an adjoining permanent outdoor grill (1 point)
o Library Consisting of a minimum of 100 books and I) ourrent magazine subscriptions (1 point)
~ Computer lab on-site with minimum one computer per 30 units, with basic word processing, spreadsheets a!J!j
assorted educational and entertainment software programs and 8119a9\ one printer (1 point)
~ Each unit wired for high speed intemet (1 point>
Applicant may select onry one of lhe following two Items: o Outside recreation faclfity consisting of shuffleboard court and appropriate eqUipment, bocce ball court or lawn bowrll19
court and appropriate equipment, tennis court, full basketball court or volleyball court. (Specific facility will be
ccmml!ted to during credit underwrltlng) (2 points)
. 0 Outside recreation fadliHell. (FaclliUes must be approved by Corporation staff and servlcers during credit underwriting)
(2 points) .
Applicant must identify two (2) separate facilities here:
and
Applicant may select only one ·of the following two Items:
o Laundry hook-ups and space for full-size washer and dryer Inside each unit (1 point)
o Dryer and Energy Star qualified washer in a dedicated space wIth hook-ups within each unit, provided at no
chinge to the resident (juring the term of any lease (3 points)
Applicant may select only one of the following two ~ems:
o Laundry facilities with futl-size dryers and Energy Slar qualilled washers available in at least one common area on
site -minimum 1 washer and 1 dryer for every 12 units (1 point)
o Laundry facilities with fulf-slze dryers and Energy Slar qualified washers availeble in at least one common area on
every floor In each building of Ihe Deveropment If Development consists of more than one buildlng and/or more
than one story -minimum 1 washer and 1 dryer for every 12 units (2 points)
Applicants Ihat selected Single Fatn11y Renlal, Duplexes, o(9uadraplexes at Part III.A.4. may select any ofihe following:
o Garage for each unit which consists of a permanent, fully enclosable structure designed to accommodate one or
more automobiles. either aUached to Ihe unit or detached but located on the same property, provided at no
charge to the resident (3 pOints)
o Carport for each unit which consists of a permanent covered and paved area, aUached to the unit and designed to
accommodate one or more au!omobnes, provided at no charge to the resident (2 poims)
o Fenced back yard for each unit which consists of a portion of the property behind each unll that is enclosed by a
wood, privacy or chain fink fence of a minimum height of 48". Direct access to the fenced back yard for each unit
must be afforded solely by a door from that unit and no other unit. (2 points)
c. Optional Features and Amenities for SRO Devetopments (Maximum available points for thIs category Is 12 points):
030 Year expected life roollng on all buildings (2 points)
o Gated community with "carded" or '~ouchpadoo enfry or seburJty guard, or if 2 or more stories, "carded" or "touohpad"
secure emry to each building (2 pOints)
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D Emergency call selrvlce In aU units (3 points)
o Exercise room wilh appropriate equipment (2 points)
o Secure, enclosed bicycle storage prOVided at no charge to the resident (1 pOint)
o Cable or satellite TV hool<-Up in eaoh unit and, if the Development offers cable or satellite TV service to the residents,
the price cannot exceed the market rate for service of similar quality Bvaflable to the Devalopmenrs residents from a
primary provider Df cable or satellite TV (1 poInt)
o Picnic area with hard cover pennanent roof of a design compatlble with the Development, open on all sides,
containing at least three permanent pIcnic tables with benohes and an adjoining permanent outdoor grill (1 point)
o Ubrary consisting of B minimum of 100 books and 5 current magazine subscrlp\lons (1 point)
o Computer lab on·slte with minimum one computer per 30 units, with basic word proceSSing, !ilpreadsheets and
assorted educational and entertainment software programs and at least one printer (1 pOint)
Applicant may !ilelect only one of the following two Items:
o Outside recreatlon facUlty conslsllng of shUffleboard court end approprlale equipment, bocce baR court or lawn
bowling court and appropriate equipment, tennis court, full basketbaB court or volleyball court. (SpeclflC facility will pe committed to durln9 credit underwriting) (2 points) o Outside reCreation facilUles. (Facilities must be approved by Corporation staff and servicers durlng credit
underwriting) (2 points)
Applicant must identify two (2) separate facilities here:
and
Appltcant may select only one of the rollowtng two items:
o Laundry facilities with full-size dryers and Energy Star qualified washers available in at least one common area on
site -minimum 1 washer and 1 dryer ror every 12 units (1 point) o Laundry facilitles with full-size dryers and Energy Star qualified washers available in at least one common area on
every flODT In each builtllng of the Development if Development consists of more than one building andlor more .
than one story -minimum 1 washer and 1 dryer for every 12 units (2 points)
d. Optional Universal DeSign and Visitabillty Unit Features (10 Points)
Does the Applicant commit to (I) provide all of the Optional Universal Design and VisitabiUty features (outn~ed in Part A.2.
of the Manual) in at leael15 percent of the proposed Development's new constrvction units. If any, and (11) providEi' as many
of the Optional Universal Design and VlSltabifrty features (outlined In Part 82. of the Manual) as feasible, based on the
capital needs assessment, In at least 15 percent of tna proposed Development's rehabilitation unlls, If any?
.~
ONo
4. Energy Features for all unils In the Development
a. For proposed Developments involving new construction units, regardless of the Development Category selected at Part
IiLA.3.a. ot the Appllcatlon. does the Applicant commit that (i) each new construction unit in the proposed Development that
is eligible for the Energy Star New Homes (Florida standard) wiU achieve a Home Energy Rating System (HeRS) Index of n
or below, and (II) each new construction unit in the proposed Development that is not eligib~ ror the Energy Star New Homes
wlllinciude, at a minimUm, the energy features set out in Part 1II.8.4.a. of the Instructions?
.~
ONo
h. For proposed Developments Involving rehabilitation units. regardless of the Development Category selected at Part IIIA3.a.
of the Applioation. does the Applicant commit to provide feasible energy features (outlined In Part III.BA.h. of the Instructions)
as determined by a capital needs assessment performed during cred~ undelWriting for all rehabilitation UnUs?
OYes
ONo
5. Green Building:
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El •• Green Building Options for APplications with the Development Category of New Construction or Redevelopment (with or
without Acquisition)
or
The Applicant may setect one (1) of the following Green Building opllons:
(1) 0 Green Bullding Features (7 points)
or
By making this selection, the Applicant commits to·provlde the Green Building feetures oUlfined al Part 1I1.6.5.a.(1)
of the Appllca1ion Instruotions.
(2) • Green 13u1ldhlg Cerlifica!lon (10 oolnts'!
By making this eeleclion, the Applicant commits to achieve one of the Green Building Certlflcallons listed at Part
III.B.5.a.(2) of the Application Instructions.
b. 0 Green BuDding OpUon for Applications wlth the Development Category of Rehabilitation or Preservatlon (with or without
AcqUisition) (10 poInts)
By making this selection. the Applicant commits to provide the Green Building features oulllnedat Part III.B.S.b. of the
Application Inslft.Jctions.
c. Ability to Proceed
. 1. Status of Site Plen Approval or Plet Approval:
El. MulHfamlly Developments must provide a properly completed and executed local Govemment Verifiealion of Status of Sile
Plan Approval for Multifamliy Developments fonn behind a tab labeled "Exhibit 26".
or
b. Singla-Famlly Rental Developments must provide a properly completed and executed !.ocal Government Verlflcatlon of
Status of F:tat Approval for Single-Family Rental Developments form behind a tab labeled "ExhlbIl2S".
2. Evidenoo of Site Control:
Applicant must demons\l<lte site control by provIding the following documentation;
a. Provide a fully execuled qualified contract for purchase and sale for the subject property behind a tab labeled "exhibit 27".
or
b. Provide a recorded deed or recorded certificate of !itle behind a tab labeled "Exhibit 27".
or
. o. Provide a copy of the fully executed long-term lease behind a tab labeled "ExhibIt 27".
3. Evlden.CB of Infrastructure AvailabIlity:
,e. Eleotricity -Provide a leHer from the provider or a properly completed and executed Verification of Availablllty of
Infrastructure -Electrlclty form behind El tab labeled "Exhibit 28".-' .
b. Waler -Provide a letter from the provider or a property completed and executed Verificatron of Availability of Infrastructure -
Water fonn behind a tab I~beled "Exhibit 29".
c. Sewer, Package Treatment or Septic Tank -Provide a letter from the provider or a properly completed and executed
Verification of Availabliity of Infrastructure -Sewer Capacily. Package Treatment, or Septic Tank. form behind a tab labeled
"Exhibit 30".
d. Roads -Provide a lefter from the appropriate Looal Government or a properly completed and executed Verification of
Availability of Infrastructure -Roads form behind a lab labeled "Exhibit 31 ".
4. Evidence of Appropriate Zoning:
Form Key: 370
B. New Construction anti Redevelopment Developmenls (al Part IIIA3.a. oflhe Application) -Provide a property completed
and executed Local Government Verification That Development Is Consistent With Zoning And Land Use Regulations form
behind a lab labeled "Exhibit 32".
or
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b. Rehabilitation and PresalVation Developments (at Part III.A.S.a. of the AppllcaUon) -ProVide a property completed and
'executed Looal Government Verification That Development ts Consistent With Zoning And Land Use Regulations form or a
properly completed and executed Local Government Verification That Permits Are Not Re(juired For This Development form
behirid a tab labeled "Exhibit 32".
5. Environmental SIte Assassm&nt (ESA):
a. Phese I ESA -Provide a properly completed and executed Verification of Environmental Safety -Phase I Site Assessment
form behind a tab labeled "Exhibit 33".
b. Phase II ESA -If applicable, provide a property completed and executed Verification of E:nvlronmental Safety -Phase II Site
Assessment f~rm behtnd a tab labeled ·Exhibit 34".
D. Demographic Commitment
1 •• Elderly-
a. Will the proposed Development be an ALF?
OVes.
eNo
b. For all counties except Miaml·Dacla County and Broward County, if the Applicant selected the Development Category of
Rehablhtalion or PreselVation (with or without AcqUisition) at Part IIl.A.3.a. of the ApplicaUon. does the proposed
Development constitute an existing, oCClJpled elderly hoU$lng fadUty that is operating as an elderly housing fuell!!y as set
forth In lhe Federal Fair Housing Act as of the Application DeadRne for \he 2011 UnlveT$al Application Cycle?
aVes
ONo
c. Provide evidence of a local need for low·income Elderly housIng (non-ALF or ALF) behind a tab labeled "Exhibit 35".
2. 0 Farmwork.er or Commercial Rshing Worker· Provide evidence of a local neee! for Farmworl\er or Commercial Rshlng
Worker housing behind a tab labeled ''EXhibIt 35". . .
3. 0 Homeless -Provide a properly completed and execute" Verification of Inclusion In Local Homeless ConllnuUm of Care Plan
by Lead Agency form behind a tab labeled "Exhibit 35". If no Local Homeless Assistance ConUnuumof Care Plan exists,
eVidence of a local need for Homeless hOUsing must be provided behind a tab labeled flExhiblt 35".
4. 0 Family -Development wlll selVe the general populallon.
E. Set-Aside Commitments
1. MMRB and He Applications:
a. Minimum Set-Aside:
Select one of the following: o 20% of units at 50% Area Median Income (AMI) or lower
or
• 40% of units at 60% AMI or lower
or o HC Appficanls Only -Deep rent skewing optlon as defined in Sectlon 42, IRe. as amended
b. Set-Aside Commiiment:
(1) DoeS the proposed Development qualify as a Set-Aside Location A Development?
o Yes
eNo:
(2) If requesting Competitive He, does the Applicant commit to (I) set aside at least 50 percent of the ELI units for SpecIal
Needs Households and (ii) develop and execute a Memorandum of Understanding wHh at least one designated Special
Needs Household Referral Agency for the county where the proposed Development will be located?
GIVes
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Form Key: 370
·ONO
(3) All Applicants must enter all set-aside commitments (required set-asldes and addition::11 set-asides) on the total set·
aside breakdown chart at either section (6) or (1)) betow. The Applicant should complete each column of the applicable
chart:
(6) If applying for Competilive He· or non-compatiUve He only:
Percentage of -I Residential Units
Commitment for D Competitive HC or
non-competitlve He
only
I % . ! IAt or Below 25% :====::; 111% ~IAtorBeloW28%
~====: 1% IIAi or Below 30%
~====! l % HAl or Below 33%
~===:=; ! % HAt or Below 35~ :======l [% :: I~OW40% :====::;
[ % IIAtorBelow45% :======:
[ % IIAt or Below 50%
~====: 189% II At or Below 60%
:=, ==~I Total Set-Aside percenlage: \..1_0_0_°1._0 ____ -'_
• One of the requirements ror a proposed DeVelopment to <luan!), as a TOO Development I. Ihat alleasl SO IIflne Development's set-
asjde unitt; must be 1oca1ed wfthln the dO$tgnated 'rOO area. Se~esJd\' units arB e"Jculated USIng the methodology described In Section
3.b. of the Rankitlg and Seler;tlon Crilet1a section of the InstructIons.
(b) If applyln!;! for MMR13 with or without non-competiU\fe He:
Percentage of Residential Units
Commitment for Commitment for AMI level ! MMRB non-competillve
HC J
1% ==:::=:11 % JIAt or Below 25%
1% ]F ]/AtOrBeJOW28%
1% ,,% II At or Below 30%
1% JI% 11~~Be'ow~
I % .-~~-I!Ator8etow35o/:l
I % II % IIAI or Below40%]'
I % _~I % ______ J At or Below 46% J r:. . W%------"lIAt or Below 50%--1
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f%·--·.----.--.-If%-.. --.. --IF-; Below 60% i
L.:===_.:=......J:::;L . __ ~
Tolal Set.Aslde Percentage: E ____ ~~. ________ .. _J
2. HOME Applications:
a. Minimum Number of HOME-Asslsted Units Required by HUD (Appncants requesting CompeUtlve He and HOME);
(1) HOME loan requested: $
(2) Tolal Development Cost: $
(3) Percentage of Total Development Cost %
provided by HOME loan
(Divide a.(l) by a.(Z) and round up to the nexl whole
peroontage number)
(4) Total number of units In Development:
(5) Minimum number of HOME-Assisted Units
Required by HUO:
, (Multiply •• (4) by •• (3), round up to Ihe next Whole
number)
(6) MinImum number of HOME-Assisted Units %
as a percentage:
(Divide •. (5) by a.{4)and ,ound percent.g. to two
doefmat places)
b. Summary of HOME-Asslsled Units:
(1) Low HOME Rent Units
(2) High HOME, Rent Units
(3) Tolal HOME-Asslsled Units
3. AffordabiliLy Period:
Applicant irrevocably commlls to set aside units In the proposed Developmenl for a tolal of §.Q
years.
F. Resident Programs
1. Qualified Resident Programs for Non~Elderly aria 'Nor-Homeless Developm~nls (Maxlmum,6 Pbinlsj:
a. 0 Homeownership Opportunity Program;
(1) 0 Financial Assisleoce wilh Purchase of a Home (2 points)
OR For He Single Family Ranlal DevelopmBnls Only
(2) 0 Financial Assistance with Purchase of a Unit in the Development (1 point)
b. 0 After School Program for Children (3 points)
c. 0 First Time Homebuyer Seminars (1 point)
d. 0 literacy Training (2 points)
e. 0 Employmenl Assistance Program (2 points)
OR
2. Qualified Resident Programs for Homeless Developments -SRO and Non·SRO (Maximum 6 Points):
a. The following resident programs are available for SRO Developments only:
(1) 0 Staffed kitchen/Cafeleria (3 points)
Form Key: 370 Last Updated: 12/6f2011 9;46;54 AM
Universal Application
OR
(2) 0 Daily Acllvllie"s (3 points)
b. The following resident programs are available for Non-SRO Developments only:
(l) 0 Homeownership Opportunity Program:
(a) 0 Ananclal Assistance wAh Purchase of a Home (2 Points)
OR For He Single Family Ranlal Developmen1s Only
(b) a Financial Assistance with Purchase of a Unit in the Development (1 point)
(2) 0 After School Program for Chlldren (3 points)
(3) 0 First Time Homsbvysr Seminars (1 point)
c. The ronowing resident programs are 8vaUabie for both SRO and Non·$RO Developments:
(1) 0 Literacy Training (2 points)
(2) 0 gmploymellt Assistance Program (2 points)
3. Qualified Resident Pr6grams for Elderly Developments (Maximum 6 Points):
a. The following resident programs are available for Elderly Non.ALFDevelopments only:
~0 Dally Activities (3 points) " "
" ~0 Assistance with Ught Housekeeping. Grocerv Shopping andlor Laundry (1 point)
(3) 0 Resident Assurance Check-In Program (2 points)
(4l 0 Manager On-Sile 24 Hours Per Day (3 points)
b. Th!/ following resident programs are ava~abl .. for Elderly ALF Developments only:
(1) 0 Medicatlon Administration (3 points)
(2l 0 Services for Persons with Alzheimer's Disease !lnd Other Related Disorders (3 points)
c. The following resident programs are available for both Elderly Non-ALI" and Elderly ALF Deve"lppments:
~"'[i2(hlva;;;r;;;n;p;;rtation (3 points) :') I _____
" 0 Literacy Training (2 points)
(3) 0 Computer Training (2 pOintsl'~
AND
4. Qualified Resident Programs for ALL Applicants (Maximum 8 Points):
a. 0 Heallh aM Wellnes$
(1) For All DeVelopments Except Elderly AlF Developments:
(a) 0 Health Care (2 points)
OR
(b) 0 Health and N"Ulrltion Classes (2 points)
{e} 0 Menloring (2 points)
(2) For Elderly ALF Developments only:
(a) 0 HeaUh and Wellness Services and AcliviUes (2 points)
(b) 0 Men10ring and Inlergenerational (2 pOints)
b. 0 Resident ActMlles (2 polrllS)
c. 0 Finaonal Counseling (2 points)
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Fonn I~ey: 370
Universal Application
d. 0 English as a Second Language (2 points)
e. 0 Resl~enlAssistance Referral Program (2 points)
t; 0 Swimming Lessons (2 points)
g. ~ Ufe Safety Tralnlno 12 polots)
G. HOME Uniform Relocation Act (Applications Requesting HOME)
1. Does any portion of the Development Involve rehabilltatlon worK?
o Yes -Complet~ both quesllons 2 & 3
o No -Complete question 3 only
2. Tenant Relocallon Informatfon for EKisHng Properties:
iI. Are there any units occupied?
o Yes -Complete It",m~ b. -f.
o No • Skip items c. -f.
b. How many total units now exist In the development?
c. How many units are occupied?
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d. Based on the income informalion of each tenant, Is permanent re!ocallon (dlsplacemont) anticlpated during or"afler the
rehabllitallon period?
o Yes
ONO
II Yes. number of units affected:
e. During rehablfttatioo, will temporary relocation of any tenants be required?
o Yes
ONo
If Yes, how many tenants win require temporary relocation?
f. Provide one copy of the required Information in a separate notebook entitled "Relocallon Documentation."
3. Uniform Relocation Act (URAl Acquisition Informatlon (For All Development Categories):
a. Does the Applicant own the Development si!e as documented ln the Site Control seelion of this ApplicatiQn?
o Yes -Provide a narrative regarding the acquisition behind a tab labeled "Exhibi! 35-A" and skip i!ems b. Ihrough d.
below o No -Answer lIem b. below
b. Is Applicant a private company.?
o Yes -Provide a eopy 01 tile notice provided 10 the seller behind a lab labeled "Exhibit 35·S" and skip items c. and d.
below . o No -Answer Hem c. below
c. fs Applicant a publlo (government) Applicant?
o Yes -Answer Item d. below
o No -Skip item d. below
d. Does the Applicant have eminent domain power1
o Yes -Provide.a copy of the required notice behind a tab labeled "Exhibit 3S·C"
o No -Provide the required Information behind a tab labeled "Exhibit 35-C"
H. HOME Certification of Consistency With the Consolidated Plan (Applications Requesting HOME)
Provide documentation evidencing certification of consistency with Consolidated Plan bElhind a lab labeled "Exhibit 35-0".
I. HOME Other Federal Requirements (Applications Requesting HOME)
Form Key: 370
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Universal Application
1. Federal Labor Requirements:
Does lhe Dev~lopment consist of 12 or more HOME-Assisted Units to be constructed under a single contraot?
aVes
ONo
2. Debarment and Suspension:
P~\fide the e){eooted Contractor Certification behind a tab labeled "Exhibit 3S-E",
3, Lead Based Paint:
a. Old the App~caot anwer ·Yes· to question G.1 , In Ihis AppfJcation?
o Ves -answer Item b. below
o No -skip items b. and c. below
b. Was the Development to be rehabliitated buill before 19781
o Ves -answer nem c. below
o No -sldp,item c. below
c.ls the ApplIcant purchasing the property?
Page 20 of 27
o Yes -ProVide -a copy of the executed DIsclosure oflnformalion 00 Lead Based Parot end Lead Based Paint Hazards
form behind
a tab labeled "ExhlbtI35-P'.
ONo
4. Match:
List the amount of each source of Match and provide the required documentation behind a tab labeled "Exhibit 35-G";
a. Source(s) $
$
$
$
$
b. Total Match Amounl: $
Part IV. Local Government Support
A. Contributions
1.lf the proposed Development does not meet one or more of the criteria listed in the Appncatlon InstructIons 10 be eligIble for an
automatic 5 poInts, has a Local Government commitie'd \0 provide a conlribution to the proposed DeVelopment? .Y§
ONO
If ''Yes''. provide the following:
a, The applicable Local Govemmen("Verificatloo of Contribution form(s);
(1) Local.Govemment Verification of Contributlon -Grant form behind a tab labeled "Exhibit 36";
(2) Local Govemment Verification of Contribution -Fee Waiver form behInd a tab labeled "EXhibit 37";
(3) Local Government Verification of Contribution -Loan form behind a tab labeled "Exhibit 38"; and/or
(4) Local.Government Verification of Conirlbutlon -Fee DefelTlll form behind a lab labeled "Exhibit 39".
b. The payment stream for all present varue calculations (If contribution consists of a loan or deferred fee) and the calculations
by WhIch the lotal amount of each waiver Is determined 0f contribution consisls of a fee waIver) must be provided behind the
appUcable exhibit tab.
2, For each Local Government contribution the Development will receIve;
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a. Enler the type of conttibution (grant, loan, fee waiver or fee deferran and the value (net present value for loarts and fee
deferrals) of each contribution:
IType. IIvalue
lSi untv Loan 11$ ~,
[ Im~.Fee walverl!$ m:!M.1
I 11$ I
I 11$ I
I Ie]
b. Enler the total value of the Local Government contributlon(s):
$ 399,164
B.lncentives
1. 0 If the LQc~1 Government provides ~n expedited permItting process for affordable housing, proVide the Local GovernmMt
Ve@cal\on of Affordable Housing Inceoljves::' Expedlfeg PermiHing Process for Affordable HousIng foml behind a tab .
labeled "Exhibit 40' ,
2. ~ If the Local Government has an on=Qolng and current process for providing contributions to affordable housing properties or
develppmenls. provide the Local Government Verificalion of Affordable Housing Incantives -ContribUtions to Affordable
Housing Properties or DeVelopments foW behind a tab labaled "Exhibit 41 ".
3. ~ If the Local Government currently makes available to affordable housing properties or developments the modificalJon of fee
requirements. including reduction or waiver of fees and alternative methods of fee payment, provide the Local Government
Verification of Affordable Hoysing Incentives -Modification of Fee Requirements for Affordable HOusing Properties or
Developments form behind a tab labeled "Exhibit 42".
4. 0 If the Local Government currently has a process, established by ordinance, resolution, plan or poliCY, that requires
consideration of the Impact of proposed policies, ordinances. rngulations, or plan provisIons on the cost of affordable housing
prior \0 adoption of such policies. ordinances, reBulatlons, or plan provisions. provide the Local Government Verification Of
Affordable Housing Incentives -Impact of Policies. Ordinances, RegUlations or Plan ProvisIons on Cost of Affordable
Housing Prooerties or Dew10pments form behind a tab labeled "ExI1ibil 43",
Part V. Financing
A.Funding:
1. Funding Request;
~mpt Mullifamlly Bonds ] 1$ ]
I Taxable Multifamily Bonds .. ___ J I $ .I
~~e He (annual a~~o~nt) ~E ~I
I Non·competltive He (annual amount) II $ I
~.?ME ___ -____ J[!-~
2. Other Funding:
a. If a PLP loan has been awarded for thIs Development. provide the following Information:
Corporation File #
Amount of FuMing $
b, Other Corporation fund!; that win be Incorporated as a source oflinanclng for the proposed Development
Last Updated; 1216/2011 9:46:54 AM
Form Key; 370
https://apply.floridahousing.org/AdminlPublicApp Viewer.aspx? AppNumber-20 11 ~ 128C 12/512012
Univers8! Application Page 22 of27
Icorpo~tlon pr~ Icorporatlon File ~IIAmDunt of FUndlngl
1(1) SAIL II 11$ I
1(2) Tax-Exempt MM~ \I >=]1 $ .>=J
\(3) Non-competitive Hell 11$ I
1(4}TaxableMMRB 1/ If$ I
~L IL. 11$ I
c. If tax-exempt multifamJly bonds Issued by an entity other thlln the Corporation or a County Housing Finance Authority will be
used to finance this construction, provide the following Information;
tax-exempt multifamily bond source
tax-exempt mUlllfamJly bond'amount
d.lfthe proposed Development will be assisted with funding lII1der the United States Department of Agriculture RD 514/516
Prog~m, RD 515 Program, and/or the RD 538 Program, Indicate the applicable program{s) below and proVide the required
documentation behind a tab labeled "Exhibit 44".
D RD514/516
DRD515
DRD638
B. Finance Documents
All Applicants must complete the Development Cost Pro-FOflml, the Detail/Explanation Sheet, If applicable, the Construc1lon or,
Rehab Analysis, and the Permanent AnalySiS. .
All Applicants ml,ls\ complete and attach Ihe Commitment 10 Defer Developer Fee form, if applICable, behind a lab labeted "Exhibit
45".
C. MMRB Applicants (Threshold)
PrOVide the fonowing Information:
1. Credit Enhancer:
Term:
Expected RaHng:
OR
2. Private Placement I Name of Purchaser:
Term:
Expected Rating:
Provide the Credit Enhancers Commitment or Bond Purchasers Leiter of Interest behind a tab labeted "Exhibit 46v •
D. Non-Corporation Funding Commltment(s)
Attach all funding commltment{s) and letler(s) ofintent executed by the lender{s) or other source(s}. tnsert the documentation for
Bach source directly behind its own tab beginning with a tab labeled "Exhibit 47" and continuing with sequentially numbered tabs for
each exhibit,
Addenda
You may use the space belOW 10 provide any addlllonalinformation or explanatory addendum for items in the Application. Please
specify in detail the particular Part, Section, Subsection, etc., to which the additional information or explanatory addendum applies.
Part Itt. E. 1, b •• 10 units: at 28% AMI; 81 units at 80% AMI.
DEVELOPMENT COST PRO fORMA
NOTES;
Form Key: 370 Last Updated: 121612011 9:46:54 AM
hitps:llapply .fioridahousing.orgl AdmjnJPublicApp Viewer.aspx? AppNumber=20 11-128C 12/5/2012
Universal Application Page 23 of27
(1) Developer fee may not exceed the fimlts established In Rule Chaptets 67-21 and 67-48. F.A.C. Any portion of the fee that has been
deferred must be Included In Tolal Development Cost.
(2) If Housing Credit equity Is being used as a source of financing, complete Columns 1,2 and 3. Otherwise, complete Columns 2 and 3.
(3) General Contractor's fee Is Hmlted to 14% of actual construcllon cost. General Contractor's fee must be disclosed.
(4) In reference to impact fees, a tax professional's advice should be sought regarding engibnlty of these fees.
(5) For purposes of the Development Cost calculation ill this Appllcailon, the only reserves allowed are contingency reserves for
rehabllitatlon and construction (total of A1.S. and A.3. beloW), which amounts canllot exceed 5% for Development Category of New
Construction and Redevelopment and 15% for Development Category of Rehabllltatllln and Preservauon, as stated in Rule Chapter 67
-48, FA.C.
(6) For Applicants requesting CompefltJve HG and HOME, the Applicant will be responsible for an applicable He fees and !he Corporation
will pay the multiple program servicing fees and compliance monltoring fees. For Non-Profit Appncants requeslfng Competltlve He and
HOME, the Corporation wlU also pay the oredit underwriting multiple program fees and the environmental review fees.
(7) Applicantl1 using He equity funding, with the excaption of Ihose applying for MMRB, should nst an estimated compHanca fee amount in
column 2. .
(8) The Corporation acknOWledges that the costs listed on the De\lelopment Cost Pro Fonna, Detail/Explanation Shee\, Constructlon or
Rehab AnalysiS and Permanent AnalysIs are subject to change during credit underwriting.
USE THE DETAIUEXPIJ\NATION SHEET FOR EXPLANATION OF "ITEMS. IF ADDITIONAL SPACE IS REQUIRED, ENTER THE
INFORMATION ON THE ADDENDA LOCATED AT THE END OF THE APPLICATION.
PROJECT COST
Actual Construction Cost
Demolition
'Off'site (explain in Qotail)
New Rentel Unlts
Rehab of Exlsting Rental Units
Accassory Bundings
Recreational Amenities
Rehab of Existing Common Areas
'Other (Il'xplaln In detail)
A1. Actual Construction Cost
A1·.1. Sub-Total
M.2. General Contractor Fee(3}
(Max. 14% of M .. column 3)
M.3. Total Actual Construction Cost
Financial Cost
Construction Loan
Credit Enhanoement
Construction Loan Interest
Construction Loan Orig. Fee
Form Key: 370
1
EUGIBLE(HC
ONLY)
$12,549,780.00
$399,276,00
$12,949.056.00
$12,949,056.00
$1 ,76S;71 0.00
$14,718,766.00
$483,458.00
$174,717.00
2
HC INELIGIBLE
OR MMRBIHOME
$100,000.00
$100,000.00
$100,000.00
$100,000.00
$355,181.00
3
Total (MMRB,
HOME & HC)
$0.00
$0.00
$12,649,760.00
$0.00
$0.00
$399,276.00
$0.00
$0.00
$13,049,056.00
$13,049,056.00
$1.769,710.00
$14.818,766.00
$0.00
$836,639,00
$174,717.00
Last Updated: 1216/20119:4~:54AM
https://apply.f1oridahousing.org/AdminIPublicApp Viewer.aspx? AppNumber=20 11-128C 12/5/2012
Universal Application Page 24 of 27
Bridge Loan loterest $26,294.00 $452,000.00 $478,294.00
Bridge Loan Orig. Fee $0.00
. Permanent Loan Credit Enhancement $0.00
Permallent Loan Originatlon Fee $31,718.00 $31,718.00
A2. Total Financial Cost $684,469.00 $838,899.0D $1,523,368.00
General Development Costs
Accounting Fees $130,000.00 $130,000.00
Appraisal $3,800.00 $3,800.00
Architecfs Fee· Design $495,000.00 $495,000.00
Architect's Fee -Supenllslon . $160,000.00 $160,000.00
Builder's Risk Insurance $0.00
Building Pennlt $171,500.00 $171,500.00
BrOkerage Fees -land $0.00
Brokerage Fees -Bulldings $0.00
Closing Costs -ConstruoUon loan $95,000.00 $19,000.00 $114,000.00
Closing costs -Pennanenl Loan $0.00
Engineering Fee $253,500.00 . $253,500.00
Environmental Report $32,970.00 $32,970.00
FHFC Administrative Fee $202,159.00 $202.159.00 ..
FHFC Application Fee $3,000.00 $3,000.00
FHFC Compllance Fee (6) & (7) $114,551.00 $114,551.00
FHFC Credit Underwritiny Fee (6) $1,800.00 $10,837.00 $12,637.00
"Impact Fees (liSt in detaJl) $386.700.00 $386,700.00
Insl>ec\lon Fees $22,928.00 $5,000.00 $27,928.00
Insurance $12,000.00 . $12,000.00
Legal Fees $150,181.00 $32,820.00 $183,001.00
Mari:et Study $17,100.00 $17.100.00
Form Ke~: 370 Last Updated: 1216/2011 9:46:54 AM
https://apply.f1oridahousing.orgiAdminiPublicApp Viewer.aspx? AppNumber""20 11-128C 1215/2012
Universal Application
Marketing/Advertising
Property Taxes
Soil Test Report
Survey·
nUe Insurance
utmty Connecllon Fee
'Other (expl~in In detail)
A3. Total General Development Cost
A4. Contingency Reserves (5}
61. Acquisition Cost of Existing
Developments (Excluding Land) Existing
Buildings
* 92. Other (explain in detail)
C. Development Cost
(A1.3+A2+A3+A4+B1+B2)
D. Developer's Fee (1)
E. Total Land Cost
F. Total Development Cost (C+O+E)
Detail/Explanation Sheet
Page 25 of27
$42,866.00 S42,866.00
$15,000.00 $15,000.00
$15,000.00 $15,000.00
$24,900.0(J . $24,900.00
$97,180.00 $54,876.00 $152,056.00
$188,456.00 $188,456.00
$25,500.00 $25,500.00
$2;298,515.00 $465,109.00 $2,783,624.00
$720,975.00 $720,975.00
$0.00
$436,715.00 $436.715.00
$18,422,725,00 $1,860,723.00 $20,283,448.00
$3,175,477.00 $3,175,477.00
$4,000,000.00 $4,000,000.00
$21,598,202.00 $5,860,7.23,00 $2.7,456,925.00
Totals must agree with Pro Forma. Provide description and amount for each item that has been
completed on the Pro Forma.
Development Cost
Acquisition Cost of Existing Developments
(as listed at Item 82.)
Other: Interest Carry on Land Purchase $436,715
Actual Construction Cost
(as listed at item A 1.)
Off-site:
Other.
General Development Costs
(as listed at Item A3.)
Form Key: 370
last Updated: 1216/2011 9:46:54 AM
https:llapply.floridahousing.org/ AdminlPublicApp Viewer.aspx?AppNumber=20 II-128e 12/5/2012
Universal Application Page 26 of27
Impact Fees: Roads· $80.446 ponce· $44.812 Eire -$18.405 Partss -$187,345 Schoo! -$55,692 (Net after County
Boall i!nd Eire WaiVers)
Other: Landsoaperrraffic Study $26,600
NOTE: Neither brokerage fees nor syndication fees can be Included in efl{jlble basis. ConstdUng fees, If any. must be paid out of the
Developer fee. ConsuUlng fees Include, but are not limIted \0, payments for Application consultants, oonstruotion management or
supervision consultanls, or local government oonsultants.
CONSTRUCTION or REHAB ANALYSIS
A. Total Development Cost:
B. Sources:
1. MMRB Requested
2. HOME Loan Requesied
3.HC Equity proceeds Paid Prior to Comple\lon of
Construction which Is Prior 10 Receipt of Final
Certificate of Occupancy or In the case of
Rehabilitation, prior to placed-!n oorvice dale as
de1ermined by the Applicant.
4. Firsi Mortgage Flo.anelng
5. Second Mortgage Financing
6. 'Third Mortgage Financing
7. Deferred Developer Fee
8. Grants
9. He Equity· Partner's Contribution
10. USDA RD Flnanclng:
s. RD 514/516
b. RD 515
c. ROS38
11. Other: County Loan
12. Other. __ --''-________ _
13. Totel Sources
C. Financing Shortfall:
(A .• 8.13.)
Amount
$21,458,925.00
$0.00
$0.00
$6,224,528.00
$17,471,658.00
$3,175,477.00
$175,000.00
$29.046;663.00
($1,587,738.00)
Location of
Documentation
Exhibit 48
Exhibit 47
Exhibit
Exhibi~ __
Exhlbil45
Exhibit
Exhibit
Exhibit
Exhibil
Exhibll
Exhibit 47
Exhibit
Each Exhibit must be listed behind its own Tab. DO NOT INCLUDE ALL EXHIBITS BEHIND ONE TAB.
PERMANENT ANALYSIS
A. Total Development Cost:
Amount
$27,468,925.00
Location of
Documentation
Form Key: 370
Last Updated: 121612011 9;46:54 AM
https://apply.floridahousing.org/AdminlPublicAppViewer .aspx? AppNumber==20 11-128C 12/5/2012
Universal Application
B. Sources;
1. MMRB Requested
2. HOME Loan Requested
3. KC SyndicationlHC equity Proceeds
4. First Mortgage Financing
5. Second Mortgage Financing
6. Third Mortgage Financing
7. Deferred Developer Fee
8. Grants
9. HC Equity -Partner's Contnbutfon
10. USDA RD Financlng
a. RD 5141516
b. RD515
c. RD538
11. Other. County Loan
12. Other. ___________ _
13. Total Sour{)es
C. Financing Shortfall:
(A. -B.13.)
$0.00
$0.00
$23,498,653.00 Exhibit 48
$2,537,401.00 Exhibit 47
exhibit
Exhibit
$3,175,477.00 Exhlbl! 45
Exhibit
Exhlblt
Exhibit
Exhibit
Exhibit
$175,000.00 Exhibit 47
EXhlblt
$29,386,631.00
($1,927,606.00)
Each E)I;hibit must be listed behind its own Tab. DO NOT INCLUDE ALL EXHIBITS BEHIND ONE TAB.
Page 27 of 27
las! Updated: 12f6/20119;46:54AM
Form Key; 370
https:l/apply.fioridahousing.org/AdminIPubHcApp Viewer.aspx? AppNumbeF20 11-128C 12/5/2012
· EXHIBIT E
, ~
,
GENERAL RELEASE
Know AU Men By These Presents:
That METRO SOUTH SENIOR APARTMENTS LIMITED PARTNERSHIP ("METRO SOUTH"), a
Florida Limited Partnership for and in consideration of the sum of ten dollars and no/lOO ($10.00) Dollars, or
other valuable consideration, received from or on behalf of the CITY OF SOUTH MIAMI ("CITY"), its receipt
whereof is hereby acknowledged, does hereby and for its successors and assigns, remise, release, acquit, satisfy,
and forever discharge the CITY, as well as its employees, officers, directors, stockholders, agents, insurance
carriers, affiliates, and successors and assigns, hereinafter collectively referred to as "CITY AND ITS
AFFILIATES", of and from all, and all manner of action and actions, cause and causes of action, suits, debts,
dues, sums of money, accounts, reckonings, bonds, bills, specialties, covenants,· contracts, controversies,
agreements, promises, variances, trespasses, damages, judgments, executions, claims and demands whatsoever,
in law or in equity, which METRO . SOUTH", ever had, now has, or which any personal representative,
successor, heir or assign of METRO SOUTH, hereafter can, shall or may have, against CITY AND ITS
AFFILIATES, for upon or by reason of any matter, cause or thing whatsoever, from· the beginning of the world
to the day of these presents; and specifically ·from any and all claims arising out of or relating in any manner to
the claims of disability and race discrimination of METRO SOUTH with CITY AND ITS AFFILIATES or the
facts, circumstances and claims alleged in the cases of Metro South Senior Apartments Limited Partnership. v.
City of South Miami (Case No. 12~cv~23240") in the United States District Court for the Southern District of·
Florida, an action currently stayed in federal court ("Federal Litigation"), an administrative complaint with the
U.S. Department of Housing and Urban Development ("HVD Complaint"), as well as filing a state court action
filed in Eleventh Judicial Circuit in and for Miami·Dade County, Florida under case number 12~33670 CA-06
which was dismissed without prejudice; including any and all claims for damages, punitive damages, attorney's
fees and costs.
It is understood and agreed that this settlement is the compromise of a doubtful and disputed claim, and
that the payment made is not to be construed as an admission of liabiiity on the part of the party or parties
hereby released, and that said parties deny liability therefor and intend merely to avoid litigation and buy their
peace.
The undersigned hereby declares and represents that the damages the undersigned alleges that it
sustained may be uncertain and indefinite and in making this Release it is understood and agreed, that the
undersigtled relies wholly upon the undersigned's judgment, belief arid knowledge of the nature, extent, affect
and dUration of said damages and liability therefor and it is made without reliance upon any statement or
representation of the party or parties hereby released or their representatives or by anyone in their employ.
The undersigned further deClares and represents that no promise, inducement or agreement not herein
expressed has been macle to the undersigned, and that this Release contains the entire agreement between the
parties hereto, and that the tenus of this Release are contractual and not a mere recital.
IN WITNESS WHEREOF, I have hereunto set my hand and seal this __ day of _____ _
A.D., 2013.
Metro South Senior Apartments Limited Partnership, a
Florida Limited Partnership by its General Partner,
Beneficial Metro South Senior LLC.
By:
~~--------~------~-----DON W. PAXTON, Manager of
Beneficial Metro South Sernor LLC
STATE OF FLORIDA .
COUNTY OF SARASOTA
)
)
SS.
I HEREBY CERTIFY that on this day, before me, an officer du1y.authorized in the State aforesaid and in the
County aforesaid to take acknowledgments, at the time of notarization, personally appeared DON W.
PAXTON, who is personally known to me or who . has produced , as
identification, and who did take an oath, and· who acknowledges exec4ting the foregoing instrument and he
acknowledged before me that he executed same.
WITNESS my hand and official seal in the County and State last aforesaid this ___ day of
____ ....-.--:. A.D., 2013.
My Commission Expires:
NOTARY PUBLIC,
State· of Florida at Large
• BUILDING AREA TABLE
BUILDING fLOORS EXTERIOR AMENITY
BASEMENT fLR. AREAS I ~I ==2=19==:::==13=,7=66=:::====:::=======::==13=,98=5~
ISTFLR, AREAS I I 2,319 17,169 2,645 1,323 (ARCADE) 23,456
2·A FLR. AREAS I ~I ==4,7~26==~=1~8,7~30==:====~=====~=2~3,4~56=~
2·B FLR. AREAS "] ~I ==21=9 =~==16,=549==:===~==========~==~
~FLR.AREAS
4TH fLR. AREAS I ~I ==1=6,8=B5=~====:===~======~=1=6,8=85~
~==5T;H;FL;R.=AR;EA~S=~1 ~I ==1=4,3~25==~==~===~=2=,5=60=(R=OO=F=DE=CK=)=~=1=6,8;85=~
~==6TH=F=LR=.AR=E=AS=~1 ~I ==1=4,3=25=~====:===~======~=1=4,3=25~
~==ITH~F~LR=.AR=E=AS=~I ~I ==1=4,3~25=~=====:====~========~=1=4,3~25~
TOTALS I I 84,228 66,214 2,645 7,233 160.320
NOTE I: THIS INFORMATION SHALL NOT BE USED FOR CONDOMINIUM DOCUMENTS.
NOTE 2: UNIT AREAS LISTED ARE FROM CENTER LINE OF TENANT SEPARATION AND
OUTSIDE Of EXTERIOR ANDIOR CORRIDOR WALLS. AREAS ARE APPROXIMATE
• UNIT AREA TABLE
UnilType
UnitOesc Unit Type Minimum Req.
1 Bed II Bath A-I 550
1 Bed II Bath A·2 550
1 Bed II Bath A-3 (UFAS) 550
1 Bed II Bath A-4 550
1 Bed II Bath A-5 550
1 Bed II Bath A-6 (UFAS) 550
2 Bed/2Bath B·l 700
2 Bed 12 Bath B·2 (UFAS) 700
2 Bed 12 Bath B·3 (UFAS) 700
2 Bed 12 Bath B-4 700
2 Bed 12 Bath B-5 700
2 Bed 12 Bath B-6 700
Efficiency E-l 400
E-2(UFAS)
----_.
Efficiency 400
TOTAL
• UNIT TYPES
UNITBl: 2 8EOflSATH
oce.: 5 PERSONS
TRAVEl01ST.:29'-O·
UNIT B5: 2 BEDI2 BATH
DCC.: 6 PERSONS
TRAVEL 015r.:41'.o'
Unit Areas
NCArea
550
572
698
550
618
605
B53
853
882
1072
1078
882
491
---~
Non-NCArea
0
0
0
0
0
0
0
0
0
0
0
0
0 -----
0
Total Unit Area Unit Project Project
inSF Total Percentages
550 22
572 5
698 5
62.637363
550 10
618 10
605 5
B53 2
853 4
882 2
20.879121
1072 5
1078 3
882 3
491 10
""484-----16.483516
5
91 100,000000
UNIT A3{UfAS): 1 BED/l BATH
oce.: 4 PERSONS
TRAVElOIST.:4S'·2-
UNIT 82 (UFAS): 2 BEOl2 BATH
OCC.: 5 PERSONS
TRAVEL DIST.: 2S'·10·
UNIT B6: 2 BEDI2 BATH
OCC.: S PERSONS
TRAVEL DISl: 37'-2'
• ZONING REQUIREMENTS
BUILDING FLOORS
~==FR=O=NT=S=ET=BA=CK=~ ~==N=O=NE==::====NO=N=E =~II NONE 120,.O'@5iliFLR.INONE/20'.j)'@5iliFLR.1
REAR SETBACK 11~=2~O'.j)~-=~===6=='4;' =~I LI _---"20'-'.()_' _---' __ -'-O'.()c.-_---'
LEFT SIDE SETBACK II NONE NONE I CN~-~-f-=:=J
I-RiGHrSiiiSETaACK,""] C NONE 5'.Q-I L NONE:::J NONE I
1_~O~BI§£J I 2-4 (PERDA)' II 7 (WITH BONUSES)
MAXIMUM HEIGHT I I 28'.Q'
'-PER PROPOSED DEVELOP ENT AGREEMENT WITH THE CITY OF SOUTH MIAMI
• PARKING COUNT
:===~B~UIL~D~ING~F~LO=O~RS~=~I I STANDARD
~==B=AS=EM=EN=T=FL=R'=AR=EA==:::::::I I 29
~===IST~F~LR=.AR;E=A==~I I 26
2·A FLR. AREA I L38 :===~2'~B~FLR.~AR~EA===~1 I 32
HANDICAP
:====T~OT~N..~P~RO~V~IDE~D==~I I 125
L-_____ P'-R~OJ~EC~T~ro~TN..~ ____ ~1 Ll ______ 213~ ____ ~
UNIT At 1 BEO/l BATH
occ.: 3 PERSONS
TRAVEL OIST.: 25',s'
UNIT Et EFfiCIENCY
OCC.: 3 PERSONS
TRAVEL OIST.: 26'·S·
UNIT AS: 1 aEOI1 BATH
acc.: 4 PERSONS
1I~VELDIST.:35',2·
UNIT E2 (UFAS): EFFICIENCY
acc.: 3 PERS0I1S
TRAVEL OIST.: 26'·9'
TRAVEL DIST.: 36'·0'
UNIT B4: 2 BEDI2BATH
OCC.: 6 PERSONS
TRAVEL OIST.: S9'-6'
• AUTHORITY HAVING JURISDICTION
CITY OF SOUTH MIAMI, FL BUILDING DEPARTMENT (305) 663·6355
• BUILDING CODES
2010 FLORIDA BUILDING CODE
2010 FLORIDA PLUMBING CODE
2010 FLORIDA MECHANICAL CODE
2010 FLORIDA FUEL AND GAS CODE
200B NATIONAL ELECTRICAL CODE
2012 FLORIDA ACCESSIBILITY CODE
2010 FLORIDA FIRE PREVENTION CODE
• PROJECT INFORMATION
ONE -7 STORY BUILDING WITH POURED·IN-PLACE CONCRETE SLABS AND LOAD-BEARING
CONCRETE COLUMNS WITH NON-LOADBEARING CONCRETE BLOCK EXTERIOR WALLS AND
NON-LOADBEARING METAL STUD INTERIOR WALLS
• ACCESSIBILITY REQUIREMENTS
THE DESIGN AND CONSTRUCTION REQUIREMENTS OF THE FAIR HOUSING ACT SHALL
APPLY TO THE APARTMENTS AND AMENITIES WITH REGARDS TO PUBLIC AND COMMON
USE SPACES AND FACILITIES. THE INTERIOR OF THE DWELLING UNITS COVERED BY THE
FAIR HOUSING ACT ARE DESIGNED TO MEET THE ACCESSIBILITY REQUIREMENTS. DESIGN
REQUIREMENTS ARE BASED ON THE FAIR HOUSING ACT DESIGN MANUAL, REVISED AS OF
1998.
THE DESIGN AND CONSTRUCTION REQUIREMENTS OF THE AMERtCANS WITH DISABILITIES
ACT, (ADA), STANDARDS, TITLE III, SHALL APPLY TO AREAS OPEN TO THE PUBLIC OR
AVAILABLE FOR PUBLIC ACCOMMODATION. DESIGN REQUIREMENTS ARE BASED ON THE
2012 FLORIDA ACCESSIBILITY CODE FOR BUILDING CONSTRUCTION,
THE DESIGN AND CONSTRUCTION REQUIREMENTS FOR APPLICABLE DWELLING UNITS
AND FACILITIES OBLIGATED TO COMPLY WITH SECTION 504 OF THE REHABILITATION
ACOT OF 1973 ARE BASED ON THE UNIFORM FEDERAL ACCESSIBILITY STANDARDS,
(UFAS), REVISED AS OF 198B,
• CODE COMPLIANCE
OCCUPANCY TYPE
CONSTRUCTION TYPE
R-2 RESIDENTIAL I S·2 STORAGE (PARKING GARAGE)
TYPE I·B, SPRINKLERED
(FIRE SPRINKLER SYSTEM NFPA 13 PER FBC 903.3.1.1)
AREA & HEIGHT LIMITATION (FBC TABLE 503):
MAX HEIGHT
MAX NUMBER OF STORIES
MAXIMUM AREA PER FLOOR
FIRE PROTECTION (PER FBC 601 & 602):
STRUCTURAL FRAME
EXTERIOR BEARING WALLS
INTERIOR BEARING WALLS
EXTERIOR NON·BEARING WALLS
INTERIOR NON-BEARING WALLS
FLOOR CONSTRUCTION
ROOF CONSTRUCTION
DWELLING UNIT SEPARATION WALLS (FBC 709)
FLOOR/CEILING ASSEMBLY (FBC 712)
REQUIREDIALLOWED
160'-0"
11 STORIES
UNLIMITED
2HR
3 HR
3HR
OHR
OHR
2HR
1 HR
1 HR
1 HR
PROPOSED
91'-3"
7 STORIES
23,456 S,F,
2HR
3HR
3HR
OHR ° HR 2HR
1 HR
1 HR
2 HR
• TABLE 602 REQUIRES 2 HR EXTERIOR WALLS ALONG NORTH AND WEST PROPERTY
LINES, 2 HOUR WALLS SHALL BE PROVIDED.
• OCCUPANCY & MEANS OF EGRESS (FBC, CHAPTER 10)
OCCUPANCY LOAD (S,F.I OCG.)
RESIDENTIAL UNITS
TRAVEL DISTANCE
WITHIN DWELLING UNITS
UNIT ENTRY TO EXIT ACCESS
EXITING REQUIREMENTS
NUMBER OF EXITS
STAIR
WIDTH
RISE
RUN
LANDING
HEADROOM
HANDRAIL DIAMETER
HANDRAIL PROJECTION FROM WALL
CORRIDOR WIDTH
GROUP
R-2
ALLOWED
75'-0"
200'-0"
REQUIRED
2 EXITS
36" (MIN)
7"(MAX)
11"(MIN)
44" (MIN)
80"
1.25"-2" (MAX)
1.5" (NFPA)
44"
ELEVATOR LOBBIES ARE NOT REQUIRED PER FBC 708.14.1 EXCEPTION #4
• EGRESS REQUIREMENTS
Occupant Load per FBC·Building Table 1004.1.1
Number of Exits per FBC-Building Tables 1015.1 & 1021.1
Actual Max.
FLOOR AREA
200 S.F.I OCC.
PROVIDED
59'-6"
177'·0" MAX.
PROVIDED
2 EXITS
4'-81/2"
7" MAX,
11"
5'-91/2"
>80"
1.5"
1.5"
72"
Actual
Floor
~~~-~:
Floor
Area per
Q~.~~f!~~
Gccup. Gccup. Exits Exits
1st
1st
lSI
2-A
2-A
2-B
3rd
4th
5th
6th
7th
8th
Residential
Garage
Commercial
Residential
Garage
Garage
Residential
Residential
Residential
Residential
Residential
Deleted
2,411
17,077
2,645
4,945
18,511
16,549
16,885
16,885
11,765
11.765
11,765
200
200
30
Per AI. 11
200
200
200
200
200
200
200
Dwelling unit exit requirements per FFPC 30,2.4
~O~d: Load: Jkq'd: Pro~ded;
68
74
45
45
45
13
86
89
71
93
83
85
85
59
59
59
No unit exceeds the maximum allowable egress travel distance per FBC 1014.3
• INTERIOR FINISHES (FBC, TABLE 803.9)
-VERTICAL EXIT & PASSAGE WAY
-EXIT ACCESS
• ROOM & ENCLOSEO SPACES
=C
=C
=C
ARCHITECTURE &
INTERIOR DESIGN, INC.
Pt...AN~G I ARCHTECTURE I M'ERlOR DESIGN
7450rienla avenue, suite 1121
allamonle springs, fl32701
phone: 407.830.1400
fax: 407.830.4143
AA0002731
wwv/.forumarchileclure.com
BENEFICIAL
COMMUNITIES
2206.jo·lln f)ri\"e~3ra.,o!<I, FI,:112,l
Metro South
Apartments
05116,·12
South Miami, FL
James B. Black
AR0Q11??1
SET DISTRIBUTIONS:
SitePlllllResubnlssioo
t .J).iAW.2. __ !40~_~Qgl"e?SS~ .. ~
08113'12 Pemlit.$el
06I26'138S1ilfY~ __
. QWn!.3 __ @IJ_SjQfY~!",,-~Ib1s .. ____ _
07l!813 ,,~II~_((y~e\'3J!:l1)S _____ _
. .. ~.I.n3.~ ~.p~'@.!~e[AtM~,"el)\Re.ill!x_' __
raUB O~'r::oJ~O!Il~kreemer,I-2ndJ'!~~s __
SHEET REVISIONS:
09'16113 4 $e'(oJnSI Re,isioo
---I-l----~~---~--
,
~
~ ~~!TED-By:
~ PROJECT NO.
o •
11-2795
Code Compliance &
Matrix
"------------
A1.02
FENCE-
0)
_____ 1_
----~-({-.
(1) Architectural Site Plan
(0
=-----~--~------===::::;::=----+~-
I
PARKING & GARAGE I
I
PARKING
I
1 DOWN
SW61ST AVE
-AWNING ABOVE
GARAGE ENTRANCE
---I
I
I
I
A-LAr,uoLI\t'oTREE
(TYPICAL)
r-= en
ci o
I-
ill en
Z
=> ~
o
Z
N t--
S en
• SHEET NOTES
A THIS SITE PLAN IS MEANT TO SHOW RELATIONSHIPS
BETWEEN BUILDINGS ON SITE. REFER TO SHEET
A1.02 FOR UNIT MIX AND BUILDING AREAS
REFER TO APPROVED CIVIL ENGINEER'S SITE PLAN
AND DETAILS FOR ACTUAL BUILDING LOCATIONS,
FINISH GRADES, FLOOR ELEVATIONS, UTILITIES,
DRAINAGE, ETC.
C REFER TO APPROVED LANDSCAPE ARCHITECTS
DRAWINGS FOR ALL LANDSCAPED AREAS,
HARDSCAPES, TREES AND PLANTINGS, ETC.
D REFER TO SHEET A1.03 FOR SITE WORK GENERAL
NOTES
ANY DIMENSIONS SHOWN ON THIS ARCHITECTURAL
SITE PLAN SHALL BE VERIFIED WITH CIVIL
ENGINEER'S DRAWINGS PRIOR TO START OF
CONSTRUCTION
REFER TO APPROVED CIVIL ENGINEER'S DRAWINGS
FOR SITE PLAN ELEVATIONS FOR ACCESSIBILITY
ROUTES AND HANDICAP COMPLIANT SLOPES.
SLOPES SHALL NOT EXCEED 1:20
• VICINITY MAP
FORUM.
ARCHITECTURE &
INTERIOR DESIGN, INC.
PlAN/Ia'lG I ARCHTECTURE I NTERK>R DESIGN
745 orienta avenue, suite 1121
altamontesprlngs,f132701
phone: 407.830.1400
fa)(: 407.830.4143
AA0002731
vNNJJorumarchitecture.com
BENEFICIAL
COMMUNITIES
2206.)o_AnrJril"eSarasola,FJ,:l4231
Metro South
Apartments
South Miami, FL
James B. Black
AROOl1224
"'j nResubnission
4 SHEET REVISIONS:
1211S'12 3 i 0 Comm~rts 2
----+-+-----_.
~I~== ____ --: __ 1. I __
o ---+i=----~------
--~-~r-:::----~---== --=--=1 --
-~-1;--=-.
g
~ EDITED BY: JD ! PROJECT NO. 11-2795
~
Site Plan
A2.01
0--+--
0---:-
I
I
I 0-----:-
I
0----i-
!----ll------
(j) First Floor Plan
---------------I
I
I
----.
11
UNEXCAVATED
!
I
I
I
I
I
I
I
-I
I
I
0)
I
I -I-
I
I
I -I-
I
I
I -I-
I
I --I-
I
UNEXCAVATED
CD
! I
I
II
I
II -.-II
II
II
i I
: I
! I
II -.-
! I
• SHEET NOTES
A REFER TO SHEETS A1.04 & A1.05 FOR
CONSTRUCTION ASSEMBLIES
REFER TO STRUCTURAL DRAWINGS FOR SLAB
DIMENSIONS, CONCRETE WALL DIMENSIONS AND
OPENINGS
REFER TO SHEETS A9.11 THROUGH A9.31 FOR DOOR
& WINDOW SCHEDULES & DETAILS
D REFER TO ENLARGED APARTMENT UNIT PLANS ON
UNIT PLAN SHEETS A5.61·A5. 7 4
ALL EXTERIOR SLABS SHALL BE SLOPED TO DRAIN
AWAY FROM BUILDINGS MAX. 2% U.N.O.
REFER TO BUILDING ELEVATIONS FOR ACCENT
FURR·OUT AREAS AND WALL TYPES
G ALL HALLWAY CEILINGS SHALL BE AT 7'·8" A.F.F.
U.N.O.
• KEYNOTES
01 LOW WALL· 44" HIGH
02 COLUMN PER STRUCTURAL, TYP.
03 42" HIGH X 8" DIA. GALVANIZED AND PAINTED STEEL
CONCRETE FILLED BOLLARD WITH PVC CAP PER
STRUCTURAL
04 PREFABRICATED MESH SCREEN GUARD
05 AWNING ABOVE / BELOW PER ELEVATIONS
06 SECURITY GATE WITH CARD ACCESS
07 GARAGE VENTLOUVER PER DETAIL
08 BIKE STORAGE RACK FOR 14 BIKES MINIMUM
09 SOFFIT AT 7'·2" A.F.F.
10 PROVIDE FIRE ALARM HORN STROBES IN THIS UNIT
PER ELECTRICAL
• GARAGE OPENINGS
NOTE: SLOPE TOP AND BOnOM OF OPENINGS TO BE
PARALLEL WITH SLAB SLOPE
A 8'-8" X 4'-8" OPENING, SILL AT 3'·8" A.F.F.
3'-0" X 3'-0" OPENING, SILL HEIGHT VARIES, REFER TO
BUILDING ELEVATIONS
C 8'·8" X 4'-4" OPENING, SILL AT 4'·0" A.F.F.
D 24'·0" X 8'-4" OPENING, GARAGE ENTRY/EXIT
8'·8" X 3'·0" OPENING, SILL AT 5'-4" A.F.F.
17'·0" X 4'·8" OPENING, SILL AT 3'·8" A.F.F.
• GARAGE OPENING CALCULATIONS
PER FBC 406.3.3.1
FIRST FLOOR:
GARAGE PERiMETER: 568'·10"
GARAGE PERIMETER WALL AREA: 4,738.38 S.F.
REQUIRED OPENING AREA: 947.68 S.F.
PROVIDED OPENING AREA: 994.6 S.F.
REQUIRED LENGTH OF OPENINGS: 227.53'
PROVIDED LENGTH OF OPENINGS: 228.96'
FLOOR2A:
GARAGEPERIMETER: 563'·0"
GARAGE PERIMETER WALL AREA: 4,689.79 S.F.
REQUIRED OPENING AREA: 937.96 S.F.
PROVIDED OPENING AREA: 1,198.7 S.F.
REQUIRED LENGTH OF OPENINGS: 225.2'
PROVIDED LENGTH OF OPENINGS: 268.28'
FLOOR2B:
GARAGEPERIMETER: 512'·8"
GARAGE PERIMETER WALL AREA: 4,270.46 S.F.
REQUIRED OPENING AREA: 854.09 S.F.
PROVIDED OPENING AREA: 1,736.7 S.F.
REQUIRED LENGTH OF OPENINGS: 205.06'
PROVIDED LENGTH OF OPENINGS: 271.25'
• 3
FORUM.
ARCHITECTURE &
INTERIOR DESIGN, INC.
PL.AN~G I ARCHTECTIJRE I MERIOROESIGN
745 orienta avenue, suile 1121
altamonte springs. fl32701
phone: 407.830.1400
fax; 407.830.4143
AAOOO2731
www.forumarchitecture.com
BENEFICIAL
COMMUNITIES
22U6.Jo·lln IJril\,:':arasota, FI.:j12:l1
Metro South
Apartments
South Miami, FL
James B. Black
AROOl1224
t SET DISTRIBUTIONS: . --
_Jl!@!t. _._Qyf.~.BfJ~_.","_
05116.12 SilePlGnResuOOissioo
06m'!2 SitePlanResubrrission
f .jl]l~.WL _!!(t\C~~._ ._ .. _. __ .. _ .. _"
08113.112 PelTTlilSel
06126'13 6Sln E1evaOOns
_ JWW!L .J¥M1.J.t~U:n!)~!L ___ ~_~ ... _ .. _.
_ 9W~lL 4n ~!:ry.~~~~ __________ _
_~J~~_ .P.t;:~t:w~.teJ[@L~~ __ _
oo.H.'13 O~\'el;JpT'2flI3lMreemro!·2ndH~g __
,
~ ---
i EoITEDBY: ss
~ PROJE-CT-NO~-----11-2795
~
Basement Plan
A5.05
8
!
-T-
-------'r--------
II --------------II
(1) First Floor Plan
r-,
EMI GENER~TOR
I I
I I
I I
I I
I I
L_-'
8 ,
GARAGE ENTRANCE
/0 //
//
====;::::;/
• SHEET NOTES
A REFER TO SHEETS A1.04 & A1.0S FOR
CONSTRUCTION ASSEMBLIES
REFER TO STRUCTURAL DRAWINGS FOR SLAB
DIMENSIONS, CONCRETE WALL DIMENSIONS ANO
OPENINGS
C REFER TO SHEETS A9.11 THROUGH A9.31 FOR DOOR
& WINDOW SCHEDULES & DETAILS
o REFER TO ENLARGED APARTMENT UNIT PLANS ON
UNIT PLAN SHEETS AS.61·AS.74
ALL EXTERIOR SLABS SHALL BE SLOPED TO DRAIN
AWAY FROM BUILDINGS MAX. 2% U.N.O.
REFER TO BUILDING ELEVATIONS FOR ACCENT
FURR·OUT AREAS AND WALL TYPES
G ALL HALLWAY CEILINGS SHALL BE AT )'·8" A.F.F.
U.N.O.
• KEYNOTES
01 LOW WALL· 44' HIGH
02 COLUMN PER STRUCTURAL, TYP.
03 42" HIGH X 8" DIA. GALVANIZED AND PAINTED STEEL
CONCRETE FILLED BOLLARD WITH PVC CAP PER
STRUCTURAL
04 PREFABRICATED MESH SCREEN GUARD
05 AWNING ABOVE / BELOW PER ELEVATIONS
06 SECURITY GATE WITH CARD ACCESS
07 GARAGE VENTlOUVER PER DETAIL
08 BIKE STORAGE RACK FOR 14 BIKES MINIMUM
09 SOFFIT AT 7'·2" A.F.F.
10 PROVIDE FIRE AlARM HORN STROBES IN THIS UNIT
PER ELECTRICAL
• GARAGE OPENINGS
NOTE: SLOPE TOP AND BOnOM OF OPENINGS TO BE
PARALLEL WITH SLAB SLOPE
A 8'·8' X 4'-8" OPENING, SILL AT 3'·8" A.F.F.
3'-0" X 3'-0" OPENING, SILL HEIGHT VARIES, REFER TO
BUILDING ELEVATIONS
C 8'·8" X 4'-4" OPENING, SILL AT 4'·0" A.F.F.
o 24'·0" X 8'-4" OPENING, GARAGE ENTRY/EXIT
8'·8" X 3'-0" OPENING, SILL AT 5'-4" A.F.F.
17'·0' X 4'·8" OPENING, SILL AT 3'·8' A.F.F.
• GARAGE OPENING CALCULATIONS
PER FBC 406.3.3.1
FIRST FLOOR:
GARAGE PERIMETER = 568'·10"
GARAGE PERIMETER WALL AREA = 4,738.38 S.F.
REQUIRED OPENING AREA = 947.68 S.F.
PROVIDED OPENING AREA = 994.6 S.F.
REQUIRED LENGTH OF OPENINGS = 227.53'
PROVIDED LENGTH OF OPENINGS = 228.96'
FLOOR 2"
GARAGE PERIMETER = 563'·0"
GARAGE PERIMETER WALL AREA = 4,689.79 S.F.
REQUIRED OPENING AREA = 937.96 S.F.
PROVIDED OPENING AREA = 1,198.7 S.F.
REQUIRED LENGTH OF OPENINGS = 225.2'
PROVIDED LENGTH OF OPENINGS = 268.28'
FLOOR2B:
GARAGE PERIMETER = 512'·8"
GARAGE PERIMETER WALL AREA = 4,270.46 S.F.
REQUIRED OPENING AREA = 854.09 S.F.
PROVIDED OPENING AREA = 1,736.7 S.F.
REQUIRED LENGTH OF OPENINGS = 205.06'
PROVIDED LENGTH OF OPENINGS = 271.25'
ARCHITECTURE &
INTERIOR DESIGN, INC.
PLAN~G I ARCI-fTECTURE I MERIORDESIGN
745 ofienta avenue, suite 1121
altamonte springs, n 32701
phone: 407.830.1400
fax: 407.830.4143
AA0002731
www.forumarchitecture.com
BENEFICIAL
COMMUNITIES
Metro South
Apartments
Soulh Miami, FL
James B. Black
AR0011224
SET DISTRIBUTIONS:
~f-SM.£'!¥I~esublliSSjQ!L_.
05123'12 ~€PlanResul:ms5lon
06128'12 St.:ePlanResuOOission
_OlIZ4L12 __ ~ _~B~%'L _________ _
_~laU!L _m£!w!:~~J"AS •• _____ _
08jll'12 P~1Tli!Set
__ WillliL _ ..PJ~~~_Agree£r.rolRelisions
09113.113 Dovelm:n!alktreeme!1t-2I!dJ:le.qtil.!L~ __ _
__ ~ _~EET REVISIONS:
11119'12 2 BI O:ptCommelllsl __ _
12/1912 3 BI;!~Ccrnm~sL_
-------t--! ---i
EDITED BY: JD
PROJECT NO. 11·2795
First Floor Plan
A5.10
0-t
I
I 0~
I
0-----+ --
I
0--~
(0
I
,
,--..----'-;/ -----
~., /'
I----------------~y
~:J
~~~~·~~~~~~~~~~~~~~I77
'I'
II
II
II
(1) Second Floor Plan -2A
(0
!
_____ _ _____ _ _____ _.'C_~-L~
I
! •
.0
GAMEROOM I THEATER
I r1 ·-·'.
\ I
',1 ,--
I
I
I
I
EXERCISE ROOM
(:)
I I I
I
L
• SHEET NOTES
A REFER TO SHEETS A1.04 & A1.0S FOR
CONSTRUCTION ASSEMBLIES
REFER TO STRUCTURAL DRAWINGS FOR SLAB
DIMENSIONS. CONCRETE WALL DIMENSIONS AND
OPENINGS
REFER TO SHEETS A9.11 THROUGH A9.31 FOR DOOR
& WINDOW SCHEDULES & DETAILS
0 REFER TO ENLARGED APARTMENT UNIT PLANS ON
UNIT PLAN SHEETS AS.61-AS.74
ALL EXTERIOR SLABS SHALL BE SLOPED TO DRAIN
AWAY FROM BUILDINGS MAX. 2% U.N.O.
REFER TO BUILDING ELEVATIONS FOR ACCENT
FURR-OUT AREAS AND WALL TYPES
G ALL HALLWAY CEILINGS SHALL BE AT T-8" A.F.F.
U.N.O.
• KEYNOTES
01 LOW WALL -44" HIGH
02 COLUMN PER STRUCTURAL. TYP.
03 42' HIGH X 8" DIA. GALVANIZED AND PAINTED STEEL
CONCRETE FILLED BOLLARD WITH PVC CAP PER
STRUCTURAL
04 PREFABRICATED MESH SCREEN GUARD
OS AWNING ABOVE / BELOW PER ELEVATIONS
06 SECURITY GATE WITH CARD ACCESS
07 GARAGE VENT LOUVER PER DETAIL
08 BIKE STORAGE RACK FOR 14 BIKES MINIMUM
09 SOFFIT AT T-2" A.F.F.
10 PROVIDE FIRE ALARM HORN STROBES IN THIS UNIT
PER ELECTRICAL
• GARAGE OPENINGS
NOTE: SLOPE TOP AND BonOM OF OPENINGS TO BE
PARALLEL WITH SLAB SLOPE
A 8·-8" X 4·-8" OPENING. SILL AT 3·-8·' A.F.F.
3'-0' X 3·-0' OPENING, SILL HEIGHT VARIES. REFER TO
BUILDING ELEVATIONS
C 8·-8" X 4'-4' OPENING, SILL AT 4'-0" A.F.F.
D 24'-0" X 8'4" OPENING. GARAGE ENTRY/EXIT
8'-8" X 3'-0' OPENING, SILL AT 5'4" A.F.F.
1T-0" X 4'-8" OPENING, SILL AT 3'-8" A.F.F.
• GARAGE OPENING CALCULATIONS
PER FBC 406.3.3.1
FIRST FLOOR:
GARAGE PERiMETER = S68'-10"
GARAGE PERIMETER WALL AREA = 4,738.38 S.F.
REQUIRED OPENING AREA = 947.68 S.F.
PROVIDED OPENING AREA = 994.6 S.F.
REQUIRED LENGTH OF OPENINGS = 227.53'
PROVIDED LENGTH OF OPENINGS = 228.96'
FLOOR2A:
GARAGE PERIMETER = 563'-0"
GARAGE PERIMETER WALL AREA = 4,689.79 S.F.
REQUIRED OPENING AREA = 937.96 SJ.
PROVIDED OPENING AREA = 1.198.7 SJ.
REQUIRED LENGTH OF OPENINGS = 225.2'
PROVIDED LENGTH OF OPENINGS = 268.28'
FLOOR 2B:
GARAGE PERIMETER = 512'-8"
GARAGE PERIMETER WALL AREA = 4,270.46 S.F.
REQUIRED OPENING AREA = 854.09 S.F.
PROVIDED OPENING AREA = 1,736.7 S.F.
REQUIRED LENGTH OF OPENINGS = 20S.06'
PROVIDED LENGTH OF OPENINGS = 271.2S'
t
t
ARCHITECTURE &
INTERIOR DESIGN, INC.
PLAN~G I ARCKIECTURE I NTERIOR DESIGN
745 orienta avenue, sulle 1121
aUamonte springs, II 32701
phone: 407.830.1400
fax: 407.830.4143
AA0002731
www.forumarchiteclure.com
BENEFICIAL
COMMUNITIES
Metro South
Apartments
South Miami, FL
James B. Black
AR0011224 1. SET DISTRIBUTIONS:
05Jlil,r12 SitePLmRescOOission
0&.'28.'12 Si!.ePlanResubr.'ission
t -:~;'i'" .~~$.~L~. __ .~ _______ ._
06/26113 8Storv8e>-adros
07il8i13 Af1.Sttry.El''t,t~
'-:;~~i'" . ~~::~.~:!:::;~---, f ...... -,-._-.. _-... -. ~-. .... . ... _ .. _-.. -.. -.
SHEET REVISIONS:
;]'-'--
I I --~-rl
====rl----------.. ,------"'-!'~---l --.---~---------..
,, __ ,,':.1. __ L ___ "._. ___ ~_, __ .. ___ ~ _____ _
=-l=-j-------~-
,':l=
~ _____ ~ __ l L _______________ _
~ EDITED BY: JDRP
~ PROJECT NO. 11-2795
~
Second Floor Plan -2A
A5.11
ll:
"
I
I (0~
I
I ,
0---+
0~--
I r-----------------------~0'
(1J Second Floor Plan -2B
OPEN
TO
BELOW
(0
!
(5)
I
I
-[j]
!n
~ i ~
~ i ~
11
0)
,
/
/-p
"
ENTRY VESTIBULE
/
(0
I
I -I
I
I
I
I
I
REFER TO SHEET
AS.11 FOR THIS
AREA
-,----
I
I
I
I
I
I
I
I
I
(0
I
:~--,.
• SHEET NOTES
A REFER TO SHEETS A1.04 & A1.05 FOR
CONSTRUCTION ASSEMBLIES
REFER TO STRUCTURAL DRAWINGS FOR SLAB
DIMENSIONS. CONCRETE WALL DIMENSIONS AND
OPENINGS
C REFER TO SHEETS A9.11 THROUGH A9.31 FOR DOOR
& WINDOW SCHEDULES & DETAILS
D REFER TO ENLARGED APARTMENT UNIT PLANS ON
UNIT PLAN SHEETS A5.61·A5.74
ALL EXTERIOR SLABS SHALL BE SLOPED TO DRAIN
AWAY FROM BUILDINGS MAX. 2% U.N.O.
REFER TO BUILDING ELEVATIONS FOR ACCENT
FURR·OUT AREAS AND WALL TYPES
G ALL HALLWAY CEILINGS SHALL BE AT 7'-8" A.F.F.
U.N.O.
• KEYNOTES
01 LOW WALL· 44" HIGH
02 COLUMN PER STRUCTURAL, TYP.
03 42" HIGH X 8" DIA. GALVANIZED AND PAINTED STEEL
CONCRETE FILLED BOLLARD WITH PVC CAP PER
STRUCTURAL
04 PREFABRICATED MESH SCREEN GUARD
05 AWNING ABOVE / BELOW PER ELEVATIONS
06 SECURITY GATE WITH CARD ACCESS
07 GARAGE VENT LOUVER PER DETAIL
08 BIKE STORAGE RACK FOR 14 BIKES MINIMUM
09 SOFFIT AT 7'·2" A.F.F.
10 PROVIDE FIRE ALARM HORN STROBES IN THIS UNIT
PER ELECTRICAL
• GARAGE OPENINGS
NOTE: SLOPE TOP AND BOTTOM OF OPENINGS TO BE
PARALLEL WITH SLAB SLOPE
A 8'·8" X 4'·8" OPENING, SILL AT 3'·8" A.F.F.
3'.{)" X 3'.{)" OPENING. SILL HEIGHT VARIES, REFER TO
BUILDING ELEVATIONS
C 8'·8" X 4'-4" OPENING, SILL AT 4'·0" A.F.F.
D 24'·0" X 8'-4" OPENING. GARAGE ENTRY/EXIT
8'·8" X 3'·0" OPENING, SILL AT 5'-4" A.F.F.
17'·0" X 4'·8" OPENING, SILL AT 3'·8" A.F.F.
• GARAGE OPENING CALCULATIONS
PER FBC 406.3.3.1
FIRST FLOOR:
GARAGE'PERIMETER ; 568'·10"
GARAGE PERIMETER WALL AREA; 4,738.38 S.F.
REQUIRED OPENING AREA; 947.68 S.F.
PROVIDED OPENING AREA; 994.6 S.F.
REQUIRED LENGTH OF OPENINGS; 227.53'
PROVIDED LENGTH OF OPENINGS; 228.96'
FLOOR2A:
GARAGE PERIMETER; 563'·0"
GARAGE PERIMETER WALL AREA; 4,689.79 S.F.
REQUIRED OPENING AREA; 937.96 S.F.
PROVIDED OPENING AREA; 1.198.7 S.F.
REQUIRED LENGTH OF OPENINGS; 225.2'
PROVIDED LENGTH OF OPENINGS; 268.28'
FLOOR2B:
GARAGE PERIMETER; 512'·8"
GARAGE PERIMETER WALL AREA; 4,270.46 S.F.
REQUIRED OPENING AREA; 854.09 S.F.
PROVIDED OPENING AREA; 1,736.7 S.F.
REQUIRED LENGTH OF OPENINGS; 205.06'
PROVIDED LENGTH OF OPENINGS; 271.25'
;;
~'
0
~ < ,
~
l
!
£
FORUM.
ARCHITECTURE &
INTERIOR DESIGN, INC.
PlANNING I ARCHTECTURE I MERlOROESIGN
745 orienta avenue, suite 1121
altamonte springs, fl32701
phone: 407.830.1400
fax; 407.830.4143
AAOOO2731
www.forumarchiteclure.com
BENEFICIAL
COMMU:-.IITfES
n06.hAf\[)ri\"~:;ara"Qta,FI,:-jj2:JI
Metro South
Apartments
South Miami, FL
James B. Black
AR0011224
I SET DISTRIBUTIONS: ; -;nr12r~~~~~-;:.~·.-I .J!~WJL Si;ePlO!lResutm$~
1\ ._~~@-.12 Si:ePlanResubrission
W?B_'tt_ SilePlilfl Resubrrlssion
07l24!12 _~Re~e'f1
14.'1 __ g~~ll~!]"tg! k~~~!B~lLmos_' ____ _
nroit}!JLLOml':lOO1:f1!:;l AgreemeIl1·2nd HMrtfj __
~~-t~~~
8 ~-=~. -... _ ... ~~ .. ------
I······rr'"'''~'~ ~ --~
E ---"
~ --._"." , ... ,----------------i . -..... -·-i·~··r-·-~·-·-·-----------
i I I '-w~-=-==j-[-=~-~==~~~ • ~
i EDITED BY: JORP ! PROJECT NO. 11·2795
Second Floor Plan -2B
AS.12
0-
@--
0--
I 0----~--
(1) Third Floor Plan
I
I
I
If'
,-
I
I
I
----I
I
I I
~
!]
I I ~ L---t-~=:~,_
CLUBROOM
CD
_ SHEET NOTES
A REFER TO SHEETS At04 & At05 FOR
CONSTRUCTION ASSEMBLIES
REFER TO STRUCTURAL DRAWINGS FOR SLAB
DIMENSIONS. CONCRETE WALL DIMENSIONS AND
OPENINGS
C REFER TO SHEETS A9.11 THROUGH A9.31 FOR DOOR
& WINDOW SCHEDULES & DETAILS
D REFER TO ENLARGED APARTMENT UNIT PLANS ON
UNIT PLAN SHEETS A5.61-A5.74
ALL EXTERIOR SLABS SHALL BE SLOPED TO DRAIN
AWAY FROM BUILDINGS MAX. 2% U.N.O.
REFER TO BUILDING ELEVATIONS FOR ACCENT
FURR-OUT AREAS AND WALL TYPES
G ALL HALLWAY CEILINGS SHALL BE AT 7'-8" A.F.F.
U.N.O.
_KEYNOTES
01 LOW WALL· 44" HIGH
02 COLUMN PER STRUCTURAL. TYP.
03 42" HIGH X 8" DIA. GALVANIZED AND PAINTED STEEL
CONCRETE FILLED BOLLARD WITH PVC CAP PER
STRUCTURAL
04 PREFABRICATED MESH SCREEN GUARD
05 AWNING ABOVE I BELOW PER ELEVATIONS
06 SECURITY GATE WITH CARD ACCESS
07 GARAGE VENT LOUVER PER DETAIL
08 BIKE STORAGE RACK FOR 14 BIKES MINIMUM
09 SOFFIT AT 7'·2" A.F.F.
10 PROVIDE FIRE ALARM HORN STROBES IN THIS UNIT
PER ELECTRICAL
FORUM.
ARCHITECTURE &
INTERIOR DESIGN, INC.
PlANNt-lG I ARCI-ITECTIJRE I MERIOR DESIGN
74Sorienla avenue, suite 1121
altamonlesprings, 1132701
phone:4Q7.830.14QO
fax: 407.830.4143
AA0002731
www.forumarchitecture.com
BENEFICIAL
COMMUNITIES
2206 .la·An [Jriv~ ~~r~';Gla, Fl. 31231
Metro South
Apartments
South Miami, FL
James B. Black
AROOl1224
SET DISTRIBUTIONS:
.~~¥"~R~eo\~·2w~c-___ _
---.Mil§eJl st:€PlilflB.i<S!!b!!!~~1
05123.\2 __ steF1~_~Rasu~
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7131112 ~""",,S<L" ____ _
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06126-'13 ___ 8~~Jle.~"
07117/13 618fTSl E~va\kJls
0711&'13 mSl E12>3'i'YIS
0&!4f13 Oeve! ental reemenlRelisiofis
A SHEET REVISIONS: -_L~_
=~::-~t-:-~_---_
~_-.l::+--___ _
__ , --F
···.~.~~T_~._-=--=--=-=-__ -__ ~
-~i=-~~C~
~lf~~
EDITED BY: JDRP
PROJECT NO. 11·2795
Third Floor Plan
A5.13
CD 8
I
(2)
I
o
I
0------
,"
RESIDENT LOUNGE
B2-UFAS
0----
B5
0--
OPEN TO COURTYARD BELOW
if
"
0-----
(1) Fourth Floor Plan
_ SHEET NOTES
A REFER TO SHEETS A1.04 & A1.05 FOR
CONSTRUCTION ASSEMBLIES
REFER TO STRUCTURAL DRAWINGS FOR SLAB
DIMENSIONS, CONCRETE WALL DIMENSIONS AND
OPENINGS
C REFER TO SHEETS A9.11 THROUGH A9.31 FOR DOOR
& WINDOW SCHEDULES & DETAILS
0 REFER TO ENLARGED APARTMENT UNIT PLANS ON
UNIT PLAN SHEETS A5.61-A5.74
ALL EXTERIOR SLABS SHALL BE SLOPED TO DRAIN
AWAY FROM BUILDINGS MAX. 2% U.N.O.
REFER TO BUILDING ELEVATIONS FOR ACCENT
FURR-OUT AREAS AND WALL TYPES
G ALL HALLWAY CEILINGS SHALL BE AT 7'·8" A.F.F.
U.N.O.
_KEYNOTES
01 LOW WALL -44" HIGH
02 COLUMN PER STRUCTURAL, TYP.
03 42" HIGH X 8" DIA. GALVANIZED AND PAINTED STEEL
CONCRETE FILLED BOLLARD WITH PVC CAP PER
STRUCTURAL
04 PREFABRICATED MESH SCREEN GUARD
05 AWNING ABOVE I BELOW PER ELEVATIONS
06 SECURITY GATE WITH CARD ACCESS
07 GARAGE VENTLOUVER PER DETAIL
08 BIKE STORAGE RACK FOR 14 BIKES MINIMUM
09 SOFFIT AT 7'-2" A.F.F.
10 PROVIDE FIRE ALARM HORN STROBES IN THIS UNIT
PER ELECTRICAL
• g
FORUM.
ARCHITECTURE &
INTERIOR DESIGN, INC.
PlANI'.W'-lG I ARCHTECTURE I NTERIOR DESIGN
745 orienta avenue, suite 1121
altamonte sprlngs, 0 32701
phone: 407.830.1400
fax: 407.830.4143
MOOD27]!
VNNI.forumarchiteclure.com
BENEFICIAL
COMMUNITIES
2206 .JQ·An iJmC' ~3rRwlll. FI, :11231
Metro South
Apartments
South Miami, FL
James B. Black
AR0011224 i SET DISTRIBUTIONS:
0511612 Si',ePlanR2sutfflsskln
05123.'!2 SileP!anRosutmssiorl
oom'!2 &eJl!anResubnissiorl
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,
~
i EDITED BY: JD
~ PROJECT NO. 11-2795
ti
~
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Fourth Floor Plan
~------------
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~ o A5.14
0----
0-
(0----
(j) Fifth Floor Plan
0)
!
!
CD
~CTe'~ -~~T~
B6,. A2/--~~-II!' i
OPEN TO COURTYARD BELOW
• SHEET NOTES
A REFER TO SHEETS A1.04 &A1.05 FOR
CONSTRUCTION ASSEMBLIES
REFER TO STRUCTURAL DRAWINGS FOR SLAB
DIMENSIONS, CONCRETE WALL DIMENSIONS AND
OPENINGS
C REFER TO SHEETS A9.11 THROUGH A9.31 FOR DOOR
& WINDOW SCHEDULES & DETAILS
0 REFER TO ENLARGED APARTMENT UNIT PLANS ON
UNIT PLAN SHEETS A5.61·A5.74
ALL EXTERIOR SLABS SHALL BE SLOPED TO DRAIN
AWAY FROM BUILDINGS MAX. 2% U.N.O.
REFER TO BUILDING ELEVATIONS FOR ACCENT
FURR·OUT AREAS AND WALL TYPES
G ALL HALLWAY CEILINGS SHALL BE AT 7'-8" A.F.F.
U.N.O.
• KEYNOTES
01 LOW WALL· 44" HIGH
02 COLUMN PER STRUCTURAL, TYP.
03 42" HIGH X 8" DIA. GALVANIZED AND PAINTED STEEL
CONCRETE FILLED BOLLARD WITH PVC CAP PER
STRUCTURAL
04 PREFABRICATED MESH SCREEN GUARD
05 AWNING ABOVE I BELOW PER ELEVATIONS
06 SECURITY GATE WITH CARD ACCESS
07 GARAGE VENT LOUVER PER DETAIL
08 BIKE STORAGE RACK FOR 14 BIKES MINIMUM
09 SOFFIT AT 7'-2" A.F.F.
10 PROVIDE FIRE ALARM HORN STROBES IN THIS UNIT
PER ELECTRICAL
~
0
FORUM.
ARCHITECTURE &
INTERIOR DESIGN. INC.
PL.AN~G I ARCI-ITECTURE I f\lTERDRDESIGN
745 orienta avenue, suite 1121
altamonte springs, fl32701
phone: 407.830.1400
(8)(;407.830.4143
AAOOO2731
WWN.forumarchiteclure.com
BENEFICIAL
COMMUNITIES
l200·Jo-An flr<l',!S~rasQla. F'J.:l12'3!
Metro South
Apartments
South Miami, FL
James B. Black
AR0011224
0SIl3'12_ Si!ePlan~~OOVssion_. _____ .
06128.'[2 ___ ~...iftanResu!:cis~
07124112 Ol\'ner....B~yI~J' ___ ... t "1l]f,J1I12 9(I~-'~IW~S_" __ _
~Z ___ Pemt.,~
06J26.U_ ~8e;-a~OQL
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~ ___ Q~~8tltrJM&ll!@t~2ndHeamQ _.
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8 SHEET REVISIONS:
~L ~ SmIlStOl'fRe..~ _____ _
~ EDITED BY: JORP ! PROJEC-TN-O. 11-2795
~
Fifth Floor Plan
A5.15
(0
I
(0
I
CD
I
I I
0----Ij=--=-=--==::-~ ----rr·jE~§·-,!·-::::::::::~3:::=::;;:::::::~~=rii=::::::::k~~:::::::::;;::::::::::r;;~=::::m=::::r~·~-·~-2==lI=:··-:J:_~-~-~::::::::;;;:::~"§'C§:ljF:::::::;;;:::::1C~.'O~CC"2cJ:==n:==='=JjF=n===;;:5;-_·-·:::;1r=-=cr,
I III
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0~-
0~-
E2-UFAS
0--
ROOF BELOW
0~-
0--
(1) Sixth Floor Plan
B5
OPEN TO COURTYARD BELOW
If
TERRACE
BELOW
,--
II
I
ARCHITECTURE &
INTERIOR DESIGN, INC.
~ PlAN~G I ARClflEcruRE I MERIORDESIGN
3
745 orienta avenue, suite 1121
aHamonlesprings, fl32701
phone: 407.830.1400
fax:407.830Af43
AA0002731
www.forumarchilecture.com
BENEFICIAL
COMMUNITIES
2~06.J~·A!l Drive F:arasota, FI,:lI2'31
Metro South
Apartments
South Miami, FL
James B. Black
AR0011224 1---SET DISTRIBUTIONS:
Ml2'3fl2. _~~~Jit'lf ... ~
0SJ16!12 SileFfanResuOOissioo
06.15'12 SilePianRe5ubnission
06m\'13 8$1 8eva~oos
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_~J!L12. __ .Qs.\~~~~Ilf.M~~~lR~L .. ~_~~.~~.
09113.'13 DaV!'lJ!>'l1~M~l·2ndH~
/.':; SHEET REVISIONS:
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i -=-~--~=--=--=~--~ EDITED BY: JD
~ PROJECT NO. 11-2795
~
Sixth Floor Plan
A5.16
• SHEET NOTES
A REFER TO SHEETS A1.04 & A1.05 FOR
CONSTRUCTION ASSEMBLIES
REFER TO STRUCTURAL DRAWINGS FOR SLAB
DIMENSIONS, CONCRETE WALL DIMENSIONS AND
OPENINGS
8
!
o
!
C REFER TO SHEETS A9.11 THROUGH A9.31 FOR DOOR
& WINDOW SCHEDULES & DETAILS
D REFER TO ENLARGED APARTMENT UNIT PLANS ON
UNIT PLAN SHEETS A5.61·A5.74
ALL EXTERIOR SLABS SHALL BE SLOPED TO DRAIN
AWAY FROM BUILDINGS MAX. 2% U.N.O.
REFER TO BUILDING ELEVATIONS FOR ACCENT
FURR·OUT AREAS AND WALL TYPES
G ALL HALLWAY CEILINGS SHALL BE AT )'·8' AF.F.
U.N.O.
• KEYNOTES
01 LOW WALL· 44' HIGH
02 COLUMN PER STRUCTURAL, TYP.
03 42' HIGH X 8' DIA. GALVANIZED AND PAINTED STEEL
CONCRETE FILLED BOLLARD WITH PVC CAP PER
STRUCTURAL
04 PREFABRICATED MESH SCREEN GUARD
05 AWNING ABOVE I BELOW PER ELEVATIONS
06 SECURITY GATE WITH CARD ACCESS
07 GARAGE VENT LOUVER PER DETAIL
08 BIKE STORAGE RACK FOR 14 BIKES MINIMUM
09 SOFFIT AT )'·2' AJ.F.
10 PROVIDE FIRE ALARM HORN STROBES IN THIS UNIT
PER ELECTRICAL
0--
0--OPEN TO COURTYARD BELOW
(0--
-----------T -------------------i--------
(1) Seventh Floor Plan
FORUM.
ARCHITECTURE &
INTERIOR DESIGN, INC.
PlAN/IC'lG I ARctfTEClURE I MERIOROE.SIG'II
745 orienta avenue, sulte 1121
all<lmOnlesprings, 1132701
phone: 407.830.1400
fa)(;407.830.4143
AAOOO2731
www.forurnarchitecture.com
BENEFICIAL
COMMU:>!ITlES
22% ,J!)·An fJri\~ S~ra,ota, Fl .. J~231
Metro South
Apartments
South Miami, FL
James B. Black
AR0011224
SET DISTRIBUTIONS:
~f2:3~12 ~ o:,,,~,,,"R,,~'A,,,~,----____ _
05116.'12 Si:eJ:'l~nR?Su~OO;l_
05I23!12 Si:eFli!,O..R~~~_
0612&12 Si:e.p!~!I_Re}_u~si()(,-
...J!1@JL.PMJ",·"R''''lie''-w _____ _
__ Qm![12, ~~",,,,,,S",.l ____ _
08113/12 PerrnitSet~ __ _
06125:13 8~i!e.'@iOO$_. __ _
~l[UijL .6iW"""StO!V"",'kM",,,.,,,,· '-' ____ _
_ .Qi'L1~_ .3I7St'Xl'E1:lffi:iJ!ls
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00113.113 Da~~~lJEi}.g~eol-)n~H~JJ
8 _ ... SH .. E:,:E __ T ... RE::,V .. IS ... IO,,-N ... S,--: _
-LI
EDITED BY: JDRP
PROJECT NO. 11-2795
Seventh Floor Plan
A5.17
(1) South Elevation
• SHEET NOTES
A REFER TO SHEET Al.03 FOR GENERAL NOTES
REFER TO SHEETS Al.04 & Al.0S FOR CONSTRUCTION
ASSEMBLIES
C REFER TO SHEETS A9.11 THROUGH A9.31 FOR DOOR
AND WINDOW DETAILS
o DIMENSIONS AND WALL TYPES NOTED ON
ELEVATIONS INDICATE AREAS OF ACCENT
FURR·OUTS. REFER TO SECTIONS FOR ADDITIONAL
INFORMATION
• KEYNOTES
01 STUCCO WALL FINISH PER ASSEMBLY, TYP.
02 11/2" WIDE STUCCO REVEAL ACCESSORY, TYP.
PROVIDE SEAlANT AT END TERMINATIONS.
03 CONTROL JOINT, TYP .. WHERE VERTICAL JOINTS
MEET HORIZONTAL JOINTS OR WINDOWS, OR DOORS,
PROVIDE SEALANT IN VERTICAL JOINTS EXTENDING
ABOVE THE INTERSECTION
04 PRE·F ABRICATED ALUM GUARDRAIL WITH OPEN
MESH INFILL PANELS, TYP.
as HORIZONTAL ROLLER WINDOW WITH INSECT SCREEN,
TYP.
06 FIXED WINDOW, TYP.
07 PRE·FABRICATED ALUMINUM SUN SHADE, TYP.
08 ALUM/GLASS STOREFRONT SYSTEM
09 FLUSH PANEL DOOR PER SCHEDULE
10 METAL PARAPET CAP AND DECORATIVE RAISED
STUCCO TRIM BAND, TYP.
11 METAL PARAPET CAP, TYP.
12 PREFABRICATED MESH SCREEN GUARD
13 STUCCO TRIM BAND
14 STONE VENEER
15 ALUMINUM TRELLIS PER LANDSCAPE ARCHITECT
16 ALUMINUM CLAD FASCIA
17 FALSE BALCONY· PRE·FABRICATED ALUMINUM WITH
OPEN MESH INFILL PANELS
18 GARAGE ENTRY
... .. .. · .. -.... 19 TRASH CHUTE CHIMNEY
1
ARCHITECTURE &
INTERIOR DESIGN, INC.
PLAN/lW.jG I ARCHTEClURE I MERlOROESIGN
745 orienla. avenue, suite 1121
allamonle springs, f132701
phone: 407.830.1400
fa)(: 407.830.411\3
AA0002731
www.forumarchitecture.com
BENEFICIAL
COMMUNITIF:S
1206·Jo·AnTJriv~BaraMa,FJ.~jj2:31
Metro South
Apartments
South Miami, FL
James B. Black
AR0011224 i .... _"T=SE=-:T..:D::.:IS""T"'RI=BU'"'T::.:IO::..N"'S'--: __ _
.2 ().IW12 (},omt:(R",~\i"'~ •• :-:-c-___ _
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08113:12 PoonitSeL.
00126'13 8S E1evatill(!L _
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.~!l.Ii.m·13 m~~·.oB."'''''"''''''''· ___ _
~ PBI-.lli13 De~_~~reemwtRe\i;ions
0Si13.113 ~'a' eoJi"-A!lre:err@l-)Il~H~
I!J, SHEET REVISIONS:
......,.091"'1&' ..... 13 -t-'4-t"'S.",ven""St~B_~~ __ _
~ .. ~-------------
~ -----------------
.g EDITED BY: JD RP KF ! ~~No.----""-""11.2795
~
Exterior Elevations
A6.11
IDOl IDl
DO rOi ~
DO D
D
(1) East Elevation
D
• SHEET NOTES • KEYNOTES
A REFER TO SHEET A1.03 FOR GENERAL NOTES 01 STUCCO WALL FINISH PER ASSEMBLY, TYP.
REFER TO SHEETS A1.04 & A1.05 FOR CONSTRUCTION02 1112" WIDE STUCCO REVEAL ACCESSORY, TYP.
ASSEMBLIES PROVIDE SEALANT AT END TERMINATIONS.
C REFER TO SHEETS A9.11 THROUGH A9.31 FOR DOOR 03 CONTROL JOINT, TYP .. WHERE VERTICAL JOINTS
AND WINDOW DETAILS MEET HORIZONTAL JOINTS OR WINDOWS, OR DOORS,
PROVIDE SEALANT IN VERTICAL JOINTS EXTENDING o DIMENSIONS AND WALL TYPES NOTED ON ABOVE THE INTERSECTION
ELEVATIONS INDICATE AREAS OF ACCENT
FURR-OUTS. REFER TO SECTIONS FOR ADDITIONAL 04 PRE-FABRICATED ALUM GUARDRAIL WITH OPEN
INFORMATION MESH INFILL PANELS, TYP.
05 HORIZONTAL ROLLER WINDOW WITH INSECT SCREEN,
TYP.
06 FIXED WINDOW, TYP.
07 PRE-FABRICATED ALUMINUM SUN SHADE, TYP.
08 ALUM/GLASS STOREFRONT SYSTEM
09 FLUSH PANEL DOOR PER SCHEDULE
10 METAL PARAPET CAP AND DECORATIVE RAISED
STUCCO TRIM BAND, TYP.
11 METAL PARAPET CAP, TYP.
12 PREFABRICATED MESH SCREEN GUARD
13 STUCCO TRIM BAND
14 STONE VENEER
15 ALUMINUM TRELLIS PER LANDSCAPE ARCHITECT
16 ALUMINUM CLAD FASCIA
17 FALSE BALCONY-PRE-FABRICATED ALUMINUM WITH
OPEN MESH INFILL PANELS
18 GARAGE ENTRY
19 TRASH CHUTE CHIMNEY
0 I I ~ .. ~~_J
FORUM.
ARCHITECTURE &
INTERIOR DESIGN, INC. f PlAN~G I ARCI-fTEct1JRE I NTERlOR DESIGN
8
,
f
i
~
E
745 orien!a avenue, suite 1121
allamonte sprlngs, fl32701
phone: 407.830.1400
fax: 407.830.4143
AA0002731
www.forumarchitecture.com
BENEFICIAL
COMMUNITIES
2206.J .... fllIlJri\"~f:arR50ta,F!.:llnl
Metro South
Apartments
South Miami, FL
James B. Black
AR0011224
SET DISTRIBUTIONS:
~l2lt12 ___ ~ID.b."!I _
_ .!'!:ill'12 &ePl ResuOOissioo
~_().5gl112 Si!ePlanRasuOOission
nResubITission
01411 ~...1'!.&-~
_@llilL _Jl!J~.E!:~_S_eL
0711&113 _~9!YBeI'a-Sx~~
~~ ~'f-f~_Agre€m=!!lR~
0913.'1 "I'd .2fltal reemenl·2ndHea'
--'---'---------
~ EIlITED BY: -----JDRPKF ! PROJECT NO.
~
11-2795
Exterior Elevations
A6.12
w m
"
.,77'", ~~------
~~1~or ---, ---
FALSE BALCONY
(TYPICAL THIS
ELEVATION)
II
(1) North Elevation
• SHEET NOTES
A REFER TO SHEET A 1,03 FOR GENERAL NOTES
REFER TO SHEETS A1,04 & A1.05 FOR CONSTRUCTION
ASSEMBLIES
C REFER TO SHEETS A9, 11 THROUGH A9,31 FOR DOOR
AND WINDOW DETAILS
o DIMENSIONS AND WALL TYPES NOTED ON
ELEVATIONS INDICATE AREAS OF ACCENT
FURR·OUTS, REFER TO SECTIONS FOR ADDITIONAL
INFORMATION
.KEYNOTES
01 STUCCO WALL FINISH PER ASSEMBLY, TYP,
02 11/2" WIDE STUCCO REVEAL ACCESSORY, TYP,
PROVIDE SEALANT AT END TERMINATIONS,
03 CONTROL JOINT, TYP .. WHERE VERTICAL JOINTS
MEET HORIZONTAL JOINTS OR WINDOWS, OR DOORS,
PROVIDE SEALANT IN VERTICAL JOINTS EXTENDING
ABOVE THE INTERSECTION
04 PRE-FABRICATED ALUM GUARDRAIL WITH OPEN
MESH INFILL PANELS, TYP,
05 HORIZONTAL ROLLER WINDOW WITH INSECT SCREEN,
TYP,
06 FIXED WINDOW, TYP.
01 PRE-FABRICATED ALUMINUM SUN SHADE, TYP,
08 ALUM/GLASS STOREFRONT SYSTEM
09 FLUSH PANEL DOOR PER SCHEDULE
10 METAL PARAPET CAP AND DECORATIVE RAISED
STUCCO TRIM BAND, TYP,
11 METAL PARAPET CAP, TYP,
12 PREFABRICATED MESH SCREEN GUARD
13 STUCCO TRIM BAND
14 STONE VENEER
15 ALUMINUM TRELLIS PER LANDSCAPE ARCHITECT
16 ALUMINUM CLAD FASCIA
17 FALSE BALCONY-PRE-FABRICATED ALUMINUM WITH
OPEN MESH IN FILL PANELS
18 GARAGE ENTRY
19 TRASH CHUTE CHIMNEY
ARCHITECTURE &
INTERIOR DESIGN, INC.
PlANNING I ARCI-fTECllJRE I NTERK>R DESIGN
7450rienla avenue, suite 1121
aHamontesprlngs, "32701
phone: 407,830.1400
fa)(: 407.830.4143
AA0002731
www.forumarchiteclure.com
BENEFICIAL
COMMUNITIES
221}6.J<)·An[)ri\·~Sara;;ota,FI,.11nl
Metro South
Apartments
South Miami, FL
James B. Black
AR0011224 I SET DISTRIBUTIONS,
04123/12 ~OoID!f-Bm~!L_~.~~.~ .. _"_
,
!
JJ,5!J§.!l2_ SitePlanResuOOissioo
_.P.Wl!l.L ~ePlanRasulxTission
JI6,r'23'!2_ SitePl5flResuWssion
07124112 CMmfReliew
07131112 ...J!!r.L~Se!..~_.~~
.~13J2 Perrnil.Set
.~,J! 8 E1ewsrn
07/17113 _6t8I1S\~.nr..'jI~.s.
07/1M3 _4!lgl!Y~~q!!oM
~--2"&~@~.~]~lR~ .. ~
"OO!l3!Q Gal'<! _, rremenl·2rnJHoait
SHEET REVISIONS,
i EDITE=D"BC-YC-, --JDRPKF
~ PROJECT NO. 11-2795
Exterior Elevations
A6.13
\l
-Q~:~' --------------"
• SHEET NOTES • KEYNOTES
A REFER TO SHEET A1.03 FOR GENERAL NOTES 01 STUCCO WALL FINISH PER ASSEMBLY, TYP.
REFER TO SHEETS A 1.04 & A1.0S FOR CONSTRUCTION02 1 1/2" WIDE STUCCO REVEAL ACCESSORY, TYP.
ASSEMBLIES PROVIDE SEALANT AT END TERMINATIONS.
C REFER TO SHEETS A9.ll THROUGH A9.31 FOR DOOR 03 CONTROL JOINT, TYP .. WHERE VERTICAL JOINTS
AND WINDOW DETAILS MEET HORIZONTAL JOINTS OR WINDOWS, OR DOORS,
PROVIDE SEALANT IN VERTICAL JOINTS EXTENDING
D DIMENSIONS AND WALL TYPES NOTED ON ABOVE THE INTERSECTION
ELEVATIONS INDICATE AREAS OF ACCENT
FURR·OUTS. REFER TO SECTIONS FOR ADDITIONAL 04 PRE·FABRICATED ALUM GUARDRAIL WITH OPEN
INFORMATION MESH INFILL PANELS, TYP.
05 HORIZONTAL ROLLER WINDOW WITH INSECT SCREEN,
TYP"
06 FIXED WINDOW, TYP"
07 PRE·FABRICATED ALUMINUM SUN SHADE, TYP"
08 ALUM/GLASS STOREFRONT SYSTEM
09 FLUSH PANEL DOOR PER SCHEDULE
10 METAL PARAPET CAP AND DECORATIVE RAISED
STUCCO TRIM BAND, TYP"
11 METAL PARAPET CAP, TYP"
12 PREFABRICATED MESH SCREEN GUARD
13 STUCCO TRIM BAND
14 STONE VENEER
15 ALUMINUM TRELLIS PER LANDSCAPE ARCHITECT
16 ALUMINUM CLAD FASCIA
17 FALSE BALCONY· PRE·FABRICATED ALUMINUM WITH
OPEN MESH INFILL PANELS
18 GARAGE ENTRY
19 TRASH CHUTE CHIMNEY
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(1) West Elevation
I
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" "
ARCHITECTURE &
INTERIOR DESIGN, INC"
PlANNt-lG I ARCI-fTEClURE I NTEfOOROESIGN
745 orienta avenue, suite 1121
altamonte springs, n 32701
phone: 407,830.1400
fax: 407.830.4143
AA0002731
VNIW.forumarchitecture.com
BENEFICIAL
COMMUNITIES
2206JIj·!m [)rin'~araS{)la, Fr.3~231
Metro South
Apartments
South Miami, FL
James B" Black
AROOl1224
SET DISTRIBUTIONS:
04m112 ().o.nI;tR~liew
~L Siie£'janResubrrission
05123.112_ ... SiI.!B.~.!lJ~~ __ ~L ___ "_
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08114/13 ~xmer.!alAoreemerrtRNsions
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~ ----'--------
/':; SHEET REVISIONS:
~ -+-+-------
~ -------,
~ EDITED BY: JDRPKF
~ PROJECT NO. 11-2795
~
Exterior Elevations
A6.14
o East Elevation
at Courtyard
1/8"=1'·0"
* "
W North Elevation
.",.", ...
'1'"3rdRoor
CD West Elevation
at Courtyard
~~~~-~ ~-l---------·j--j············ j.-..... .
(1) South Elevation
1/8"=1'·0"
• SHEET NOTES
A REFER TO SHEET A1.03 FOR GENERAL NOTES
REFER TO SHEETS A1.04 & A1.05 FOR CONSTRUCTION
ASSEMBLIES
C REFER TO SHEETS A9.11 THROUGH A9.31 FOR DOOR
AND WINDOW DETAILS
o DIMENSIONS AND WALL TYPES NOTED ON
ELEVATIONS INDICATE AREAS OF ACCENT
FURR-OUTS. REFER TO SECTIONS FOR ADDITIONAL
INFORMATION
• KEY NOTES
01 STUCCO WALL FINISH PER ASSEMBLY. TYP.
02 1112" WIDE STUCCO REVEAL ACCESSORY. TYP.
PROVIDE SEALANT AT END TERMINATIONS.
03 CONTROL JOINT. TYP .. WHERE VERTICAL JOINTS
MEET HORIZONTAL JOINTS OR WINDOWS. OR DOORS.
PROVIDE SEALANT IN VERTICAL JOINTS EXTENDING
ABOVE THE INTERSECTION
04 PRE-FABRICATED ALUM GUARDRAIL WITH OPEN
MESH INFILL PANELS. TYP.
05 HORIZONTAL ROLLER WINDOW WITH INSECT SCREEN.
TYP.
06 FIXED WINDOW. TYP.
07 PRE-FABRICATED ALUMINUM SUN SHADE. TYP.
OS ALUM/GLASS STOREFRONT SYSTEM
09 FLUSH PANEL DOOR PER SCHEDULE
10 METAL PARAPET CAP AND DECORATIVE RAISED
STUCCO TRIM BAND. TYP.
11 METAL PARAPET CAP. TYP.
12 PREFABRICATED MESH SCREEN GUARD
13 STUCCO TRIM BAND
14 STONE VENEER
15 ALUMINUM TRELLIS PER LANDSCAPE ARCHITECT
16 ALUMINUM CLAD FASCIA
17 FALSE BALCONY-PRE-FABRICATED ALUMINUM WITH
OPEN MESH INFILL PANELS
18 GARAGE ENTRY
19 TRASH CHUTE CHIMNEY
iFORUM.
3
i
"
ARCHITECTURE &
INTERIOR DESIGN, INC.
PlAN~G I ARCHTECTURE I NTERfORDESIGN
745 orienta avenue, suite 1121
altamonte springs, 1132701
phone: 407.830.1400
fax: 407.830.4143
AA0002731
www.forumarchitecture.com
BENEFICIAL
COMMUNITIES
2206 .Jo·An Drh'~ f:arasola, Fl. :h23t
Metro South
Apartments
South Miami, FL
James B. Black
AR0011224 l __ -,"S-=.:ET~I_ST_R_IBU_T_ION.~ .. __ .
~=+-~~~.~~:#---...
... Q?11§.!l.L SjtePli!!!Resu~
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717/1
71111
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---T"8,.. .. _S_HE_E_T REVISI()NS:
--H-----··-· --+-+ .'---.. _.
f ----+-+-----
~ ----
, ,
E
--H
i EDITED BY,
Z PROJECTNO~
~
JDRPKF
11·2795
Exterior Elevations
A6.15