Res No 142-17-14943RESOLUTION NO. 142-17-14943
A Resolution regarding the proposed mixed-use project submitted by Treo Somi
Station, LLC on behalf of Miami-Dade County Transit for property located at the
northeast comer of SW nod Street and SW 59th Place, as legally described herein.
WHEREAS, the Miami-Dade Department of Transportation and Public Works (DTPW) is the
owner of certain property located at the northeast comer of SW n Street and SW 59th Place and further
identified by folio numbers 09-4025-076-0010, 09-4025-076-0020, and 09-4025-000-0951 (the
"Property''); and
WHEREAS, said property is located within a Rapid Transit Zone and, pursuant to Section 33C-2
of the Miami-Dade County Code of Ordinances, is subject to the Station Area Design and Development
Standards, ("Development Standards"), created through a joint effort between the City of South Miami and
Miami-Dade County ("County''); and
WHEREAS, the Development Standards were approved by the City of South Miami on May 7,
2002 via Resolution No. 62-02-11411 and are intended to govern the use, site design, building mass,
parking, circulation, and signage for all non-Metrorail development in the South Miami Rapid Transit Zone;
and
WHEREAS, the conceptual development plans that accompanied the drafting of the Development
Standards in 2002, delineated three separate areas: (1) "A" located adjacent to the southwest edge of the
garage featuring a mixed use building of retail and office with a public square in front of the building along
SW nod Street; "B" a retail "liner" building wrapping around the garage on SW 59th Place and SW 70th
Street with some live-work units; and "C", an additional three stories above the garage that would provide
either residential, hotel, or office development; and
WHEREAS, the traffic analysis accompanying the conceptual plans in 2002, was based on a
development consisting of75,000 gross square feet of office; 23,000 gross square feet of retail; an eighteen
(18) dwelling live-work unit facility; and a 100-dwelling unit assisted living facility; and
WHEREAS, the eighteen (18) dwelling live-work unit facility and the 100-dwelling unit assisted
living facility proposed in the original plan and traffic analysis, would generate fewer trips and require 342
fewer parking spaces than the currently proposed development; and
WHEREAS, the existing triangular garage with 674 parking spaces was to be allocated to the
mixed-use development; and
WHEREAS, Treo Somi Station, LLC ("Treo") has filed an application with the County for
modifications and deviations from the Development Standards to develop a mixed-use project on the
property; and
WHEREAS, the Treo proposal consists of 194,050 square feet of office; 22,600 square feet of
retail; and ninety-nine (99) student housing units consisting of a mix of one, three, and four-bedroom units
for a total of 362 bedrooms; and
WHEREAS, the existing triangular garage will be used by the Treo project; however, it will be
reconfigured in such a way that only 639 spaces are provided; and
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Res. No. 142-17-14943
WHEREAS, Treo has applied for the following deviations from the Development Standards:
1. A ground floor story height of 22 feet, where the Development Standards defme a "story"
with a 14-foot maximum height.
2. Development of the student housing component, located at the southeast corner of SW 59th
Place and SW 70th Street, up to the utility easement 9 +/-feet beyond the edge of the
existing garage columns, where the Development Standards delineate that this building
may not extend beyond the edge of the existing garage columns.
3. Building height of "Development Area B" at grade, exceeding 5 stories in height by 3
stories, where the Development Standards delineate that Development Area B buildings
shall not exceed 5 stories in height.
4. Canopy projection at the second floor of "Development Area A" in lieu of a
colonnade/arcade, where the Development Standards delineate that a colonnade/arcade
with a minimum depth of 8 feet shall be required on buildings constructed adjacent to SW
59th Place, SW 70th Street, including along that portion of Development Area A fronting
the bus lanes.
5. Parking reduction of 34% (639 total parking spaces), where the Development Standards
allow for a parking reduction of 25% (722 total parking spaces); and
WHEREAS, the Development Standards included the following parking ratios:
Residential (assisted living):
Live-Work Unit:
Office:
Restaurant:
Hotel:
Theatre:
Retail:
1 space/dwelling unit
1 space/unit
1 space/250 feet of gross floor area
1 space/1 00 feet of gross floor area
1 space/guest room
1 space/4 seats
1 space/300 feet of gross floor area
The Development Standards allowed for a twenty-five percent (25%) reduction in the number of required
spaces for mixed-use buildings; and
WHEREAS, the residential parking standard was based on an assisted living development concept
that is very different from the student housing proposed by Treo, as assisted living facilities typically have
a significantly reduced parking demand per unit; and
WHEREAS, a second, 1100-space garage adjacent to the triangular garage that will be retained by
the County for use by Metrorail users has a current utilization rate of approximately eighty-five percent
(85%), per County staff; and
WHEREAS, the applicant, in its letter of intent, appears to be designing the project to meet the
student housing needs of the University of Miami; and
WHEREAS, it's likely that that number of autos owned by the student tenants will significantly
outnumber the 102 spaces allocated to the residential component of the project; and
WHEREAS, it's likely that many of the student tenants will park in the Metrorail garage, due to
the limited availability in the existing triangular garage, thus limiting availability of spaces to the general
public and limiting future growth in Metrorail ridership from this central highly popular station; and
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Res. No. 142-17-14943
WHEREAS, given the difference between the low parking demand assisted living housing
contemplated during the approval of the Development Standards, and the anticipated high parking demand
for the proposed student housing, the requested parking reduction goes far beyond the general purpose and
intent of the Standards thereby creating a substandard parking experience; and
WHEREAS, there currently exists in Miami-Dade County a shortage of workforce and affordable
housing; and
WHEREAS, the proposed student housing as described by the developer during the May 16, 2017
City Commission meeting, will not further the goals of the City and County to provide an adequate supply
of affordable housing; and
WHEREAS, project will increase traffic volumes on SW 70th Street and SW 59th Place and those
roadways must be improved to accommodate the increase and provide for on-street loading areas, bicyclist
and pedestrian safety and an enhanced aesthetic condition.
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COMMISSION
OF THE CITY OF SOUTH MIAMI, FLORIDA, THAT:
Section 1. The City of South Miami objects to the project as proposed as it represents a
significant negative deviation from the Development Standards negotiated and agreed to between the
County and the City, especially the proposed reduction in required parking. The City of South Miami
requests that twenty percent (20%) of the housing, as recommended in the City's Comprehensive Plan, be
developed as non-student, affordable/workforce housing to provide for the needs of residents with incomes
ranging from 60 to 140 percent of the area median income. The City of South Miami further requests that
improvements be made to SW 70 th Street and SW 59th Place to accommodate the increase in vehicular,
bicycle and pedestrian traffic and improve the aesthetics of the right-of-way.
Section 2. The Clerk is instructed to share this resolution with the Miami-Dade County
Commissioners and members of the Rapid Transit Development Impact Committee.
Section 3. This resolution shall take effect immediately upon adoption.
PASSED AND ADOPTED this 12th day of July ,2017.
ATTEST: APPROVED:
ll!jr1JJM
READ AND APPROVED AS TO FORM,
LANGUAGE, LEGALITY,
AND EXECUTION THEREOF:
CITY ATTORNEY
COMMISSION VOTE
Mayor Stoddard:
Vice-Mayor Welsh:
Commissioner Edmond:
Commissioner Harris:
Commissioner Liebman:
5-0
Yea
Yea
Yea
Yea
Yea
3
(i)
South'Miami
CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
INTER-OFFICE MEMORANDUM THE CITY OF PLEASANT .L1VING
To: The Honorable Mayor & Members of the City Commission
FROM: Steven Alexander, City Manager
Agenda Item NO.:--.9 DATE: July 12 2017
SUBJECT:
A Resolution regarding the proposed mixed-use project submitted by Treo Somi Station, LLC
on behalf of Miami-Dade County Transit for property located at the northeast corner of SW
72 nd Street and SW 59th Place, as legally described herein. .
BACKGROUND:
Miami-Dade County has entered into an agreement with Treo Somi Station, LLC (UTreo") for the
development of the South Miami Metrorail Station. Treo's proposal includes the construction of
office and retail space and 99 student housing units. Treo presented the project at the May 16,
2017 City Commission meeting. During that meeting, the Commissioners expressed concerns
about the lack of affordable and workforce hOUSing, the lack of public improvements on SW
70th Street and SW 59th Place, and the proposed reduction in required parking.
Per the County Code, the proposal will be reviewed against development standards adopted by
South Miami in 2002 for a previous proposal. Further, the County Code gives the Executive
Committee of the Rapid Transit Developmental Impact Committee the authority to accept or
reject the proposal. The City of South Miami has two voting seats on the Executive Committee,
and should thus consider adopting a formal position on the application in advance of the
Committee's review.
RECOMMENDATION:
Staff recommends the Commission consider the attached resolution.
Attachments:
Resolution