_Staff ReportTHE CITY OF PLEASANT LIVING
CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
INTER-OFFICE MEMORANDUM
To: The Honorable Mayor & Members of the City Commission
VIA: Steven Alexander, City Manager
Jane K. Tompkins, AICP, Planning Director
FROM: Alex A. David, AICP, Planning Consultant
Calvin, Giordano & Associates
RE: Shops at Sunset Place Redevelopment
Date: November 6,2017
SUBJECT:
Request #1
An Ordinance amending the City of South Miami Comprehensive Plan approving the creation
of the Downtown SoMi (OS) land use category in the Future Land Use Element for a Mixed-
Use Project on The Shops at Sunset Place property and as legally described herein.
Request #2
An Ordinance providing for a Small-Scale Map Amendment amending the City of South
Miami Comprehensive Plan Future Land Use Plan Map from Mixed Use Commercial
Residential (Four-Story) to Downtown SoMi (OS) (195 feet) on a 9.68-acre property known
as The Shops at Sunset Place and as legally described herein.
Request #3
An Ordinance pursuant to Section 20-5.7 and other applicable provisions of the City of South
Miami Land Development Code creating ARTICLE XII. -Downtown SoMi (OS) District
Regulations; modifying Section 20-3.1 Zoning use districts and purposes (A) and (B);
modifying Section 20-3.3(0) Permitted Use Schedule; creating Section 20-3.3(F) Outdoor
Seating/Dining Within the Downtown SoMi (OS) Zoning District; modifying Section 20-3.4
Special use conditions; modifying Section 20-3.5 (B) and (C) Dimensional requirements;
creating Section 20-3.5(1) Dimensional Requirements Downtown SoMi District; modifying
Section 20-3.6 Supplemental regulations; modifying Section 20-4.3 Sign regulations;
modifying Section 20-4.5 Landscaping and tree protection requirements for all zoning
districts; modifying Section 20-4.5.1 Tree protection; modifying Section 20-5.11 Site plan
City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
November 6,2017
Page 2 of 22
review approvals; modifying Section 20-G.l Administrative entities in order to effectuate a
Mixed-Use Project on the Shops at Sunset Place property as legally described herein.
Request #4
An Ordinance pursuant to Section 20-5.7 providing for a Map Amendment to the City of
South Miami Official Zoning Map from Specialty Retail (SR) to Downtown SoMi (DS) on a
9.G8-acre property known as The Shops at Sunset Place and as legally described herein.
Request #5
An Ordinance pursuant to Section 20-5.7 providing for a Map Amendment to the City of
South Miami Official Zoning Map to remove the Hometown District Overlay designation on
a 9.G8-acre property known as The Shops at Sunset Place.
Request #G
An Resolution pursuant to new ARTICLE XII Downtown SoMi District Regulations and
ARTICLE V Procedures and Applications and other applicable provisions of the City of South
Miami Land Development Code approving a request by FRIT Shops at Sunset Place Fee
Owner, LLC for Site Plan approval for a Mixed-Use Project consisting of Retail, Office,
Residential and Hotel components on The Shops at Sunset Place property as legally
described herein.
BACKGROUND:
The Applicant, FRIT Shops at Sunset Place Fee Owner LLC (FRIT), owns the 9.68-acre property
known as The Shops at Sunset Place located at 5701 SW 72 nd Street. The property is bounded by
US-1 (South Dixie Highway) on the northwest, SW 57 th Avenue (Red Road) on the east, SW 72 nd
Street (Sunset Drive) on the south and SW 58th Avenue on the west. The Applicant has filed
these applications to effectuate the re-development of the shopping center into a mixed-use
project containing:
• 440,148 sq. ft. of shopping center (includes the existing 4,OOO-seat movie theater)
• 32,840 sq. ft. of office
• Forty (40) (existing) dwelling units totaling 40,500 sq. ft.
• 414 rental apartments in two (2) buildings
• 182-room hotel
• Two (2) additional levels of parking added to the existing parking structure
• 216 additional parking spaces located underground
• Additional landscaping and reconfigured public spaces and plazas
As part of this application, the Applicant has submitted the following items:
* Letter of Intent
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
November 6,2017
Page 3 of 22
*
*
*
*
Exhibit A (revised October 16, 2017)
Project Narrative and Overview (revised October 16, 2017)
Design Concept Exhibits (revised October 16, 2017)
Traffic Study (October 2017)
The property, originally Holsum Bakery, was transformed into the "Bakery Centre" in the late
1980's. The Bakery Centre Special Use Permit and Development Order were approved on
October 25, 1982 (Resolution 65-82-4065).
The original development was approved for:
• 504,000 sq. ft. of office (Max. 300 feet in height)
• 300,000 sq. ft. of retail
• 20,000 sq. ft. of gallery area
• 300 hotel rooms
• 110,000 sq. ft. of mall area
• 3,000 parking spaces
What was actually built during the first Phase of development included:
• 245,000 sq. ft. of retail
• 25,000 sq. ft. of movie theater (1,400 seat)
• 261,000 sq. ft. parking structure (751 spaces)
• 403 surface parking spaces
Phase 2, if built, would have included additional retail, the hotel, offices and gallery.
On December 6, 1994 modifications were approved under Resolution 133-94-9534 to permit:
• 397,000 sq. ft. retail (including 47,000 sq. ft. of restaurant space)
• 80,000 sq. ft. of movie theater (4,600 seats)
• 40,500 sq. ft. of residential (40 dwelling units)
• 62,000 sq. ft. of mall area
• 120,484 sq. ft. of exterior circulation space
• 580,615 sq. ft. parking garage (1,698 spaces)
Subsequent approvals increased the overall allowable retail, restaurant and theater square
footage while eliminating the office and hotel components in their entirety.
In 1996, the Bakery Centre was demolished. Construction began on the new Shops at Sunset
Place shortly thereafter. The Shops at Sunset Place opened in 1999 and has been in operation
since that time.
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City of South Miami City Commiss i on
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
November 6,2017
Page 4 of 22
As currently configured The Shops at Sunset Place includes:
• 524,180 sq. ft. of shopping center (includes the 4,000-seat movie theater)
• 15,000 sq. ft. of office
• 40,500 sq. ft . of residential (40 dwelling units)
Boundary Map/Aerial
Subject Property located 5701 SW 72 Street
The property totals 421,648 square feet (9.68 acres) in size (net) and is identified on the City's
maps as: 5701 SW 72 nd Street.
The property is zoned "SR" Specialty Retail and is within the Hometown District Overlay. The
City's Future Land Use Map (FLUM) designates the property as "Mixed-Use Commercial
Residential (Four-Story)".
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
November 6, 2017
Page 5 of 22
Future Land Use Map Excerpt
MAP LEGEND
~ City Bo undury
f:.'.'J eRA Boundary
Sin gle-Fam ily Res ide nt ia l (Two-Story)
II Duplex Res idential (1\vo-Story)
• Townh ouse Res ident ial (l\vo-Slory)
• Mu ltipl e-Fam ily Residen ti al (Fo ur-Story)
.• '
II Res ident ill l ! Li mited Co m. District (Two-Story)
• Mixed-Usc Com merc ial Residen ti al (Fo ur-Story)
• T.O.D.D. (4+4-S tory)
• Comme rci al Retail & Office (1\vo--Story)
• Res ident ial Offi ce (Two-S lory)
• Educationa l (Four-Slory)
• Pu bli c and Instituti olUl l (Four-Story)
• Parks and Ope n Space • Hospi tal . Re lig ious
Zoning Map Excerpt
-R'.2 s.r..EM*AnIdonI ..
~ Rl03 i,.ow.Dtn*y~
ftS.-4 srQ1o F IIIMtR~
Legend
TOOO I....,...'IoI:I!od LIM.
TOOO(MU-51M111td lIM 5
TOOO Ill-4l lJ!#1t lndwINI "
RI .. SinQle f Mtt(RetkMrcbI TOOO IP1 'Pldcf .... ~ r RH TowMouM~ TOOO (PRIPn &RecIeI&OrI
AT .. T'AO-fatl"'ly ITOIfII"h::IuM H HoI(IiIlII
~ RIII.l . ~"""1rT\Jy PI N*/1nJlIt.IfoNI
01 IUI.%A Md.Jm o.nuy N&M-f-'1 R Refelous
,II AO PM PIOb&~
_ LO l.ow-IntIMily M CI PUO ,... ... lN~
"""""'-""'" HR He/gtIborhood RtUiI
I R ~RUiI PUO-H HcN.pIbI
OR GDnonI R.tU _ HP-OV Hj"lIde PfHlrvUon~
_ HD-OV KorneIoMI Di*ktOnNy
_ CS-OV ~s.MoaoOwny
Surrounding land uses, zoning and FLUM designations are as follows:
Land Use Zoning FLUM
US -l and T.O.D.D. (LI-4) and T.O.D.D. (4+4 -Story)
Northwest T.O.D.D. (4+4 Public/Institutional
Story)
South
Commercial Specialty Retail Mixed -Use Commercial
(SR) Residential (Four -Story)
Commercial City of Coral City of Coral Gables
East (City of Coral Gables
Gables)
West Commercial Specialty Retail Mixed -Use Commercial
(SR) Residential (Four -Story)
FRIT is proposing a partial redevelopment of the mixed -use project known as The Shops at Sunset
Place.
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
November 6 ,2017
Page 6 of 22
As currently proposed, the overall project will be completed in two (2) phases. The first phase
will consist of the partial demolition of the northern half of the site and renovation of the
remaining structure fronting SW 57 Avenue (Red Road) and SW 72 Street (Sunset Drive).
The second phase will consist of completing the demolition of the north portion of the property
and the construction of two (2) residential towers, one (1) hotel, associated underground parking
(216 spaces) and the addition of two (2) levels of parking to the parking structure .
Phasing Plan
REQUESTS 1 AND 2:
As proposed, the project requires several approvals including the following, which are described
and analyzed below:
1) Text Amendment to the Comprehensive Plan to Create a Downtown SoMi (OS) Future
Land Use Category
2) Small Scale Map Amendment to the Future Land Use Plan Map (FLUM) to Re-designate
The Shops at Sunset Place Parcel to Downtown SoMi (OS)
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, land Development Code and Site Plan Application
5701 SW 72 Street
November 6,2017
Page 7 of 22
ANALYSIS :
Proposed Future Land Use Map Amendment
(Downtown SoMi) .-----
MAP LEGEND
c:l City Boundary
L'.'J eRA Boundary
Ll Sin gle-Family Res id entia l (TWo.Story)
• Townhouse Res idential (Two-Story)
• Multip le-Fam ily Reside ntia l (Four-S lory)
.• '
I_ Du plex Reside nt ial (1Wo-S tory)
• Resi dent ia l I Limit ed Com. District (Two -Story)
• Mixed-Usc Commercial Resi dentia l (Four-Story)
_ T.O.D.D. (4+4-St ory)
• Co mrnerx:ia l Reta il & Offi ce (Two-S tory)
II Reside nt ial Office (Two-SIOry)
• Educati onal (Four-Story)
• Public Dnd In stitutiona l (Fou r-Story)
_ Parks and Open Space _ Hospital . Relig ious
Chapter 163, Florida Statutes governs Growth Management and Planning policy within the State
of Florida. The following Section allows for the changes proposed.
Section 163.3187 Process for adoption of small-scale comprehensive plan
amendment. -
(1) A small-scale development amendment may be adopted under the
following conditions:
(a) The proposed amendment involves a use of 10 acres or fewer and:
(b) The cumulative annual effect of the acreage for all small -scale
development amendments adopted by the local government does not
exceed a max i mum of 120 acres in a calendar yea r .
(c) The proposed amendment does not involve a text change to the
goals, policies , and objectives of the local governmentts comprehensive
plan, but only proposes a land use change to the future land use map for
a site-speci f ic small-scale development activity . However, text changes
that relate directly to, and are adopted simultaneously with, the small -
scale future land use map amendment shall be permissible under this
section.
* * *
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
November 6,2017
Page 8 of 22
The application as submitted complies with this Statute.
To develop the property in the manner as planned, the Applicant is proposing to create a new
land use category to replace the existing Mixed-Use Commercial Residential (Four-Story)
category. The proposed Downtown SoMi (DS) land use category is specific to the 9.68-acre parcel
known as The Shops at Sunset Place.
The current land use designation, Mixed-Use Commercial Residential (Four-Story), permits an
F.A.R. of 1.6, a density of 24 dwelling units per acre, and a maximum height of 50 feet. For
informational purposes, the Hometown District Overlay is consistent with the referenced
maximum intensity, density and height. The proposed land use category Downtown SoMi (DS)
would permit a maximum F.A.R. of 3.0, a density of 65 dwelling units per acre, and a maximum
height of 195 feet. The development as proposed is requesting an F.A.R. of 1.47, a density of 47
dwelling units per acre, and maximum building heights of 70 feet (Phase 1) and 195 feet (Phase
2). The impacts of this change would be to allow greater densities and intensities on the property.
Please see Attachment 2 -"Exhibit A" Requests 1 and 2 (Pages 1 and 2) for the proposed
Comprehensive Plan text and FLUM changes. The proposed Initial Site Plan, which is part of the
overall application, may be found under REQUEST 6.
In its analysis, Staff has reviewed the City's Comprehensive Plan in order to determine
consistency between the request and Plan. The proposed application furthers the intent of the
Comprehensive Plan and more specifically the following Goal, Objectives and Policies:
FLU OBJECTIVE 2.1
Discourage urban commercial sprawl by enhancing downtown South Miami as the
City's prime retail and commercial service center, in accordance with the Future Land
Use Map. There shall be no major commercial rezonings of single-family residential
properties.
FLU Policy 2.1.3
Discourage urban commercial sprawl by promoting growth in the core area
surrounding the Metrorail Transit Station by creating a district for new growth which
is contained and transit-oriented, thereby relieving the pressure for commercial
rezonings outside of this core area.
FLU OBJECTIVE 3.1
Continue to increase the City's tax base and fiscal health through new development and
redevelopment, increased property values, annexations, impact fees, grants, and other
strategies as appropriate.
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
November 6,2017
Page 9 of 22
FLU Policy 3.1.1
Zone for new development and redevelopment in accordance with the Future Land
Use Map, including multi-story and mixed-use districts.
FLU GOAL 5
To achieve revitalization and renewal of areas designated as redevelopment areas.
HOU Policy 1.1.1
Utilize the Future Land Use Plan and zoning map to assure a diversity of housing
types.
Additionally, as part of the Comprehensive Plan Text Amendment application, a concurrency
analysis was completed to determine compliance with Level of Service Standards. All Levels of
Service have been met for this application. The results of the analysis can be found in the
Concurrency Analysis prepared by Calvin Giordano & Assoc., Inc., dated Oct. 26, 2017, which is
identified as Attachment 6.
In its review of the application for Comprehensive Plan text and FLUM amendments the Planning
Board was governed by Sec. 20-6.1 in its deliberations and recommendations.
ARTICLE VI. -ADMINISTRATION AND ENFORCEMENT
20-6.1 -Administrative entities. (B) Planning Board
(3) Powers and Duties.
(a) The Board shall have all such powers and duties as are granted and conferred
by state law and this Code.
(b) The Board shall have the authority to investigate and recommend to the City
Commission such changes in the boundaries of the various use districts, zoning
regulations, use of land and type of construction, locations and use of all
structures on any valid application submitted to it.
i. In arriving at its recommendations, the Board shall consider factors
including, but not limited to: neighborhood character, suitability of particular
uses, conservation of property values, the city's adopted Comprehensive Plan
and availability of adequate public facilities and services.
ii. The Board shall investigate and make recommendations to the City
Commission on matters affecting redevelopment, rehabilitation, conservation
and renewal progress toward the alleviation of slum and blight areas and such
other conditions as may injuriously affect the city.
(c) The Board shall review and make recommendations on all applications for a
change in zoning district boundaries.
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
November 6,2017
Page 10 of 22
(d) The Board shall periodically review and make recommendations relating to the
provisions of this Code, including the district map, and shall offer
recommendations to the City Commission as to the sufficiency thereof in
implementing the City's adopted Comprehensive Plan.
(e) Reserved.
(f) The Board shall review and make recommendations relating to the
determination and continuance of nonconforming uses.
(g) The Board shall review and make recommendations on all applications for
special uses as permitted in this Code; such recommendations being made only
after it has been determined that all established special requirements have been
met and that the use will not create any incompatible relationships with other
uses in the area in which it is to be located.
(h) The Board shall review and make recommendations on all applications for
variances from the requirements of this Code for yard setbacks, lot size, lot
coverage, building height, fences and walls, impervious coverage, off-street
parking, open space, signs and landscaping. Recommendations for a variance shall
be made based upon the criteria set forth in Section 20-S.9(H).
Upon review of the application, the Planning Board was enabled to make a recommendation of
approval, approval with conditions, or denial.
REQUESTS 3 AND 4:
As proposed, the project requires additional approvals for the following, which are described and
analyzed below:
3) Text Amendment to the Land Development Code to create ARTICLE XII. -Downtown SoMi
(DS) District Regulations and modification of existing sections of the City Land
Development Code to implement the new District
4) Map Amendment to the Zoning Map to Rezone The Shops at Sunset Place Parcel from
Specialty Retail (SR) to Downtown SoMi (DS)
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
Novembe r 6,2017
Page 11 of 22
ANALYSIS:
Proposed Zoning Map Amendment
(Downtown SoMi)
AS.' eM8IoRKIdenIi.tII
=. R'4 SomI-E,,*~ TOOO{MJ"'jJ.btdUM4
RS~ loow ·OeMiy R~ rooo (MI.J..S)1otUd Use S
liS ... S¥IgIo FamtyA~ TOOO(U"lUghl~4
RS4 ~ Famly RHIdtritbI TOOO (PI) P\dcJ IrIUilllioNl
A'" T~~ TOOO (1'RI Peru I RectMlOn
RH T'Io'OoFen'ittfTO'I\'McMo H HoIpiIoI ~R".1'l.cJw.OenaiyLUi-f""'" PI P'ubk/~1ioNI o RM.U MldumOwMyu..5-f.ny II RIIIgIcM ;1 110 RHidwtWOI!ice PR PII'b&R"""'"
LO t.ow-MlolMiyorQ PlIO PIa"'Un.~
MO ~WMIIrycm:.
_ NR NelgI\bortIoad RNII
r :: ==
DS
".,...-
_HP.ovHiNo!lePlOtOlVaton~
_tfO.OYHomebmOiHicttMNy
_C5-OY~ty~o....lwf
Section 20-5.7 -Rezoning and text amendments allows for the process of rezoning a parcel of
land and also to amend the text of the City's Land Development Code .
20-5.7 -Rezoning and text amendments .
(A) Multiple Properties. Multiple properties in any single application for a rezoning shall
be contiguous to one another or accompanied by a unity of title agreement.
(8) City Initiated Applications. An application for a rezoning or text amendment may be
initiated by the city commission, planning board , environmental review and preservation
board or city administration .
(C) Intergovernmental Notice . When an application for a proposed rezoning involves a
property located within five hundred (500) feet of the jurisdictional limits of the county or
City of Coral Gables , notice of such application, specifying the date, time and place of any
scheduled public hearings, shall be transmitted to the planning departments or governing
bodies of said jurisdictions .
(D) Rezoning Reapplication . No reapplication for a rezoning shall be accepted by the
city within twelve (12) months of the date of final disapproval by the city commission of a
previous application for a change in zoning involving the same or substantially the same
property , unless evidence is submitted to and accepted by the city commission which
justifies such reconsideration.
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
November 6,2017
Page 12 of 22
(E) Application Requirements. With the complete application, applicants shall also
submit a letter of intent, a property survey by a registered surveyor and a document
indicating the written sworn consent of the owners of at least seventy-five (75) percent of
the subject property or persons with a contract to purchase conditioned on rezoning
approval. Such consent may be given by duly authorized agents of owners and agency
shall be evidenced by a proper written power of attorney.
(F) Neighborhood Awareness. All applications for a rezoning shall be accompanied by
a map which reflects all properties and the names of all property owners within a five
hundred (500) foot radius of the subject property. A notarized affidavit shall be presented
to the Planning and Zoning Department within five (5) business days of submittal of an
accepted application, attesting that the applicant gave notice of the proposed application
to all the property owners within the noted five hundred (500) foot radius by regular U.S.
mail with the exception of the abutting, or contiguous, property owners, who shall be made
aware via Certified Mail. The affidavit shall be accompanied by a copy of the notification
letter together with copies of the Certified Mail receipts.
The Applicant has met the requirements of Section 20-5.7.
The Applicant, in order to redevelop the property, has proposed new development standards
and regulations for the proposed Downtown SoMi District. The proposed Downtown SoMi (OS)
zoning district is specific to the 9.68-acre parcel known as The Shops at Sunset Place. This zoning
district would provide allowances for a mixed-use development that is urban in scale, provides
for a vibrant urban experience, is located near rail-based rapid transit and establishes a "place-
making" development. The proposed Downtown SoMi (OS) zoning district would permit a
maximum F.A.R. of 3.0, a density of sixty-five (65) dwelling units per acre, and a maximum height
of 195 feet. The development as proposed is requesting an F.A.R. of 1.47 and a density of forty-
seven (47) dwelling units per acre to allow for future flexibility. The maximum building height
will be seventy (70) feet for Phase 1 and 195 feet for Phase 2.
Please see Attachment 2 -"Exhibit A" Requests 3 and 4 (Pages 3 -36) for the proposed Land
Development Code text and Zoning Map changes.
In its review of the application for Land Development Code text and Zoning Map amendments
the Planning Board is governed by Sec. 20-6.1
ARTICLE VI. -ADMINISTRATION AND ENFORCEMENT
20-6.1 -Administrative entities. (B) Planning Board
(3) Powers and Duties.
(a) The Board shall have all such powers and duties as are granted and conferred
by state law and this Code.
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
S701 SW 72 Street
November 6,2017
Page 13 of 22
(b) The Board shall have the authority to investigate and recommend to the City
Commission such changes in the boundaries of the various use districts, zoning
regulations, use of land and type of construction, locations and use of all
structures on any valid application submitted to it.
i. In arriving at its recommendations, the Board shall consider factors
including, but not limited to: neighborhood character, suitability of particular
uses, conservation of property values, the city's adopted Comprehensive Plan
and availability of adequate public facilities and services.
ii. The Board shall investigate and make recommendations to the City
Commission on matters affecting redevelopment, rehabilitation, conservation
and renewal progress toward the alleviation of slum and blight areas and such
other conditions as may injuriously affect the city.
(c) The Board shall review and make recommendations on all applications for a
change in zoning district boundaries.
(d) The Board shall periodically review and make recommendations relating to the
provisions of this Code, including the district map, and shall offer
recommendations to the City Commission as to the sufficiency thereof in
implementing the City's adopted Comprehensive Plan.
* * *
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
November 6,2017
Page 14 of 22
ZONING COMPARISON CHART
Existing Specialty Retail (SR) versus Proposed Downtown SoMi (DS)
*
Se.ecialt'L. Retail (SR1 Downtown SoMi (051
Hometown District Overla'L. (Proe.osed1
Floor Area Ratio 1.6 3.0
Density (DU's/acre) 24 65
Height (Feet) 50 195
Landscaping Regulated by Sec. 20-4.5 Regulated by Sec. 20-12.10
22 Trees/Net Acre 8 Trees/Net Acre
10 Shrubs/Tree 3 Shrubs/Tree
50% Trees Native 35% Trees Native
Signage Regulated by Sec. 20-4.3 Regulated by Sec. 20-12.15
Most signs approved Master Sign age Plan reviewed by
administratively, others by Planning Board and Commission,
ERPB except interior sign age
Size limited by 20-4.3 Size Limits TBD
Parking Regulated by Sec. 20-4.4 Regulated by Sec. 20-12.12
Standards: Standards:
1.5 spaces/Efficiency 1.5 spaces/Efficiency
2 spaces/ 1 or more 2 spaces/lor more bedrooms
bedrooms 1 space/hotel room
1 space/hotel room 1 space/250 sq. ft. for Office
1 space/200-400 sq. ft. for 1 space/615 sq. ft. for
Retail/Office Retail/Restaurant/Commercial
1 space/l00 sq. ft. for 1 space/6 seats for theater
restaurant patron area
1 space/300 sq. ft. for
restaurant non-patron
area
1 space/4 seats for theater
Required Size -9'x18' Proposed Size -8.5'x18'
Environmental Review and Required unless project Not Required*
Preservation Board complies with architectural
standards of the Hometown
Overlay District
Commission Approval Required (Site Plans, Landscaping, Signage and Architectural)
Minor Changes Approved by Staff
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
November 6,2017
Page 15 of 22
This District would permit a mix of uses to include retail, restaurants, offices, hotel and residential
components at greater densities, intensities, height, design and lower parking standards than
would currently be allowed under the Specialty Retail (SR).
Upon review of the application, the Planning Board was able to make a recommendation of
approval, approval with conditions, or denial.
REQUEST 5 :
As proposed, the project requires approval for the following, which is described and analyzed
below:
5) Map Amendment to the Zoning Map to remove from Hometown Overlay
ANALYSIS:
Proposed Zoning Map Amendment
Removal from Hometown Overlay
RS-4 ~F~ty RetIdenIbI fOOO (U-4 ) UgN lr>iMllbl4
RI " Sll'lgle FIWII..,.RIHIdII\IIIJI TOOO (PI)P\dcflrod"kNI
~ RT .. TowMoI.IM~ TOOO (PR )Parb ARe<re3Jon
RH l IfllOoFMitt/TOO\'fIIIouse H HoIPCDI
[" RM ·lI l.oroor-Ottuly ....... f.-niy PI PWlc/Imlilll&loNl
~ RM ·loI Mt6um OenMylok.ti-fady R ReIg\IIuI
R~ClIII:. PR P.rb AA ..... O-'
~.uro.-----Nil N~RNiI
SR ~Rto\iIiI
GR
05
The Hometown District Overlay Zone implements a mixed-use commercial/residential land use
category that is characteristic of traditional downtowns. It is intended to provide for different
levels of retail uses, office uses, retail and office services and residential dwelling units with an
emphasis on mixed use development. The Overlay was established to promote development
151 Pagc
City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
November 6,2017
Page 16 of 22
that would enhance South Miami's community identity and sense of place through the design
and placement of buildings and streets to create a distinct, pedestrian friendly "hometown" town
center.
This Overlay is somewhat inflexible, prescriptive, and incorporates specific regulating plans and
architectural standards, and seems not to be conducive to the current demands of successful
shopping districts.
Generally, the same types of uses permissible in the Overlay are proposed in the new Downtown
SoMi District. Removing the Property from the constraints of the Overlay zone would allow for
greater flexibility in densities, intensities, height, design and parking standards.
REQUEST 6:
The project requires additional approval for the following, which is described and analyzed
below:
6) Initial Site Plan Approval of The Shops at Sunset Place
The Applicant has proposed new Article XII. Downtown SoMi District Regulations. The site plan
was reviewed against these new standards.
ANALYSIS:
The Downtown SoMi zoning district establishes the permitted uses and development parameters for
any development within this zoning district.
The Shops at Sunset Place site plan as proposed is consistent with the proposed new Article XII and
Sections 20-3.3{F}, and 20-3.5{1} and modifications to Sections 20-3.1, 20-3.3{D}, 20-3.4, 20-3.5{8 and
C), 20-3.6, 20-4.3, 20-4.5, 20-4.5.1, 20-5.11 and 20-6.1 of the Land Development Code of the City of
South Miami.
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
S701 SW 72 Street
November 6,2017
Page 17 of 22
PLANNING BOARD ACTION:
Following a public hearing on the applications on October 26,2017, the Planning Board voted as
follows to recommend approval of the applications inclusive of Staff's recommended conditions
as follows:
1) Text Amendment to the Comprehensive Plan to Create a Downtown SoMi (DS) Future
Land Use Category
Vote: six ayes, one nay
2) Small Scale Map Amendment to the Future Land Use Plan Map to Re-designate The Shops
at Sunset Place Parcel to Downtown SoMi (DS)
Vote: five ayes, two nays
3) Text Amendment to the Land Development Code to create ARTICLE XII. -Downtown SoMi
(DS) District Regulations and modification of existing sections of the City Land
Development Code to implement the new District
Vote: seven ayes, zero nays with additional conditions that the landscaping regulations
comply with the Miami-Dade County Code, as applicable, and that the parking regulations
comply with the current standards of the Land Development Code
4) Map Amendment to the Zoning Map to Rezone The Shops at Sunset Place Parcel from
Specialty Retail (SR) to Downtown SoMi (DS)
Vote: six ayes, one nay
5) Map Amendment to the Zoning Map to remove the property from the Hometown Overlay
Vote: six ayes, one nay
6) Initial Site Plan Approval of The Shops at Sunset Place
Vote: six ayes, one nay with additional conditions that the landscaping regulations comply
with the Miami-Dade County Code, as applicable, and that the parking regulations comply
with the current standards of the Land Development Code
RECOMMENDATION TO CITY COMMISSION:
Staff recommends that the City Commission approve with conditions recommended by the
Planning Board and further staff recommendations as below relating to the applications for:
1) Text Amendment to the Comprehensive Plan to Create a Downtown SoMi (DS) Future Land
Use Category;
2) Small Scale Map Amendment to the Future Land Use Plan Map to Re-designate The Shops at
Sunset Place Parcel to Downtown SoMi (DS);
3) Text Amendment to the Land Development Code to create ARTICLE XII. -Downtown SoMi (DS)
District Regulations and modify existing sections of the City Land Development Code to
implement the new District;
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 7Z Street
November 6,2017
Page 18 of 22
4) Map Amendment to the Zoning Map to Rezone The Shops at Sunset Place Parcel to Downtown
SoMi (OS);
5) Map Amendment to the Zoning Map to remove from Hometown Overlay; and
6) Initial Site Plan Approval.
CONDITIONS:
General Conditions Recommended for Approval by City Commission
1. The proposed development will be substantially built in accordance with the documents
submitted including: Letter of Intent; Exhibit A (10.16.2017); Project Narrative and
Overview (October 16, 2017); Design Concept Exhibits (October 16, 2017); Traffic Study
(October 2017); Parking Study (October 16, 2017); and, Sunset Place Valet Operations
Plan.
2. In addition to the above listed in Condition 1, the proposed development will be
substantially built in accordance with the plans submitted entitled liThe Shops at Sunset
Place Planning Board Submittal Drawing Set 10.06.2017", consisting of 44 sheets and
prepared by Zyscovich Architects and dated 10/6/17. The survey the plan was based on
was prepared by E. R. Brownell and Associates, Inc. and consists of three sheets dated
7/19/17; 10/26/16; and 10/26/16, respectively.
3. All documents submitted with this application are to be made part of the record.
4. All off-site improvements required under any approvals shall be completed prior to the
first Certificate of Occupancy of Phase 2, unless such deadline is extended by the City
Manager.
5. Any improvements in the Public Right-of-Way shall be approved by the applicable agency
(FDOT, Miami-Dade County and/or City of South Miami).
6. All impact fees shall be paid by the Applicant prior to issuance of building permit.
7. The Applicant shall provide a letter acknowledging compliance with the applicable Level
of Services requirements prior to the issuance of final permit to the property. If any
concurrency approvals expire, a re-review shall be required by the appropriate agency.
8. Any changes that increase densities, intensities or population ofthe property shall require
a new Concurrency Analysis.
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
November 6,2017
Page 19 of 22
9. Applicant shall submit verification from Miami-Dade County that the proposed new
development has been reviewed and approved for all access management considerations
prior to site plan approval.
10. Flood elevations shall be reviewed and approved for consistency with FEMA requirements
and the City's National Insurance Flood Program Ordinance prior to building permit
approval.
11. The Applicant shall comply with applicable conditions and requirements by Miami-Dade
County Public Works Department, Fire Rescue Department, Department of Regulatory
and Economics Resources -DERM (DRER), Miami-Dade County Water and Sewer
Department, and FDOT.
Construction General Conditions
12. A Construction and Maintenance of Traffic (MOT) Plan shall be provided by the Applicant
to the Building, and Public Works Departments for approval, prior to start of construction.
Access points by construction vehicles shall be provided within the MOT. All construction
vehicles must use SW 58 th Avenue, unless otherwise approved by the applicable
Department.
13. The Applicant shall provide a Construction Air Quality Management Plan to the applicable
Department prior to the start of construction.
14. A Construction, Demolition and Materials Management Plan (CDMMP) must be
submitted by the Applicant at time of building permit.
15. Construction shall only take place Monday through Friday during the hours of 8:00 a.m.
and 5:00 p.m.
Landscaping
16. The Applicant shall meet all of the minimum requirements of the City Code, Chapters 18
and 24 of the Miami-Dade County Code as necessary, and specifically comply with all
conditions imposed by Miami-Dade County Department of Regulatory and Economic
Resources -DERM (DRER), if any.
17. The property shall be landscaped in accordance with the landscape plan, included with
the site plan submittal.
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
November 6,2017
Page 20 of 22
18. Pursuant to Sec. 20-4.5, as may be amended, the Applicant shall preserve existing trees
(including native trees) during the development of the project, wherever possible. If the
trees must be removed, the Applicant shall be required to mitigate the impact in
accordance with City requirements. If the relocated trees do not survive, the Applicant
shall be required to replace or mitigate the trees in compliance with City requirements.
Traffic
19. That the Applicant participate with the City in its efforts to obtain certain approvals from
the Florida Department of Transportation (FDOT) to permit the following traffic
movement: Left turns from Eastbound Sunset Drive to Northbound US1.
20. That the Applicant submit a 58 th Avenue Traffic Assessment on an annual basis for a
period of five (5) years after completion of the Phase 2 construction.
21. That the Applicant design and propose for City Commission approval prior to the first
Certificate of Occupancy of Phase 2, unless such deadline is extended by the City
Manager, bicycle and pedestrian safety improvements along the adjacent road segments
to the development as outlined in the South Miami Intermodal Transportation Plan
(SMITP) dated January 2015.
This includes the following:
• Neighborhood Greenway and bicycle lanes along SW 70 th Street
• Bicycle Infrastructure along Sunset Drive and 57 th Avenue/Red Road
• Neighborhood Greenway along SW 58 th Avenue
• Crosswalk Improvements at the intersection of US-l and SW 70 th Street/SW 58 th
Avenue and US-l and SW 57 th Avenue/Red Road.
Reference Figure 1 Network Plan included in the adopted SMITP.
Off-Street Parking/Lighting
22. The minimum required number of parking spaces for the proposed development is 2,369.
23. The Applicant shall install and maintain street and parking light fixtures which project the
light rays directly to the street, and shall include shields which restrict projection of light
rays outward to adjacent properties and also restrict the upward projection of light rays
into the night sky.
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
November 6,2017
Page 21 of 22
Environmental
24. The Applicant shall meet the requirements of the Miami-Dade County Water-Use
Efficiency Standards Manual, effective January 2009, as may be amended from time to
time.
25. All storm water drainage systems shall be maintained in working at all times in order to
avoid localize flooding during and after a storm. Parking shall be prohibited on top of any
drainage inlet or drainage manhole.
26. Provide and obtain approval for the Master Sign age Plan prior to submitting for building
permit approval.
Architecture
27. Substantial compliance with the approved plans including: design, materials, and color
palette.
Attachments:
1) Application
2) Application Document
Includes: Letter of Intent
Exhibit A (Detailed information on each application, dated October 16, 2017)
Includes: Exhibit 1 (Legal Description)
Exhibit 2 (Proposed Permitted Use Schedule)
Exhibit 3 (Proposed Dimensional Standards)
Parking Study (prepared by David Plummer & Assoc., dated August 28, 2017)
Traffic Study (prepared by David Plummer & Assoc., dated October 4,2017)
Includes: Responses to Comments from Calvin Giordano & Assoc., dated
October 12, 2017
Appendix A "Site Plan"
Appendix B "Data Collection"
Appendix C "Intersection Capacity Analysis Worksheets"
Appendix D "Committed Development Information"
Appendix E "Project Trip Generation"
Appendix F "Transit Documentation"
Appendix G "School Documentation"
Appendix H "Queuing Documentation"
Valet Operations Plan (prepared by David Plummer& Assoc., with attachments A & B)
3) Project Narrative and Overview (October 16,2017)
4) Design Concept Exhibits (October 16, 2017)
5) South Miami Intermodal Transportation Plan Figure I: Network Plan
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City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
5701 SW 72 Street
November 6,2017
Page 22 of 22
6) Concurrency Analysis (prepared by Calvin Giordano & Assoc., Inc., dated Oct. 26, 2017)
7) Mailing Label Affidavit with Location Map (Property Owners within 500 feet), dated August 29,2017
8) Mailing Label Affidavit with Location Map (Abutting Property Owners), dated August 29,2017
9) Mailout Affidavit (Notice of Applicant Mailout), dated October 12,2017
10) Applicant's Notification Letter
11) City Notice of Public Hearing
12) Legal Ad
13) Draft ordinance amending the Comprehensive Plan to create a Downtown SoMi (DS) Future Land Use
Category
14) Draft ordinance approving a small-scale map amendment to the Future Land Use Map to re-designate The
Shops at Sunset Place parcel to Downtown SoMi (DS)
15) Draft ordinance amending the Land Development Code to create Article XII -Downtown SoMi (DS) District
regulations and modify existing sections of the LDC to implement the new District
16) Draft ordinance amending the Zoning Map to rezone The Shops at Sunset Place from Specialty Retail (SR)
to Downtown SoMi (DS)
17) Draft ordinance amending the Zoning Map to remove the property from the Hometown Overlay
18) Draft resolution approving the Initial Site Plan of The Shops at Sunset Place
19) Draft transcript of October 26, 2017 Special Planning Board meeting
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