9THE CITY OF PLEASANT .LlVING
To:
FROM:
DATE:
SUBJECT:
CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
INTER-OFFICE MEMORANDUM
The Honorable Mayor & Members of the City Commission
Steven Alexander, City Manager
Agenda Item NO':--.9 July 12 2017
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
1 RESOLUTION NO. _____ _
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3 A Resolution regarding the proposed mixed-use project submitted by Treo Somi
4 Station, LLC on behalf of Miami-Dade County Transit for property located at the
5 northeast corner of SW nnd Street and SW 59th Place, as legally described herein.
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7 WHEREAS, the Miami-Dade Department of Transportation and Public Works (DTPW) is the
8 owner of certain property located at the northeast comer of SW 72 Street and SW 59 th Place and further
9 identified by folio numbers 09-4025-076-0010, 09-4025-076-0020, and 09-4025-000-0951 (the
10 "Property"); and
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12 WHEREAS, said property is located within a Rapid Transit Zone and, pursuant to Section 33C-2
13 of the Miami-Dade County Code of Ordinances, is subject to the Station Area Design and Development
14 Standards, ("Development Standards"), created through ajoint effort between the City of South Miami and
15 Miami-Dade County ("County"); and
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17 WHEREAS, the Development Standards were approved by the City of South Miami on May 7,
18 2002 via Resolution No. 62-02-11411 and are intended to govern the use, site design, building mass,
19 parking, circulation, and signage for all non-Metrorail development in the South Miami Rapid Transit Zone;
20 and
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22 WHEREAS, the conceptual development plans that accompanied the drafting of the Development
23 Standards in 2002, delineated three separate areas: (1) "A" located adjacent to the southwest edge of the
24 garage featuring a mixed use building of retail and office with a public square in front of the building along
25 SW nnd Street; "B" a retail "liner" building wrapping around the garage on SW 59 th Place and SW 74th
26 Street with some live-work units; and "C", an additional three stories above the garage that would provide
2 7 either residential, hotel, or office development; and
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29 WHEREAS, the traffic analysis accompanying the conceptual plans in 2002, was based on a
30 development consisting of75,000 gross square feet of office; 23,000 gross square feet of retail; an eighteen
31 (18) dwelling live-work unit facility; and a 100-dwelling unit assisted living facility; and
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33 WHEREAS, the eighteen (18) dwelling live-w ork unit facility and the 100-dwelling unit assisted
34 living facility proposed in the original plan and traffic analysis, would generate fewer trips and require 342
35 fewer parking spaces than the currently proposed development; and
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37 WHEREAS; the existing triangular garage with 674 parking spaces was to be allocated to the
38 mixed-use development; and
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40 WHEREAS, Treo Somi Station, LLC ("Treo") has filed an application with the County for
41 modifications and deviations from the Development Standards to develop a mixed-use project on the
42 property; and
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44 WHEREAS, the Treo proposal consists of 194,050 square feet of office; 22,600 square feet of
45 retail; and ninety-nine (99) student housing units consisting of a mix of one, three, and four-bedroom units
46 for a total of 362 bedrooms; and
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48 WHEREAS, the existing triangular garage will be used by the Treo project; however, it will be
49 reconfigured in such a way that only 639 space$ are provided; and
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WHEREAS, Treo has applied for the following deviations from the Development Standards:
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A ground floor story height of 22 feet, where the Development Standards define a "story"
with a 14-foot maximum height.
Development of the student housing component, located at the southeast comer of SW 59th
Place and SW 70 th 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.
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.
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
59 th Place, SW 70th Street, including along that portion of Development Area A fronting
the-bus lanes.
Parking reduction of 34% (639 total parking spaces), where the Development Standards
allow for a parking reduction of25% (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 spacell 00 feet of gross floor area
1 space/guest room
1 space/4 seats
1 space/300 feet of gross floor area
28 The Development Standards allowed for a twenty-five percent (25%) reduction in the number of required
29 spaces for mixed-use buildings; and
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31 WHEREAS, the residential parking standard was based on an assisted living development concept
32 that is very different from the student housing proposed by Treo, as assisted living facilities typically have
33 a significantly reduced parking demand per unit; and
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35 WHEREAS, a second, 11 OO-space garage adjacent to the triangular garage that wlll be retained by
36 the County for use by Metrorail users has a current utilization rate of approximately eighty-five percent
37 (85%), per County staff; and
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39 WHEREAS, the applicant, in its letter of intent, appears to be designing the project to meet the
40 student housing needs of the University of Miami; and
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42 WHEREAS, it's likely that that number of autos owned by the student tenants will significantly
43 outnumber the 102 spaces allocated to the residential component ofthe project; and
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45 WHEREAS, it's likely that many of the student tenants will park in the Metrorail garage, due to
46 the limited availability in the existing triangular garage, thus limiting availability of spaces to the general
47 public and limiting future growth in Metrorail ridership from this central highly popular station; and
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1 WHEREAS, given the difference between the low parking demand assisted living housing
2 contemplated during the approval of the Development Standards, and the anticipated high parking demand
3 for the proposed student housing, the requested parking reduction goes far beyond the general purpose and
4 intent of the Standards thereby creating a substandard parking experience; and
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6 WHEREAS, there currently exists in Miami-Dade County a shortage of workforce and affordable
7 housing; and
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9 WHEREAS, the proposed student housing as described by the developer during the May 16, 2017
10 City Commission meeting, will not further the goals of the City and County to provide an adequate supply
11 of affordable housing; and
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13 WHEREAS, project will increase traffic volumes on SW 70 th Street and SW 59 th Place and those
14 roadways must be improved to accommodate the increase and provide for on-street loading areas, bicyclist
15 and pedestrian safety and an enhanced aesthetic condition.
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18 NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COMMISSION
19 OF THE CITY OF SOUTH MIAMI, FLORIDA, THAT:
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21 Section 1. The City of South Miami objects to the project as proposed as it represents a
22 significant negative deviation from the Development Standards negotiated and agreed between the County
23 and the City, especially the proposed reduction in required parking. The City of South Miami requests that
24 a portion of the housing be developed as non-student, workforce housing to provide for the needs of
25 residents with incomes ranging from 60 to 140 percent of the area median income. The City of South
26 Miami further requests that improvements be made to SW 70 th Street and SW 59 th Place to accommodate
27 the increase in vehicular, bicycle and pedestrian traffic and improve the aesthetics of the right-of-way.
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29 Section 2. The Clerk is instructed to share this resolution with the Miami-Dade County
30 Commissioners and members of the Rapid Transit Development Impact Committee.
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Section 3. This resolution shall take effect immediately upon adoption.
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PASSED AND ADOPTED this ____ day of ______ , 2017.
ATTEST:
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41 CITY CLERK
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43 READ AND APPROVED AS TO FORM,
44 LANGUAGE, LEGALITY,
45 AND EXECUTION THEREOF:
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51 CITY ATTORNEY
APPROVED:
MAYOR
COMMISSION VOTE
Mayor Stoddard:
Vice-Mayor Welsh:
Commissioner Edmond:
Commissioner Harris:
Commissioner Liebman:
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