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Res. No. 091-99-107151 RESOLUTIONNO.91-99-10715 2 3A RESOLUTION OF THE MAYOR&CITY COMMISSION OF THECITY 4 OF SOUTH MIAMI,FLORIDA,RELATING TOA REQUEST FOR SPECIAL 5EXCEPTIONSOF SECTIONS 20-7.9 "DOWNTOWN STREETS"AND20- 6 7.13 "REGULATING PLAN"OF THELAND DEVELOPMENT CODE FOR 7ABUILDING LOCATED INTHESR"SPECIALTYRETAIL"ZONING 8DISTRICT,SPECIFICALLY ONS.W.57COURTBETWEENS.W.73 9STREETANDS.W.74 STREET,SOUTH MIAMI,FLORIDA 33143: 10 11 12 WHEREAS,The Westway Limited,on behalf of property 13 owners,Meba Inc.and Pine Dale of Miami Inc.has submitted 14 a letter of intent to build a 64,846 sqft,four story mixed 15 use building within the Hometown District,and 16 17 WHEREAS,the property is located at 7301 S.W.57th 18 Ct.,legally described as Lots 70,71,72,73 and 74 less the 19 West 5 feet thereof,as recorded in Plat Book 3,at page 198,ofthePublic records ofMiamiDade County,Florida,20 21 and 22 23 24 25 26 29 30 31 32 35 36 WHEREAS,theapplicantis seeking aSpecial Exception tovaryfromthebuiltto lines,maximumlotcoverageand buildingdepthinthe regulating plan,pursuant to Sections 20-7.9and20-7.14oftheSouthMiamiLand Development 27 Code,and 28 WHEREAS,staffrecommends approval ofthe application foraSpecial Exception basedupon (a)themeritsofthe application (b)consistency and complying withthe spirit and the intent ofthe Hometown Plan and (c)consistency withthe 33 City's adopted Comprehensive Plan;and, 34 WHEREAS,onApril 27,1999,the Planning Board voted 5:0torecommendapprovaloftheSpecialException request; 37and, 38 39 40 WHEREAS,theMayorandCityCommissionoftheCityof SouthMiamidesiretoaccepttherecommendationofthe 41 PlanningBoard. 42 43 NOW,THEREFORE,BE IT RESOLVED BY THE MAYOR AND CITY 44 COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA: 45 46 Section l.A Special Exception to deviate four (4)to 47 eight (8)feet from the build to line along 74 Street 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 ., (Sections20-7.9and20-7.13);todeviatefromamaximum lotcoverageof60%and20/000sqftperbuildingtoa875% ?Li°4C°Voenrageandabuildingfootprintof34,200sqft h^H1OnV0"Z'9^20-7-13>'todeviatefrom;maximum buildingdepthof70%plus30feetof"outbuilding"toa maximumof88%on73rdand74thStreets*—t-v,«-iPfTall,,*-«„,>-u*,streets,fortheproperty legallydescribedabove,isgranted Sectj-on^Thisresolutionshalltakeeffect immediatelyuponapproval. PASSEDANDADOPTEDthis4thdayofMay ATTEST: READANDAPPROVEDASTOFORM 6*»/'«#/'<*> CITYATTORNEY 1999 MAYOR COMMISSIONVOTE: MayorRobaina: ViceMayorOliveros: CommissionerFeliu: CommissionerBethel: CommissionerRussell 5-0 Yea Yea Yea Yea Yea CITY OF SOUTH MIAMI INTER-OFFICE MEMORANDUM To:Mayor and City Commission Date:April 30,1999 From:Charles D.Scurr /W C^i ***^*~^ City Manager /jUjft °Re:Special Exception request for L/f1*^7301 S.W.57th Ct. REQUEST A RESOLUTION OF THE MAYOR &CITY COMMISSION OF THE CITY OF SOUTH MIAMI,FLORIDA,RELATING TO A REQUEST FOR SPECIAL EXCEPTIONS OF SECTIONS 20-7.9 "DOWNTOWN STREETS"AND 20-7.13 "REGULATING PLAN"OF THE LAND DEVELOPMENT CODE FOR A BUILDING LOCATED IN THE SR "SPECIALTY RETAIL"ZONING DISTRICT,SPECIFICALLY ON S W.57 COURT BETWEEN S.W.73 STREET AND S.W.74 STREET SOUTHMIAMI,FLORIDA 33143. BACKGROUND On March 22 ,1999,on behalf of property owner,Meba,Inc.and Pine Dale of Miami, Inc.,The Westway Limited applied for a special exception located at 7301 S.W 57th Ct' property legally described as Lots 70,71,72,73 and 74 less the west 5 feet thereof,a^ recorded in Plat Book 3,at page 198,of the Public records of Miami-Dade County Florida pursuant to Section 20-7.9 and Section 20-7.13 of the South Miami Land Deveiopment Code,to permit a proposed 64,846 sqft (14,000 sqft of retail and 50,846 sqft of office)of mixed use building with a total 246 on site and 17 on street parking spaces to: 1.Deviate by 4'-0"to 8'-0"from the build to lines on Southwest 74 Street,Section 20- 7.9 and Section 20-7.13 2.Deviate from the maximum lot coverage of 60%and 20,000 square feet per building to a building footprint of 34,200 square feet or a lot coverage of 87.5%,Section 20- 7.9 and Section 20-7.13. 3.Deviate from the principle building depth of maximum 70%plus 30 feet of "outbuilding"to maximum 88 %,Section 20-7.9 and Section 20-7.13. The South Miami Land Development Code specifies that construction in the Hometown District will follow those procedures established for said district or that the City Commission may by special exception after a public hearing by the Planning Board waive the strict compliance of the district provisions.The Planning Board must find substantialcompetentevidencethat: (a)The proposed development contributes to,promotes and encourages theimprovementoftheHometownDistrictandcatalyzesotherdevelopment«envisioned in the Hometown District regulations;and siopment as (b)The proposed development is compatible with the land use and developmentintensitiesprescribedbyallapplicableCityregulations.development (c)The proposed development must possess integrity of design compatible with thedesigncriteriaestablishfortheHometowndistrictandwiththeoverallimageofthe (d)The proposed development shall be designed in amanner that provides for effective management of traffic (vehicular and pedestrian ),parking,lighting ,noise,and waste generated by the development,and management of the impacts of toe development on public facilities and services; (6)Mstricr'0Sed development does not eXDand me Permitted uses within the Hometown (f)The proposed development will not have an unfavorable effect on the economy of the city oi south Miami; (g)The proposed development,when considered cumulatively with other development both present and future,within the Hometown District,will not create excessive overcrowding or concentration of people or population. ANALYSIS The building provides an arcade for 100%of the building frontage on Southwest 57 Court,awnings on Southwest 73 and 74 Streets and maintains the four story 56'-0" height requirement.The building design has been very carefully manipulated to satisfy all the major design principles of the Hometown plan.The request for special exception is a matter of practical necessity of providing adequate parking and to avail the maximum allowable Floor Area Ratio of 1.6.The building facades provide a certain amount of permeability to create a desirable and pedestrian friendly street experience while the architectural treatment responds to the appropriate scale for a small town urban environment.The Planning Board strongly recommended that the architect re-look at the building elevation along the alley and provide further architectural articulation through the use of landscaping,awnings or other appropriate features. The building,by right can take advantage of a twenty-percent reduction in required parking because ofits arcade and two or more story bonus there by creating asurplus of 63 parking spaces.The proposed project has 246 off street and 17 on street parking spaces;14 000 square feet of retail ground floor and 50,846 square feet of office on the trurd and fourth floors.The applicant has,at additional cost to the project,added a level of underground parking to "hide"the parking as well as to maintain an appropriate overall scale for the project.The applicant feels that the adequate or even the excess parking is not only necessary for marketing ofClass A office spaces,it will provided the needed supply to the downtown parking inventory for evening and weekend use at a future date. Staff finds the requests for Special Exception,to provide adjustments to the building placement,lot coverage and depth,meets the sprit and intent of the Hometown District and the proposed project offers many of the design components set forth in the Land Development Regulations.The proposed project incorporates the use of an Arcade, canvas awnings,the basic massing and height required for the street sections and is a contribution totheCity and: (a)Will not adversely affect the health or safety of persons residing or working in the vicinity of the proposed use; (b)Will not be detrimental to the public welfare or property or improvements in the neighborhood;and (c)Complies with all other applicable Code provisions. COMPREHENSIVE PLAN The requests do not conflict with the adopted Comprehensive Plan of the City of South Miami.In fact,the subject proposal furthers many of the goals,objectives,and policies of the City,as identified in the Future Land Use Element of the City's adopted comprehensive plan,including: Goal 1 To preserve and enhance the City's small town character. Goal 2 To preserve and enhance the pedestrian character and comparison shopping function of the City's Sunset shopping area. Objective 2.1 Discourage urban commercial sprawl by enhancing downtown South Miami as the prime retail and commercial service center,as specified in the Future Land Use Map. APPLICABLE REGULATIONS Land Development Code •Section 20-7.13 Regulating Plan •Section 20-7 Hometown District Overlay Ordinance Comprehensive Plan •Goals,Objectives,andPoliciesofthe Future LandUseElement RECOMMENDATION Staff recommends approval of the request and believes that the proposed project will be a positive catalyst for developments envisioned by the Hometown plan. Attachments: Property Survey Reducedsite plan. Elevations andfloor plans. Conccurency Evaluation. Excerpts from April 27th Planning Board meeting minutes. 91 MMdiftl p«jinb«j mkkxH 5gg •wodiisj p«jjnb«.««>#^tU-id-^0SCJOOoaod3Sup|iDd {Q pm^nlMJ MMld*O,«W *j QCT j*d •»»«$fiUW*t I 0 «Md«mnbsooo'CC •wrj uwpviujy -yj P^iifory «i«|puo^3 1 "««r '6668'CtS teOt)♦••«•||»»«w^<*'wwmiwjojoi .Mtf+in}iuo p«au neU fl ;«pcuo vao^d «iocy jo ««^uon W?A0JJ|0tOi tiooypoo^ :ju*uia«»f :(•«••?El -«»po»J«tUfpfAO^d JOJ srumq *$wm# :pol«jd ptMMJojftj Mttl Mf>joy vftfrlDf*otff «****<W>t "U :uijor jooq PSd UdCfiri BGST Z2-F.FU ) #ti«"««*u •**»•*f»iw osocooow :"°N 3NDHd crux "W^wi^wrw ws uoWNO fi^twoz puo Bujuuou 666l'6lU^V Apr-U-99 12:3Bptn Froa- T-263 P 02/11 F-744 MillerConsulting.Inc.S35S8SS. E-Mail:MHi«coOQate.Ntt hsp^Mww.gatB.notf-fliilloreo February 18,1999 Mr.BrandonLurie Ipr"*~.."l."*Ol Richard-Brandon Company •-j 5703 SW 85*Street APR 1 1999 j Miami,FL 33143 IBY:1 Re:Office/Retail Development City of South Miami Dear Mr.Lurie: Miller Consulting,Inc.has performed atrafficconcurrencyanalysisforaproposed office/retail development planned tobe located onthe southeast corner atSW 73rd Street and SW 57hCourt in the City of SouthMiami.Figure1showsthelocation of thesiteanditsrelationshiptothe immediate transportation network.The concurrency analysis was prepared usingtheinformation contained in theCity'sLandDevelopment Code,Comprehensive Plan,and Miami-Dade County concurrency management system.The followingisasummary of thereport's findings. Inventory Thesiteis currently undeveloped.Thesitewillconsist ofthe following land uses: Q 65,000squarefeet ofofficespace Q 20,000 squarefeet of retailspace Existing Conditions The existing transportation network located inthevicinity ofthe project includes three major roadways and two minor streets.The three major roadways include US 1 (South Dixie Highway),SW 72nd Street (Sunset Drive),and SW 57th Avenue (Red Road).According to Miami-Dade County Concurrency Management System,there are five (5)concurrency stations inthe vicinity ofthe project site,as illustrated in Figure 2.The available capacities onthefive concurrency stations are documented in Table 1.The available capacities shown in Table 1 are based on the lowest of the capacities published by jhe Cityof South Miami and Miami-Dade County.Furthermore,these available capacities reflect existing traffic as well as traffic associated with approved developments, as of February 1999,butnoyetbuilt and/or fully operational. "creating value forourclients with ingenuity,creativity and excellence" Apr-14-QQ12:38pcnFro«- T-253P03/11F-744 A ConcurrencyEvaluation *dr e#^v.^^^V^<£r © &>3 N en SunsetDrive SW73rdStreet » 0 •C £ m 2 C/) SiteLocation Map Figurei Office/RetailDevelopment SouthMiami,Florida k >-*M P.04/11 F-ru Concurrency Evaluation Concurrency Stations LEGEND Concurrency Station Station Number Figure 2 Office/Retail Developmenr South Miami.Florida I-JM P 05/11 F-f44 ?a§lei City of South Miami•-office/Retail Development r™PeakHour 1 |Station No.Location Available Capacity | 8 164 US 1 south of Sunset Drive 2,608 | 0 l27 US 1 north of Sunset Drive 3.294 fl i 70 Sunset Drive west ofUS 1 126 g 1 6S6 Sunset Drive east of Red Road 791 I L 634 Red Road north of Sunset Drive 1J95 J Source:Miami-DadeCountyandCity ofSouthMiami Comprehensive Plan Trip Generation Thetrip generation forthe project wasdeterminedusingthetrip generation formulas published inthe Institute ofTransportation Engineer's (ITE)Trip Generation Manual (6*edition).The daily and PM peakhourtripgeneration formulas usedfortheproposedoffice/retail development,asobtained from ITE,are documented below: Office (ITE Land Use 710) Q DailyTrip Generation:Ln(T)=0.768Ln(x)+3.654 •PMPeakHourTrip Generation:T=1.12l (x)+79.295 Retail (ITE Land Use 820) Q Daily Trip Generation:Ln (T)«0.643Ln (x)+5.866 Q PMPeakHourTripGeneration:Ln(T)=0.660Ln (x)+3.403 Table 2 summarizes the trip generation for the project.As indicated in Table 2,the project is anticipated to generate approximately 3,375 daily trips and 369 PM peak hour trips. Passer-By Traffic The Institute ofTransportation Engineers (ITE)indicates the notall of the traffic generated by retail land uses arc new trips tothe area transportation network.ITE recognizes that a certain percentage of the total generated traffic is already traveling onthe adjacent roadways.These trips are known as passer-by trips.The percent of passer-by traffic for retail land uses isbased on the following formula published inthe Trip Generation Manual (5lh Edition): Ln (Pass-by)*"0.341 Ln (x)+5.376 Using the above equation,the percent passer-by traffic applicable to the proposed 20,000 square feet of retail space is approximately 77 percent.In order to assess impacts with aconservative approach, we have assumed that only 50 percent of the trips generated by the retail development arc passer-by trips. -^Page4W..WM h ik«Ant*l>Ai-K\<0<>mI S.w»H M*MWU.wultf-wi«hk.v.2l799 nyi-•«,-••it.«um rr< T-263 P.06/U F-744 Internal Capture Since the proposed project isa mixed-use development,including two land uses (retail and office), some of the total trips generated by the development will be internal to the project.For this project, five percent oftheoffice trips and about two percent ofthe retail trips were assumed tobe internal trips. External Trips Using the passerby and internal capture assumptions documented above,thenew external daily and PMpeakhourtrips generated bythe subject project arc 2,068 and245 respectively. TRrp<5ii«RATicw Summary City of south MtAm-office/Retail development Daily Trip Generation Land Use Size Daily Trips Office Retail 65,000 sq.ft 20,000 sq.ft Total Passer-by Internal Net External aat 953 2,422 3,375 "1,211 "96 2,068 PM Peak Hoar Land Use Size Daily Trips Office Retail 65,000 sq.ft 20,000 sq.ft 152 1 217 | Total 369 Passer-by "108 Internal "16 Net External 245 Sourer Institute ofTransportation Engineers (ITE)Manual (6*edition) Trip distribution The trip distribution for the project was based on Dade County's Cardinal Distribution information for thestudy area.Table3 summarizes theCounty's cardinal distribution data for traffic zone 915, whichisapplicabletothesubjectproject. H av.<M r.-.iwivlmViMtNt'M.iiCkvr*S.~u.M..«ft***tUv-iv».Lln llN«"?4 Page 5 Future Concurrency,evaluation City of Sotrra Miami-Offjce/Retail development Station No.Location US 1 south of Sunset Drive US 1 north of Sunset Drive Sunset Drive west ofUS I Sunset Drive east of Red Road Red Road north of Sunset Drive Please callme if youhaveany questions. trulyyours, lller Consulting,Inc. W \U%m4 ftnUVl^n|«twPVV.*vC)Mr of SuMtl.MUMte«l'.i.iilM*«^l.,n _y4 Previous Peak Hour Available Capacity Page7 Project Traffic New Peak Hoar Available Capacity 19?°022510571615 BERM Issued Date:25-FEB-1999 Expiration Date:26 -may-19 99 environmental resources mamao***** WA™AND SEvSlOlVlSEMRBRANDONLURIEMSW.2ndAY|^ ^1*2525?"BRANDON COMPANY MIAMI,FLORIDA al^lSSG;?;LS0UTHWEST 85TH ST (305)372^500MIAMI,PL 33143 Fax-666-4990 Tel-662-1421 RE:sewer System Treatment and Transmission Capacity Certification Dear MR LURIE: connection to serve thpfniii-.r aPProval of asewer servicedescribedintt/SSeffi SoiSFSuSS?'Which "m°re <P-c«iSSS Proilct ^fl •SUNSET 0FFICE &RETAIL BUILDING Previous Flow:0 GPD RETAIL b">G.&60,000 SF OFFICE BLDG. Sewe^nhf?-?6^96 FloW:700°GPDKEvSj^gJgoSf^aS™*S*»**DEPARTMENT conditions ^t^th^S pfrfarfnh &„aCS°*dance w^h the terms andDecree(CASE N0_l3-iio9Pa^r^16 Cof the First Partial ConsentAmericaandMetrooolifcann=S J?****0'between the United States ofadequatetreatmentaM^^•C?unty-DERM hereby certifies altavailablefor'aTLaS"dJSbS'^J^1*'*S ^--"elined^ Depar^ntai Sprovll^for^the Drono«5SPr°Val doeS not instituteandapprovalmaybereoiH,-»3%P Posed.Project.Additional reviewsspecificaspects%£this p^ojlct sectio^having jurisdiction over condition!seareforthtinhtLCrtifiSati?n is subject to the terms andbytheapplicantacopyofSh*^10?Connection Aff?lav"filedthiscertificationwea?e adv,'!?\.1S hereby attached.By copy ofofourDepartment's determfnatfon ^the *™r°^*building^fficiaf 20 *d ^ORfiRQ^^cc Issued Date:25-FEB-1999 Expiration Date:26-MAY-1999 Sincerely, 1999^2510571615 John W.Renfrow,P.E. Director Department/«Environmental Resources Management By:~s&- (te E.Arrebola,P.E. Chief,Water&Sewer Division Attachements (2) cc:Building Official (w/Attachments) Utility Official (w/Project Summary Attachment) eov 7r>occ«i_.x_.—— Applicant's £w"«"BRANDON LURIE ^Applicant s Address:5703 SOUTHWEST 85TH ST DERM Number:1999-022S-10S7-1615 Project:SUNSET OFFICE &RETAIL BUILDING SB CORNER OF SW 73 ST &SW 57 CT Proposed use:20,000 SF RETAIL BLDG.*60,000 S Pump Station:30 -0177 an Projected NAPOT:7/74 (HR)*ted flows:7000 (GPD) #Folio T_,__.. ================s===_=B*?fk Flow (GPD) 1 09-4036-022-0480 70 fr°d 208669frl7qfi iye —MAILING AREA — Applicant: The RichardBrandonCompany Hearing #: PB 99-004 H^l Subject Property ^K ••••500foot boundary NOwner: Meba,Inc.and Pine Dale. Date:April 27,1999Address:East side of S.W.57 Ct btwn.S.W.73 St and S.W.74 Street Request:A Special Exception for "Office Building"inthe Special Retail"Hometown"zoning district,as specified in§20-9.9 and 20-7.13 of the LandDeveiopmentCode. CITY OF SOUTH MIAMI Planning Board 'r• MIAMI-DADEWATERANDSEWERDEPARTMENT P.O.Box330316,Miami.Florida33233-0316'3S75S.leJeune(toad•Tel:305-665-7471.Fax:669-7656 S£SVE•CONSERVE ApriJ19,1999 BrandonLuric/ThcRichardBrandonCompanty 5703Southwcsr85*Street Miami,Florida33143 Re:WaterandSewerAvailabilityforaproposedprojecttobelocatedatthesoutheastcorner ofsouthwest73Streetandsouthwest57**Court,Miami-DadeCounty,Florida. Gentlemen: ThistetterisinresponsetoyourinquirydatedMarch30,1999,regarding"waterandseweravailabilityto meabove-referencedprojectfortheproposedconstructionoftwentythousand(20,000)squarefeetofretail spaceandsrxtythousand(60,000)squarefretofofficespace. TheCountyownsandoperatesatwenty(20)inchwatermainlocatedinS.W.72StreetandS.W.57 «w^t£WWhlChthCpropcrtyownersha11jnstaU*"<*connectatw«lve(12)inchwatermainsoutherlyin •«wS?S1covcnnB*ereferencedproperty.IftheFireDepartmentrequiresafirehydrantinstallation in5.w.74Street,atwelve(12)inchwatermainextensioninS.W.74Streetshallberequired.Anywater mamextensionswithmthereferencedpropertyshallbetwelve(12)inchesminimumindiameterwithtwo (2)pointofconnections. The.Countyowns,andoperatesaneight(8)inchgravitysewermainlocatedinS.W.73Streetabuttingthe normemboundaryofthereferenced,property,fromwhichthepropertyownermayconnectsaidproperty, providedthatthereissufficientdepthandthattherearenoobstacleswhichwouldprecludeconstructionof thesewer.OtherpointsofconnectionmaybeestablishedsubjecttoapprovaloftheDepartment. Constructionconnectionchargesandconnectionchargesshallbedeterminedoncethepropertyowner entersintoanagreementforwaterandsewerservicewiththeDepartment. IrrformationconcerningtheestimatedcostoffacilitiesmustbeobtainedfromaconsultingengineerAll costsofengineeringandconstructionwillbetheresponsibilityofthepropertyowner.Inadditionthe Department'sstandardwaterandsewerconnectionchargeswillberequired.Easementsmustbeprovided coveringanyon-sitefacilitieswhichwillbeownedandoperatedbytheDepartment. AtthepresenttimetheDepartment'sserviceareaisnotunderamoratorium,however,thenghttoconnect the™*<»cedpropertytotheDepartment'ssewersystemissubjecttotheterms,covenantsandconditions JmSSLfSettlementAgreementbetweentheFloridaDepartmentofEnvironmentalProtection k?>mI<?UntydatedJu,y"*•1993'thcFirstAmendmenttoSettlementAgreement betweenDEPandtheCountydatedDecember21*1995,theFirstPartialConsentDecreeandthe SecondandFinalPartialConsentDecreeenteredinthcUnitedStateofAmericanEnvironmental rrotectionAgencyvs.MetropolitanDadeCounty(CaseNumber93-1109CIV-MORENO)as currentlymeffectorasmodifiedinthefuture,andallothercurrentsubsequentorfutureagreements'court rSS0,5™?.*'C°?S?rt°rdeTVcons€mdecrecsand**Iike««««i««°betweentheCountyandthc unitedbtates,StateofFloridaorfutureenforcementandregulatoryactionsandproceedings. v^n^S°fW3tera°dSCWCTSCrvicef0r*CsubjectW"*faconditionaluponthcapprovalof variousregulatoryagenciesandnocontinuingunconditionalcommitmentcanbemadeatthistime Consequently,thisletterisforinformanonalpurposesonlyandisnotintendedasacommitmentfor service^Allconditionsnotedhcrcmareeffectiveonlyforthirty(30)daysfromthcdateofthisletter. Whendevelopmentplansforthesubjectpropertyarefinalized,anduponthcowner'srequest,wewillbe pleasedtoprepareanagreementforwaterandsewerservice,providedtheDepartment,sabletooffer B8H>°/£0d"W..oh.„,„„-„_Jdv Westway Limited 5703 S.W.85*Street South Miami,FL 33143 Telephone(305)662-1421 City of South Miami 6130 Sunset Drive SouthMiami,FL 33143 Attention:Building and Zoning Department Re:Letter ofIntent for Application ofWestway Limited Gentlemen: MAR 2 'I 1999 s Thank you for the opportunity to apply for approval ofour proposed structure to be located in the City of South Miami at the southeast corner of S.W.73rd Street and 57th Court.As you know,we are engaged in an exciting luxury residential development at this time in the City (Parkside Village at Shaw Nursery).We are glad to be part of the exciting changes taking place in the City and want to continue to participate. As such,we have contracted to purchase the property in the downtown district which is the subject of our application.In studying the development prospects of the property we believe we have come up with aplan that compliments the needs of the City and takes into account the current conditions derived from the most recent large-scale development l hat is,we are proposing astructure that adheres to the basic design tenets ofthe Hometown Plan while nevertheless providing asignificant number of parking spaces in excess ofthe amount of parking that would be required of such abuilding even without the credits permitted underthe Hometown Plan. In order to achieve the excess parking,however,we are requesting three exceptions to the requirements ofthe Hometown plan.The three exceptions deal with building footprint lot coverage and overall height.Utilizing the parking credits (up to 35%for the proposed mixed-use plan)under the Hometown Plan,we could have developed the same amount of useable square footage as proposed without seeking any exceptions.Understanding the significant parking problem existing in the downtown area,we are proposing astructure that will provide almost twice the number of parking spaces than would have been required Furthermore,because our building is mixed use,the large number ofspaces allocated to office use will be available at nights and on weekends for general public parking along with the large number of excess spaces provided in the plan 1 City of South Miami Letter of Intent March 19,1999 Page2 of 2 Although the City has imposed amoratorium on parking credits under the Hometown nan,we feel that the design intent ofthe Hometown Plan is still valid.Therefore our plan adopts all ofthe significant elements of the Hometown Plan.We are providing an arcade on the main street front,wide,pedestrian friendly sidewalks,an alley for service access and amixed-use product which spreads the demand for services (especially parking).In summary,I can wholeheartedly say that this project will invigorate the economic and social vitality ofSouth Miami's business center,consistent with the intent ortne Hometown plan. Apr--27-33 12:3BP Andrew J.HOSsen CITY OP SOUTH MIAMI 6130 SUNSET DRIVE S.MIAMI,PL.33143 APRIL 27TH,1999 (^TEVE REAL ESTATE 73BQ R«d Road So.Miami.Florida 33143 (305)688-7884 FAX 886-7888 Sieve Ho**on Rod Esiato SMve Hasten Co.oIFl. DolpNft Corel Conine A O.P..inc. RE:LOTS 70,71,72,73 AND 74 Op W MMOlg^SUBDIVISION; LOCATED BETWEEN 73RD AND 74TH STREET ON S.W,37TH COURT APPLICANT:THE RICHARD-BRANDON COMPANY DEAR CITY OP SOUTH MIAMI PLANNING BOARD; AS THE OWNER OP THE ADJACENT »»^ttJ^»^%BS?MJI5BETWEENS.W.73RD AND 74TH ™%.IS^ffiBMSl Mtt AIDTHISPROJECTANDFEELITWILLBEANASSETTOTHEDOWNTOWNAHMan» I AM IN FAVOR OP THIS PROJECT. ^B'lfSe^StI^POR ?cKwmS««AGREEMENT IN THE REAR OP OUR BUILDINGS. IF YOU HAVE ANY QUESTIONS PLEASE FEEL FREE TO CALL ME. 305-666-7884. SINCERELY,j ANDREW jMiESSEN A •D.P•INC • STEVE HESSEN CO.,OF FLORIDA C&s&J&k Q l^U<• \ I8! ;I"i 'If ii| ill! ^=*p.- Z.rttj MP'ISP »s i£c: 'Jill!!ill!!!!!!ii ,,1!!:!!!iiiiiiiiiiiliiii iliiliiiiiii $$$|§b ft 1111 Hi © 0 s.w.7«h.street LOCATIONSKETCH LOTINFORMATION: TOTALMUMRMACUIHU»tqrt) LOTC0VIlAOKIM(Hfl0WIB) TOIAtCnXYAIDSTACKX»«3FT>» warmiltlotnomas:mh PARKING: totalsMC&ua BUTLDlNaUSES: #arowBiMOUMifca totalnun.BAtxivmwcrT TOTALamaD'AtXS.WK^T o- LTOCT nqSB51JglCT°T[gfl^SffHStf^,^ PAHONO. ENTHtVBte :l* J-==^ uzz: •"^t ft su; *H .'•!' UGHTMCFORARCADETOBE WAU.MOUNTEDSCONCES. AUOTHERS8KMA1XAND STRUTLIGHTINGPER "HOMETOWNPLAN* i»—* FIVE8TOHTMXEDU3E CONCRETEFRAMEBULOMQt:....j xn p.noNdT ENTRY/EXIT •J OFRCELOBBY-n <OPENFRSTFLOORARCADE- SOUTHWESTSTTHCOURT-*AOamtomSfreof fTM ALLCURBSANDCURBCUTS ARETOCONFORMTOCITY OFSOUTHMAM,O.O.T.AND HOUCTOWNSTANDARDS LBOALIZlCIirTDCKUOMUBI. La*lba«aM«lC0M.arifa»7).71.7) MlHkafti««SXOW.•»JLhrftt •VMn,Mo««kta)H6M(ii «l.Hfc*l|m«Hl,HimUtl>>i.•AM2H9I-CO •M*tfNWMlO««rMk 1 r t 3 p. liii I'll 11si SITE PLAN !!