_Staff ReportTHE erTY OF PLEASANT LIVIN G
CITY OF SOUTH MIAMI
OFFICE OF THE CITY MANAGER
INTER-OFFICE MEMORANDUM
To: The Honorable Mayo r & 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 Comprehens ive 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 9.6B-acre property known
as The Shops at Sunset Place and as legally described herein.
Request #3
An Ordinance pursuantto Sectio n 20-5.7 and other applicable provisions of the City of South
Miami Land Development Code creating ART ICLE XII. -Downtown SoMi (OS) District
Regulations; modifying Section 20-3.1 Zoning use districts and purposes (A) and (8);
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 (8) and (e) 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 Commi ss ion
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Pl an Application
S701SW 72 Street
November 6, 2017
Page 2 of 22
review approvals; modifying Section 20-6.1 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-S.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
9.68-acre property known as The Shops at Sunset Place and as l egally 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 9.68-acre property known as The Shops at Sunset Place.
Request #6
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 Sunse t Place property as legally
described herein.
BACKGROUND:
The Applicant, FRIT Shops at Sunset Place Fee Owner LLC (FRIT), owns the 9.6B -acre property
known as The Shops at Sunset Place located at 5701 SW nnd Street. The property is bounded by
US -l (South Dixie Highway) on the northwest, SW 57 th Avenue (Red Road) on the east, SW nnd
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 4,000-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 struc t ure
• 216 additional parking spaces located underground
• Additional landscaping and reconfigured public space s and plaza s
As part of this application, the Applicant has submitted the following items :
• Letter of Intent
2 1Page
City of South Miami City Commis sion
Shops at Sunset Place
Comprehensive Plan, land Development Code and Site Plan Application
5701 SW 72 Street
November 6, 2017
Page 3 of 22
*
*
*
*
Exhib it 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 overa ll all owable retail, restaurant and theater square
footage while eliminating the office and hote l 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 operat ion
since that time.
3 1Page
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 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 (HUM) designate s the property as "M ixed -Use Commercial
Residential (Four-Story)".
4 1P age
City of South Miami City Commission
Shops at Sunset Pl ace
Comp r ehensiv e Plan, Land Development Code and Site Plan Application
57015W 72 Street
Nove mber 6,2017
Page 5 of 22
Future Land Use Map Excerpt Zoning Map Excerpt
MAP LEGEND
Q Ci ly BoundAry
[] CRA Douooary
t _ -E .-.J1!fO
'if>'
Shlale-Family Rc.ldentlll (TWo.St<W)')
• Duplu Rnidmtia l {nloo-StOlJ)
• TownhOl.l$e Re.ldend.1 (fi."O-SIory)
• Multiple-Family Re&idrnlul (Four-Story)
• RnhleotiaJ !l.imiteci Com. Di ltfia (Two-Sloty)
• Mlxed-UiC Commomlll Rc.klmtill (Four·Scory)
• T.O.D.D . (4++510<1)
• Comm=ial Rmil a OlrK" (TWo-Stocy)
• Resldentlal Olrkc (TIoo~)
• Educ..rloIul (Foo,..S Iory)
• Publi c and huti l\ltiona l (four-SlOIy)
• PariliandOpen 5pac1= .HospIbl .R~iaWus
1000 ___ _
fOOOtolJ-ll_ ... ,
'OIICI .. HoI....,._· _11'0_'_
----'" ... bl_ -_ ..... -_.-
_"",,1M
Surrounding land uses, zoning and FLUM designations are as follows:
~;:;'" '. ' --~. n" ", f('l:>'!If .. ~ I' 'i~ II'lliii"~lF ",.< 1"'m'~·'<1 rTZ'''''' ,'" " --;,' ,-ri~m~~l.iJI
". 7 _ ~_ ~ f .• t}!! : I.'." . ..:-,{, p..ibid:: .' .. L~l,"-~J~ r.<' ~ ~.~_.;J.j ......... ,-' .~_< ".. ~._.
US-l and T.O .D.D . (LI-4) and T.O.D.D. (4+4-Story)
Nor;1!liI west T.O.D .D. (4+4 Public/I nstitutional
Story)
Soutl'1
Commercia l Specia lty Retail Mixed-Use Commercial
(SR) Residentia l (Four-Story)
Commercial City of Coral City of Coral Ga bles
Ea"St (City of Coral Gab les
Gables)
West Commercial Specialty Retail Mixed-Use Commercial
(SR) Residential (Four-Story)
FRIT is proposing a p a rtial r ed evelopm e nt of the mixe d -u se pro ject known as Th e Shops at Su n set
Place ,
51P a ge
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 oftwo (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 (HUM) to Re -designate
The Shops at Sunset Place Parcel to Downtown SoMi (OS)
61 P age
Cit y of South Miami City Commission
Shop s at Sunset Place
Comprehensive Plan, Land Development Code and Sit e Plan Appli ca tion
5701 SW 72 Street
November 6, 2017
Page 7 of 22
ANALYSIS:
MAP LEGEND
"'''''-[] CRA.....,,,,,
I SinJle-Famll)'RnKknti.I~S4"",)
• D.Jp/a Rnidmu.1 (TWo-Slory)
• rown~ RmStntill ~Story)
• Multiple-Family Rnidmli.1 (four-51"",)
• RnOotiajl Lillliled Com. DiJtrkt (Two-Story)
I • Miltcd-lJJeCommCRiIlRctidmtial (FOQI'-Stor)')
• T.OD.D. ( .... 4-5101)')
• COII"Imm-ial RdlIil a Offict ~SIOf)')
• Resida!!ial OIJlce (T'w-Story)
• ~ionlll (Four-SQy)
• Publit Md InSlicution.J (four·Srory)
• Parbl!ldOpmSp.c:e .HospiC.ll .RdiPOLlll
Chapter 163, Florida Statutes governs Growth Management and Planning policy within the State
of Florida. The following Section allows for t h e changes proposed.
Section 163.3 187 Process for adoption of small-scale compre hensive plan
amendment. •
(1) A small -scale development amendment may be adopted under the
fo ll owing conditions:
(a) The proposed amendment invo lves a use of 10 acres or f ewer and:
(b) The cumulati ve annual effect of the acreage for all sma ll -scale
deve lopment amendments adopted by the lo ca l go vernment does not
exceed a maximum of 120 acres in a ca lend ar year.
(c) The proposed amendment does not involve a text change to the
goals, policies, and obj ectives of the loc al government's comp r ehensive
plan, but on ly proposes a land use change to the future lan d us e map for
a site -specific sma ll -sca l e d evelopm ent activ ity. However, text changes
that re late directly to, and are adopted simu ltaneous ly with, the sma ll -
sc a le future l and use map amendm e nt sha ll be permissible und er this
section.
* * *
71 Pa ge
City of South Miami City Commission
Shop s at Sunset Place
Comprehensive Plan, la nd Development Code and Site Plan Application
5701 SW 72 Street
Nove mbe r 6, 2017
Pag e 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 (OS) 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
FAR. 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 (OS)
would permit a maximum FAR. 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 FAR. of 1.47, a density of 47
dwelling un its per acre, and maximum building heights of 70 feet (Phase 1) and 195 feet (Phase
2). The impacts ofthis change would be to allow greater densities and intensities on the property.
Please see Attachment 2 -'~Exhibit An 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 th e
overall application, may be found under REQUEST 6 .
In its analysis, Staff has reviewed the City's Comprehensive Plan in order to determin e
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 ofthis 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.
8 1P age
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 app l ication, 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 o,n any valid application submitted to it.
i. In arriving at its recommendations, the Board shall consider factors
including, but not limited to: neighborhood character, su itab il ity of particular
uses, conservation of property values, the city's adopted Comprehensive Plan
and avai lability of adequate public facilities and services.
ii. The Board shall investigate and make recommendat ions to the City
Commission on matters affecting redevelopment, rehabi litation, conservation
and renewal progress toward the all eviation of slum and b light area s 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.
91 Pag e
City of South Mia mi City Commis sion
Shops at Sunset Place
Comp rehensive Plan, Land Development Code and Site Plan Applicatio n
5701 SW 72 Street
Novemb e r 6, 2017
Pa ge 10 of 22
(d) The Board shall periodically review and make recommendat ion s relating t o th e
provisions of thi s Code, including the district map, and shall offer
r ecommendations to th e City Commission as to the sufficiency ther eof in
implementing the City's adopted Comprehensive Plan.
(e) Reserved .
(f) The Board shall review and make recommendations relating to th e
determination and continuance of nonconforming uses.
(g) The Board shall review and make recommendations on all application s fo r
special uses as permitted in this Code; such recomme ndations 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 othe r
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 sha ll
be made ba sed upon the criteria set forth in Section 20 -5.9 (H).
Up on r eview of the application, the Planning Board was enabled to make a re comm endation of
app r oval, approval with conditions, or denial.
REQUESTS 3 AND 4:
As proposed, the project requires additional approvals for the following, which are des cr ib ed and
analyzed below:
3) Text Amendment to the Land Development Code to create ART ICLE XII. -Downtown SoM i
(OS) District Regulations and modification of existing section s of the City La n d
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 (OS)
IO IP age
City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, Land Development Code and Site Plan Application
57015W 72 Street
Novemb er 6,2 01 7
Page 11 of 22
ANALYSIS:
Proposed Zoning Map Amendment
(Downtown SoMi)
-~---.... '....,-""----'--'----,--------.~ --
'OOO ~"J _u.o.
·CU>(NJ-II_ ..... '
1000,... ...... _. TOeO ,.._, __ """'l1"li----" -,--HI _._
--~------
Section 20-5 .7 -Rezoning and text amendments allows for the process o f rezo ning 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 re zoning 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 am endment 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 jurisdictiona l limits of the county or
City of Coral Gables, not ice of such application, specifying the date, time and place of any
scheduled public hearings, shall be transmitted to the planning departm ents 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 disapprova l by the city commission of a
previou s application for a change in zoning involving the same or sub st a nti a lly th e sam e
property, unless evidence is submitted to and accepted by the city commission whi ch
justifies such reconsideration .
Ill Pa gc
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 comp lete application, app li cants sha ll also
submit a letter of intent, a property survey by a regis tered surveyor and a document
ind icating the wr itten sworn consent of the owne rs of at least seve nty-five (75) percent of
the subject property or persons with a contract to purchase conditioned on rezoning
approva l. Such consent may be given by duly authorized agents of owners and agency
sha ll be evidenced by a proper written power of attorney.
(F) Neighborhood Awareness. All app lications for a rezoning shall be accompa nied by
a map which reflects all properties and the names of all property owners wit hi n a five
hund red (500) foot radius of the subject property. A notarized affidavit sha ll be presented
to the Planning and Zon ing Department within five (5) bus in ess days of subm ittal of an
accepted app li cation, attesting that the app licant gave notice of the proposed application
to all the property owners within the noted five hundred (500) foot radi us by regular U.S.
mail with the exception of the abutting, or contiguous, property owners, who sha ll be made
aware via Cert ified Mail. The affidavit sha ll be accompanied by a copy of the not ificat ion
letter together with copies of the Certified Mail receipts .
The Applicant has met the requirements of Section 20-S.7.
The Applicant, in order to redevelop the property, has proposed new development standards
and regulations for the pr oposed Downtown SoMi District. The proposed Downtown SoMi (DS)
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 (DS) 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 fo r Phase 1 and 195 feet for Phase 2.
Please see Attachment 2 -"Exhibi t AU Requests 3 and 4 (Pages 3 -36) for the proposed la n d
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 dut ies as are granted and conferred
by state law and this Code.
121 P age
City of South Miami City Commis sion
Shop s at Sunset Place
Comprehensive Plan, land Development Code and Site Plan Application
5701 SW 72 Street
Nov ember 6,2017
Pag e 13 of 22
(b) The Board shall have the authority to investigate and recommend to the City
Commission such changes in the boundar ies 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 sha ll investigate and make recommendations to the City
Commission on matte r s 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
r ecommendations to the City Commission as to the sufficiency the r eof i n
implementing the City's adopted Comprehensive Plan.
* * *
13 IPa ge
City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, land Development Code and Site Plan Application
5701 SW 72 Street
Nove mbe r 6/ 2017
Page 14 of 22
ZONING COMPARISON CHART
Existing Specialty Retail (SR) versus Proposed Downtown SoMi (OS)
,
Seecialt'/. Retail (SR) Downtown SoMi (OS)
Hometown District Over/a'/. (Proeosed )
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
Sign age 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 signage
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 o r 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 . fo r 1 space/615 sq. ft . for
Retail/Office Retail/Restaurant/Commercial
1 space/lOO sq. ft. for 1 space/6 seats for theater
restaurant patron area
1 space/300 sq . ft . fo r
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 comp lies with architectural
standards of the Hometown
Overlay District
Commission Approval Required (Site Pl ans, landscaping, Signage and Architectural)
Minor Changes Approved by Staff
14 1P age
City of South Miami City Commission
Shops at Sunset Place
Comprehensive Plan, land Development Code and Site Plan Application
5701 5W 72 Street
No vem ber 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
be low:
5) Map Amendment to the Zoning Map to remove from Hometown Overlay
ANALYSIS:
Proposed Zoning Map Amendment
Removal from Hometown Overlay
1 ... ,,_ _ ._o,_._._~
____ ..... TOOD(I'U-<I_IIIo.
w...-,_ TOOD(IolMII_\IIIt
..... ''''''_ .000,....11.\10 -..·
._~_ TUIO "_/~_4
__ .. romlflll_l _
_ '.Ir'_ ~ _'_4 --------os --
The Hom etown District Overlay Zone implements a mixed -use commercial/residenti al land use
category that is characteristic of tradit ional downtowns. It is intended to provide for different
levels of re tail uses, office uses, retail and office services and residential dwelling units with an
emp h asis on mixed use development. The Overlay w as estab li shed to promote development
15 1P a ge
City of South Miami City Commi ssio n
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 Sit e Plan App r oval of The Shops at Sunset Place
The Applicant has proposed n ew Article XII. Downtown SoMi District Regulations . The site plan
was reviewe d against these new standards .
ANALYSIS :
The Downtown SoMi zoning d ist r ict 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(0),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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Shops a t Sunset Place
Comprehens ive Plan, Land Development Cod e and Site Plan Application
5701 SW 72 Street
November 6, 2017
Page 17 of 22
PLANNING BOARD ACTION:
Following a public hearing on the applications on October 26, 201 7, 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 (O S) Future
land Use Category
Vote: six ayes, one nay
2) Small Scale Map Amendment to the Future land Use Plan Map to Re -des ignate The Shops
at Sunset Place Parcel to Downtown SoMi (OS)
Vote: five ayes, two nays
3) Text Amendment to the land Development Code to create ARTICLE XII . -Downtown SoMi
(OS) 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 Su nset Place Parcel from
Specialty Retail (SR) to Downtown SoMi (OS)
Vote: six ayes, one nay
5) Map Amendmentto the Zoning Map to r emove the property from the Hometown Ove r lay
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 COMM ISS ION:
Staff recommends that the City Commission approve with conditions recommended by the
Planning Board and further staff recommendations as below relating to the appl ications for:
1) Text Amendment to the Comprehensive Plan to Create a Oowntown SoMi (O S) Future land
Use Category;
2) Small Sca le Map Amendment to the Future land Use Plan Map to Re-designate The Shops at
Sunset Place Parcel to Downtown SoMi (O S);
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 72 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:
Genera l 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 "The 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 applicat ion are to be made part of the record .
4. All off-site improvements required under any approvals shall be completed prio r 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 applicab le agency
(FOOT, 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 app licable l eve l
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 of the property sha ll require
a new Concurrency Analysis.
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Shops at Sunset Place
Comprehensive Plan, Land Devel opment Code and Site Plan Application
S701 SW 72 Street
No ve mb er 6, 2017
Pag e 19 of 22
9. Applicant shall submit verificat ion from Miami-Dade County that the proposed new
development has been reviewed and approved for all access management considerations
pr ior 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 bui lding 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 FOO T.
Construction General Conditions
12 . A Const ruction 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
veh icles mus t 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
Depa rtment prio r to the start of construction .
14 . A Co nst ruct ion, Demolition and Materials Management Plan (CDMMP) must be
subm itted by the Applicant at time of building permit.
15. Co nst r uction 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 min imum requirements of the City Code, Chapters 18
and 24 of the Miami-Dade County Code as necessary, and specifically comply with all
cond itions 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
th e site plan submittal.
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Shops at Sunset Place
Comprehen siv e Plan, land Development Code and Site Plan Application
5701 SW 72 Street
Nov ember 6,20 17
Pa ge 20 of 22
18. Pursuant to Sec. 20 -4.5, as may be amended, the Applicant shall preserve exis t ing trees
(including native trees) during the development of the project, wherever possible. If the
trees must be removed, the Applicant shall be requ ired to mitigate the impact in
accordance with City requirements . If the relocated trees do not survive, the Applicant
sha ll 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 Cit y
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 70th Street
• Bicycle Infrastructure along Sunset Drive and 57 th Avenue/Red Road
• Neighborhood Greenway along SW 58th Avenue
• Crosswa lk Imp rovements at the intersection of US -l and 5W 70th 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 th e
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 Signage 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)
Indudes: 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)
Indudes: Responses to Comments from Calvin Giordano & Assoc., dated
October 12, 2017
Appendix A "Site Plan"
Appendix B "Data Coliection"
Appendix C "Intersection Capacity Analysis Worksheets"
Appendix D "Committed Development Information"
Appendix E flProject Trip Generation"
Appendix F IITransit Documentation ll
Appendix G "School Documentation"
Appendix H "Queuing Documentation"
Valet Operations Plan (prepared by David Plummer& Assoc., with attachments A & 8)
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 COr1)prehensive 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 (OS) 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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