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6001 SW 70 ST_LPA-01-001A a City of South Miami 6130 Sunset Drive, South Miami, Florida 33143 August 12, 2000 Joseph G. Goldstein, Esq. Greenberg Traurig, P.A. 1221 Brickell Avenue Miami, Florida 33131 Re: JPI Apartment Development, L.P./Application for Comprehensive Plan Amendment Faxed : 305 961-5737/August 12, 2000 Dear Mr. Goldstein: As you know the above referenced application is scheduled to be presented to the Local Planning Agency on August 29, 2000. The legal advertisement for the meeting is due to appear on the Metro Section of The Miami Herald on Thursday the August 17`". A staff report with recommendation needs to be completed about that time for public review along with the application. The report also has to be sent to the members of the Local Planning Agency at least a week ahead of the meeting date. You may recall that a list of issues were identified that needed to be addressed and or clarified before a full review of the application could be made. A letter outlining these issues was transmitted to you on July 18,2000. Except for some correspondence regarding the market analysis, the City has, as of this date, not received any of the requested information. This additional information is needed for a complete analysis before a recommendation can be developed and a staff report can be prepared. If all the necessary information is provided by the end of business day of August 14, 2000, the City will make every attempt to make the scheduled meeting of August 29, 2000. Even if everything is brought in by Monday that gives the City only three days to analyze the information and prepare an adequate staff report that will "City of Pleasant Living" ]bold : Pfa+e. �L 'd yaJ G,a A cvn k UA limit) r Joseph G. Goldstein JPI Apartment/Comp Plan Amendment August 12,2000 Page 2 withstand the review and scrutiny of a public hearing. Please understand that City will co- operate any way we can, but August 29 date is starting to look unrealistic. Please call me so we can avoid any delays. Thank you. Sincerely, Su;a asu, �gng Asst. City irector Cc: Charles D. Scurr, City Manager KKR STATE OF FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS "Dedicated to making Florida abetter place to call home" JEB BUSH STEVEN M. SEIBERT Governor Secretary a July 13, 2000 z Mr. Subrata Basu !: Assistant City Manager/Planning Director l City of South Miami 6130 Sunset Drive South Miami, Florida 33143 Dear Mr. Basu: ?' t This letter is written in response to your letter dated June 7, 2000 and also serves as a follow up to your conversations with Ken Metcalf. In your letter,you ask for the Department's comments regarding the expansion of the Redevelopment Infill District(RID) to include a 2.68- acre site proposed for at least 193 units of affordable student housing. This proposed development would also require a future land use map amendment from Mixed Use Commercial-Residential (24 dua)to the Transit-Oriented Development District (TODD) category. The Department fully supports this proposal. This development is consistent with promoting urban infill, affordable housing, and promoting transit ridership. The density, use, and proximity to MetroRail will increase ridership. If you expand the RID to this area via the large scale amendment process, the FLUM amendment could be processed as a small scale amendment subsequent to the RID amendment. However, this would be time consuming. I suggest you submit both amendments together as a large scale amendment. As the Department does not see any obvious issues at this time, you could ask that we waive the ORC Report and expedite the review. Please keep in mind that other agencies could request a formal review which would prohibit us from expediting the review. You may wish to contact the other agencies to see if they have any issues. I hope this letter answers you questions. if there is anything else that we can do for you, please contact Paul DiGiuseppe at(850) 922-1784 or paul.digiuseppeRdca.state.fl.us. Sincerely, I ' I Michael D. McDaniel Growth Management Administrator 2555 SHUMARD OAK BOULEVARD * TALLAHASSEE, FLORIDA 32399-2100 Phone: (850) 488-8466/Suncom 278-8466 FAX: (850) 921-0781/Suncom 291-0781 Internet address: http://www.dca.state.fl.us CRITICAL STATE CONCERN FIELD OFFICE COMMUNITY PLANNING EMERGENCY MANAGEMENT HOUSING&COMMUNITY DEVELOPMENT 2796 Overseas Highway,Suite 212 2555 Shumard Oak Boulevard 2555 Shumard Oak Boulevard 2555 Shumard Oak Boulevard Marathon,FL 33050-222.7 Tallahassee,FL 32399-2100 Tallahassee,FL 32399-2100 Tallahassee,FL 32399-2100 (305)289-2402 (850)488-2356 (850)413.9969 (850)488-7956 s ♦ s > f a 4 ! ! ! 1 S Y ! __/A k.\ C 1 Building Quality for Our Customers 4 ry Y Y 3 + f 4 Y D Y ' f 4 4 1 July 10, 2000 3 Mr. Subrata Basu Planning Director City of South Miami 6130 Sunset Drive South Miami, FL 33143 RE: JPI South Miami development Dear Mr. Basu: Joe Goldstein has related to JPI your possible concerns regarding the market for our planned development in South Miami. The purpose of this letter is to address those concerns. First, realize that our project is a conventional market rate development that will be oriented towards students. It is not a dormitory. Other than the presence of some four- bedroom units, the apartment units themselves will be virtually indistinguishable from other high-end developments in the area. Developing such a large apartment complex involves assuming certain risks. One risk we determine early in the process is the risk that the market is not ready or will not be able to accommodate such a development. I spent several days in the Miami area talking with individuals at the University of Miami and visiting a number of properties that have large student components. My research showed that both the occupancies and the rents currently being attained by what we see as our competitors show a sizable demand for our product. While our research is by no means complete, our initial findings have led us to make a sizable investment in this project. This is not a decision we make lightly. We only commit this level of funding to a project if we feel there is a strong likelihood that the development will come to fruition. Should you have any questions, please feel free to call me at 972.556.3736. Sincerely, JPI APARTMENT DE ELOP)MENTT,, L.P. Ju C. Helms Development Analyst 600 East Las Colinas Blvd.•Suite 1800• Irving,TX 75039•(972)556-1700• Fax(972)556-3784•mv,.vJpi.com Sent by: GREENB_RG TRAURIG 3C5 579 0717; 07/05/00 16:11 ; JeffiX #146;Page 2i2 ! o facet sea i f •9 L V 4 t • V • e f 0�n 9 • • f City of South Miami . h t » f b • 1 Planning & Zoning Department p e t 3+ • l a City Hall, 6130 Sunset Drive,South?viiami,Florida 3 3143 Telephone: (305)663-6327; Fax(305)6664591 Application For Public Hearing Before Planning Bom id & City' Corfimissio Address of Subject Property: SW 59 Place at 70 StreetLot(s)3-25 Block y�_Subdivision Larkins PB �?- Townsite Meets& Bounds: Applicant: Phone: (972)556-3782 Representative: Joseph G. Goldstein, Esq. Organization: Greenberg Traurig, P,A. Address: 1221 Brickell. Avenue, Phone: (305)579-0609 Property Owner: Various Signature: See attached Exhibit "A" Mailing Address: Contracts to Purchase Phone: Arch itectlEngineer: Phone: EDI Architecture Inc. 800 9-0395 AS THE APPLICANT,PLEASE INDICATE YOUR RELATIONSHIP TO TH1,S PROJECT: Owner Owner's Representative x!Contract.to purchase _Option to purchase Tenant/Lessee APPLICATION IS HEREBY MADE FOR THE FOLLOWING: SUBMITTED MATERIALS PLEASE CHECK THE APPROPRIATE ITEM: PLEASE CHECK ALL THAT�,PPLY, _Text Amendment to LDC Variance X-Letter of Intent Comprehensive Plan _Special Use �L Justifications for change _ PUD Approval —Rezoning L Statement of hardship _PUD Major Change _Special Exception qZA Proof of ownership or lettor from owner _Other g Power of attorney Briefly explain application and cite specific Code sections: x_Contract to purchase x Current survey(1 original sealed and Amendment to Comprehensive Plan Map to include signed/1 reduced copy A 11"x 17-) x 7 copies of Site Plan and Floor Plans Subject Property in TODD (4+4) Land Use District ,1 reduced copy(g) 11'x 17" X_20% Property owner signatures Secdon:N/A Subsection: Page#: Amended Date: �L_Mailing labels(3 sets)an i map x Required Fee(s) The undersigned has read this comppleted application and represents that the information and all submitted materials are true and torte to the best of the ap licant's Iarowled$e and belief. t A O�w tic k F ►-c (�9�e� L� AmLic s e an title Da Upon receipt,applications and all submitted materials will be reviewed for compliance with the Lead Devclopm.:nt Code and other applicable regulations. Applications found not in compliance will be rejected aad returned to the applicant OFFICE USE ONLY: Date Filed Oote of Pe Nearing Date of Commission Petition Required Petition Accepted Method of Payment JUL 05 '00 15:32 305 579 0717 PAGE.02 �•'� MM� V 1 AMA LA I I 4 T V N O Ir to • i o es I I c 3 = IN w N Pat:{�y 1 � �y�—I' .�C Y p.I F r? L' � f t0 ��m�lea t ,00a S� J&6)j, �i 2 . t�Yon v,��•�vve w/1u� s2�io!te�� 10j w-,,IL��auy . S_CAL t4l\ -A - do - -' - GAtofl �.+�••^ tiE'' •.o,JIL. a::' '��':m.S Q_f¢ Eo L �.i �a p�"i Sal3dV ► t' �S� 'K'•�:a.�9 ' 'v:\5,.`'F,� 4 r t i �,.b^ "L iil � ? ;%�'-�•F::�,_•�°�'i 1-''Y�, g � j` ' .4 7t ,,,tom• - m i . a i a � �•.�.'-.1.�`�_ ��`yS Je:". � ,.�ice.,t�. �.b.�t�� f lrZi}p�CTM( n � G ' 1 F i 0 ZV- TT y � , • t ,.I% rc F j r . -_ .. . � R r r:; f'.�.rr+.es.%....,w'�j'lg�.=.....-_,.a - -n:•+$ ..,r,-..�N3rr•:�i?� - qq .1,-!a"'•.'.a�..r�*f@'•Y=y aSM^,wi•.it4if. -�.P Ate_.. •-w. "«-..+ ........•+...... _..w •v W a fi i g 17 i W. hv^C ♦ S r i S, :. '`4i�t'L'M. :'}c<xc. !K1^� CITY OF SOUTH MIAMI To: Subrata Basu Date: July 12, 2000 Planning Director From: Slaven Kobola,AICP Re: COMMENTS: JPI- Student Housing Principal Planner Project Below are the comments in regard to the JPI - Student Housing, TODD Comprehensive Plan Amendment, submitted 7/10/00. ...................._...........................................................................................:.............................................................................._............................................................_................................................................................................................................................................._........................._..................... Page ' Position Comment ............__..............._N__._..........._—_.._......................................................:..................._......_._....__..._...._.............................................................................................................._._..__..._......_....................................................................................__:........................_...........................................................; 1 : Bottom, bullets Retail - 1 person per 500 sq.ft. seems too low (maybe that refers only to the workers,not the customers). ................_.................__ ....................__..._...._...................................................................................................................................._.............................................................................................................._...........��.................................................................._.........;............._..................................................; 2 lsf paragraph How did they estimate "seasonal population"? Regardless, this should not apply for parks&recreation LOS. Per our calculation, the population could be currently increased for the additional 1,375 residents, based on the existing parks & recreation supply; they estimate an increase of 706 persons. [I do not know why they are subjecting Retail to this calculation] ............................w................................__................_............................................................................. ..__..................................................... ..............................................................................._..............................................................................................................__......................_............................. : What is needed: The applicant shall provide standardized concurrency analyses (done by registered engineers) in order to proceed. The analyses have to include both the maximum development under the current use and the maximum development under the proposed TODD land use. Note that these analyses should include the maximum load for the proposed parcel, and not the actual project - this is because if we accept the change of zoning, and they withdraw the application, we have to be sure that the new TODD zoning would be still supported. Recommendation: Provided that the concurrency analyses support the feasibility of the project, I believe that we should process their request for the change of Comprehensive Plan and Land Use. Additional comments: Considering the Future Land Use Map, it looks even more logical to have the subject property (as well as other surrounding properties currently designated for Commercial Retail & Office) changed to TODD land use, as it allows the same uses, yet under different, more pedestrian and mass-transport oriented fashion. Yet, the proposed project seems too massive for the neighborhood (however, that would be a problem related to the TODD land use regulation problem, and not for the application). JPI STUDENT HOUSING PROJECT ISSUES PB-00-014 ANALYSIS NEEDED A neighborhood area analysis is needed in order to demonstrate relationship to abutting properties, A nine block area surrounding Block 15 should be shown on a 1"-100 base map with clear blocks shown. Within each block the following data should be comparatively shown side by side :current development/height/FAR/Units per acre; potential development/height/ FAR/units per acre. (staff to prepare) The project market analysis is very weak. At minimum data should be provided as number of UM students numbers living off campus; locations; rent estimates;(applicant) A justification as why this location is good for students is needed.(applicant) PROJECT DESIGN Parking garage and access is facing residential condos. Project built to property line, no attempt to provide buffer, external landscaping, open space INFRASTRUCTURE The applicant's infrastructure analysis does not respond to DCA's specific data requirement for the public facilities report. (FAC Sec,9J-11-.006, Submittal Req.....) Potable water;: project adds 6%to City's total of 1,560,000 gallons annual usage,this is equal to 105,000 gallons per year based upon the County standard of 7.6 gal. Daily x 700 persons x365. This amount is over the max, amount of no more than 2% increase annually in water allocation specified in the Comp. Plan Traffic : Additional data needed in the form of ADT, Average Daily Traffic volume for the 3 streets on which the project faces. There are specific standards for max. volumes of traffic for 2 lane roads specified in the Comp. Plan. Sanitary sewer : the project is within the City's sewer district and this should not be an issue Solid waste generated: The consultant's report indicates daily volumes; if this is listed annually it is a significant figure.;700 x7.6 x365 =1,941,8001bs or 971 tons, which is 1.4% of the City's annual tonnage. WL (2) DENSITY The project's density is 114 units per acre. Based upon the data provided by the applicant on the concept plan the project will contain 239,836 gross sq. ft. This results in a 2.05 FAR(2.68 x43,560 =116,740 , 239,836 116,740=2.05 ) If the City's current max. FAR or the MO max. FAR of 1.6 was applied to this project, a total of 186,784 sq. ft. could be developed (116,740 x 1.6 ). Based upon the applicant's estimated average unit size of 764 sq. ft. , the max. number of units that could be built would be 244 units, or 91 units per acre ADVERTISMENT/PUBLIC HEARING The public notice ad for the LPA hearing on the application is subject to the standard rules for public hearings in the City's LDC. A public hearing notice should be placed in the Miami Herald Neighbors on Thurs. July 27 for the Aug. 8 hearing. The ad however should contain a location map and should be in accord with the specs. Listed in FS 166.041 (3) (c )2b. The LPA, Aug. 8 meeting should be a separate meeting with a separate agenda, from the PB. Mail out of the public notice should be done Wedn,July 26. �(�` (Go,M • e, "Oc 4 Owl i ODD r"p wt (�-c, blo C V� AOL.COM I AOL Mail Page 1 of 4 ALAOLCOM 61hAOLMa-11 Exit AOL Mail �3of8Co Subj : Density Info Per Your Request -Forwarded Date: Fri, 14 Jul 2000 8:27:10 AM Eastern Daylight Time original t From: "Paul DiGiuseppe" <Paul.DiGiuseppe @dca.state.fl.us> in Rep] To: <subrata7 @aol.com>, <sandyplan @webtv.com> Received: from kcims.metrokc.gov by dca.state.fl.us; Thu, 13 Jul 2000 13:13:06 -0400 Received: by kcims.metrokc.gov with Internet Mail Service (5.5.2650.21) Reply id <3XT1V3JK>; Thu, 13 Jul 2000 10:12:49 -0700 Message-ID: <OA783574FBDOD3llB3B000805FE67293014000FE @kcmaill.metrokc.gov> From: "Markus, Henry" <Henry.Markus @METROKC.GOV> To: " 'Paul.DiGiuseppe @dca.state.fl.us' lI <Paul.DiGiuseppe @dca.state.fl.us> In- Cc: " 'ONeill, Kevin'" <Kevin.Oneill @ci.seattle.wa.us> Reply Subject: Density Info Per Your Request Date: Thu, 13 Jul 2000 10:10:32 -0700 MIME-Version: 1.0 X-Mailer: Internet Mail Service (5.5.2650.21) '' Content-Type: multipart/alternative; boundary="---- = NextPart 001 OIBFECED.91F7BE80" Forwar This message -is in MIME format. Since your mail reader does not understand this format, some or all of this message may not be legible. ------ = NextPart 001 OIBFECED.91F7BE80 Content-Type: text/plain We have several suggestions for you: Contact Kevin O'Neill (see cc above) , he worked on commuter rail station area planning for the City of Kent, WA, until he started his new job with the City of Seattle where he is working on light rail station area planning. . Take a look at this document: http://www.trainweb.com/washarp/may98wpr.html Review the City of Hillsboro, Oregon, light rail station area zoning code at http://www.ci.hillsboro.or.us/Planning_Department/Planning.htm Bottom Line: From a TOD perspective, it is most important to establish minimum densities and maximum parking ratios. If the community feels that it is necessary, they could also adopt a traditional maximum density and minimum parking ratio, if so, try to allow density as high as possible and ratio as low as possible. This, of course, turns traditional zoning onto its head. > ---------- > From: Paul DiGiuseppe(SMTP:Paul.DiGiuseppe @dca.state.fl.us] • Sent: Thursday, July 13, 2000 7:23 AM • To: gary.larson@metrokc.gov • Subject: Transit Oriented Development District > Hi. • My name is Paul DiGiuseppe and I am a planner with the Florida Department • of Community Affairs in Tallahassee, FL. I am interested in knowing if • the County establishes maximum residential densities and non-residential • intensities for transit oriented development. I have received a request • from a local government who wants to adopt a TODD but is struggling to http://aolmail.aol.com/mail.dci?box=inbox&id=3&count=8&prev.x=1 7/14/00 AOL.COM I AOL Mail Page 2 of 4 • from a local government who wants to adopt a TODD but is struggling to • establish suitable maximum density and intensity. This community's TODD • is located around a heavy passenger rail station. Any help is greatly • appreciated. > Thanks! • Paul DiGiuseppe • Planning Manager Henry S. Markus, AICP King County, WA, DOT Transit Oriented Development Section Phone: 206/684-6738 TOD Website: http://www.metrokc.gov/kcdot/alts/tod/todindex.htm ------_=_NextPart_001_01BFECED.91F7BE80 Content-Type: text/html Content-Transfer-Encoding: quoted-printable <!DOCTYPE HTML PUBLIC "-//W3C//DTD HTML 3.2//EN"> <HTML> <HEAD> <META HTTP-EQUIV=3D"Content-Type" CONTENT=3D"text/html; _ charset=3Dus-ascii11> <META NAME=3D"Generator" CONTENT=3D 11MS Exchange Server version = 5.5.2650.1211> <TITLE>Density Info Per Your Request</TITLE> </HEAD> <BODY> We have several suggestions for = you: Contact Kevin O'Neill (see cc above) , = he worked on commuter rail station area planning for the City of Kent, = WA, until he started his new job with the City of Seattle where he is = working on light rail station area planning. Take a look at this document: <A = HREF=3D"http://www.trainweb.com/washarp/may98wpr.html" = TARGET=3D"_blank">http://www.trainweb.com/washarp/may98wpr.html</A> _ Review the City of Hillsboro, Oregon, _ light rail station area zoning code at <A = HREF=3D"http://www.ci.hillsboro.or.us/Planning_Department/Planning.htm" _ TARGET=3D" blank">http://www.ci.hillsboro.or.us/Planning_Department/Plan= ning.htm</A> Bottom Line: From a TOD perspective, _ it is most important to establish minimum densities and maximum parking = ratios. If the community feels that it is necessary, they could also = adopt a traditional maximum density and minimum parking ratio, if so, _ try to allow density as high as possible and ratio as low as possible. _ This, of course, turns traditional zoning onto its head. ---------- From: _ Paul = DiGiuseppe[SMTP:Paul.DiGiuseppe @dca.state.fl.us] Sent: _ Thursday, July 13, 2000 7:23 = AM To: _ gary.larson@metrokc.gov Subject: _ http://aolmail.aol.com/mail.dci?box=inbox&id=3&count=8&prev.x=1 7/14/00 AOL.COM I AOL Mail Page 3 of 4 Subject: _ Transit Oriented Development District Hi: My name is Paul DiGiuseppe and I am a = planner with the Florida Department of Community Affairs in = Tallahassee, FL. I am interested in knowing if the County = establishes maximum residential densities and non-residential = intensities for transit oriented development. I have received a = request from a local government who wants to adopt a TODD but is = struggling to establish suitable maximum density and intensity. = This community's TODD is located around a heavy passenger rail = station. Any help is greatly appreciated. Thanks1 Paul DiGiuseppe Planning Manager Henry S. Markus, AICP King County, WA, DOT Transit Oriented Development = Section Phone: 206/684-6738 TOD Website: <A = HREF=3D"http://www.metrokc.gov/kcdot/alts/tod/todindex.htm" _ TARGET=3D"_blank">http://www.metrokc.gov/kcdot/alts/tod/todindex.htm</A>= </BODY> </HTML> ------ = NextPart 001 01BFECED.91F7BE80-- --------------------Headers -------------------- Return-Path: <Paul.DiGiuseppe @dca.state.fl.us> Received: from rly-yc04.mx.aol.com (rly-yc04.mail.aol.com [172.18.149.361 ) by air-ycol.mail.aol.com (v75_b1.4) with ESMTP; Fri, 14 Jul 2000 08:27:10 -0400 Received: from dca.state.fl.us ( [204.110.208.3] ) by rly-yc04.mx.aol.com (v75.18) with ESMTP; Fri, 14 Jul 2000 08:26:39 -0400 Received: from INETDCA-Message_Server by dca.state.fl.us with Novell_GroupWise; Fri, 14 Jul 2000 08:26:51 -0400 Message-Id: <s96ececb.080 @dca.state.fl.us> X-Mailer: Novell GroupWise 5.5 Date: Fri, 14 Jul 2000 08:26:03 -0400 From: "Paul DiGiuseppe" <Paul.DiGiuseppe @dca.state.fl.us> To: <subrata7 @aol.com>, <sandyplan @webtv.com> Subject: Density Info Per Your Request -Forwarded Mime-Version: 1.0 Content-Type: message/rfc822 Content-Transfer-Encoding: 7bit �3of8 f . f? I http://aolmail.aol.com/mail.dci?box=inbox&id=3&count=8&prev.x=1 7/14/00 AOL.COM I AOL Mail Page 1 of 2 LCOM" � ' 1 a.' .. ■iilii IIPRAOLMail Sfrk Exit AOL Mail 2 of 8 Subj : Re: transit oriented development district -Forwarded includ Date: Fri 14 Jul 2000 8:25:37 AM Eastern Daylight Time original te x From: "Paul DiGiuseppe" <Paul.DiGiuseppe @dca.state.fl.us> in Reply. To: <subrata7 @aol.com>, <sandyplan @webtv.net> Received: from smtp.email.msn.com ( [207.46.181.60] ) 0, by dca.state.fl.us; Thu, 13 Jul 2000 11:51:39 -0400 Received: from oemcomputer - 63.27.14.109 by email.msn.com with Microsoft Reply SMTPSVC; Thu, 13 Jul 2000 08:50:59 -0700 Message-ID: <002501bfece2$a7338a00$6300173f @oemcomputer> 131 From: "dicknels" <dicknels @email.msn.com> Reply All To: "Paul DiGiuseppe" <Paul.DiGiuseppe @dca.state.fl.us> References: <s96d9f25.056 @dca.state.fl.us> Subject: Re: transit oriented development district Date: Thu, 13 Jul 2000 08:54:01 -0700 MIME-Version: 1.0 Content-Type: text/plain; Forward charset="iso-8859-1" Content-Transfer-Encoding: 7bit X-Priority: 3 X-MSMail-Priority: Normal X-Mailer: Microsoft Outlook Express 5.00.2919.6600 X-MimeOLE: Produced By Microsoft MimeOLE V5.00.2919.6600 Return-Path: dicknels @email.msn.com Dear Mr. DiGiuseppe: I know of no useful rule of thumb for density that would apply in all cases. There is an obvious trade-off between residential density and the intensity of nonresidential uses that tends to generate rail riders on the one hand, and the impact of the increased activity on vehicle movement in the station area on the other hand. In my experience, residential density will be dictated more by community attitudes regarding what is an acceptable intensity of land use, and less by planning objectives that relate to improving transit ridership. Current residents often express opposition to land use changes that increase surface traffic around stations. This is understandable, since stations attract vehicle trips and a considerable number of vehicle trips are produced by the daily activities of the residents of station areas themselves. It is also clear that actual residential and nonresidential intensities within a zoned capacity will be controlled by market conditions that are largely out of the control of government. So each case is unique and will require a balancing of community, market, and government stakeholder interests. A thorough understanding of the daily travel patterns, for both work and nonwork purposes, of station area residents (and nonresidents who travel into the station area) , would provide a good basis for the discussion among stakeholders. Hope this helps. Dick Nelson Integrated Transport Research 122 NW 50th St http://aolmail.aol.com/mail.dei?box=inbox&id=2&count=8&prev.x=1 7/14/00 AOL.COM I AOL Mail Page 2 of 2 122 NW 50th St Seattle, WA 98107-3419 206-781-0915 ----- Original Message ----- From: "Paul DiGiuseppe" <Paul.DiGiuseppe @dca.state.fl.us> To: <dicknels@msn.com> Sent: Thursday, July 13, 2000 7:51 AM Subject: transit oriented development district Hi. My name is Paul DiGiuseppe and I am a planner with the Florida Department of Community Affairs in Tallahassee, FL. I am interested in knowing if you know of acceptable maximum residential densities and non-residential intensities for transit oriented development. I have received a request from a local government who wants to adopt a TODD but is struggling to establish suitable maximum density and intensity. This community's TODD is located around a heavy passenger rail station. Any help is greatly appreciated. Thanks! Paul DiGiuseppe Planning Manager --------------------Headers -------------------- Return-Path: <Paul.DiGiuseppe @dca.state.fl.us> Received: from rly-zb04.mx.aol.com (rly-zb04.mail.aol.com [172.31.41.41 ) by air-zb02.mail.aol.com (v75_bl.4) with ESMTP; Fri, 14 Jul 2000 08:25:37 -0400 Received: from dca.state.fl.us ( [204.110.208.3] ) by rly-zb04.mx.aol.com (v75.18) with ESMTP; Fri, 14 Jul 2000 08:25:08 -0400 Received: from INETDCA-Message_Server by dca.state.fl.us with Novell_GroupWise; Fri, 14 Jul 2000 08:25:20 -0400 Message-Id: <s96ece70.077 @dca.state.fl.us> X-Mailer: Novell GroupWise 5.5 Date: Fri, 14 Jul 2000 08:24:50 -0400 From: "Paul DiGiuseppe" <Paul.DiGiuseppe @dca.state.fl.us> To: <subrata7 @aol.com>, <sandyplan @webtv.net> Subject: Re: transit oriented development district -Forwarded Mime-Version: 1.0 Content-Type: message/rfc822 Content-Transfer-Encoding: 7bit 2 of 8 Other AOL Sites AOL Hometown AOL Mail Find_a Chat Download._AOL AOL Instant Messenger New to.Chat? People&Chat._Directory Love @&OL_ AOL Affiliate Network CCo yri ht©2000 America Online,Inc. All rights reserved. Legal Notices Privacy Policy Try AOL 5.0 t: r http://aolmail.aol.com/mail.dci?box=inbox&id=2&count=8&prev.x=1 7/14/00 AOL.COM I AOL Mail Page 1 of 3 D L M r� ALMai s Exit AOL Mail �4of80* Subj : RE: Density Info Per Your Request -Reply -Forwarded r Includ Date: Fri, 14 Jul 2000 8:27:30 AM Eastern Daylight Time original tex From: "Paul DiGiuseppe" <Paul.DiGiuseppe @dca.state.fl.us> in Reply. To: <subrata7 @aol.com>, <sandyplan @webtv.com> Received: from keyimc.metrokc.gov by dca.state.fl.us; Thu, 13 Jul 2000 14:27:51 -0400 Received: by keyimc.metrokc.gov with Internet Mail Service (5.5.2650.21) Reply id <3XT342FM>; Thu, 13 Jul 2000 11:26:12 -0700 Message-ID: <OA783574FBDOD3llB3B000805FE67293014OC103 @kcmaill.metrokc.gov> From: "Markus, Henry" <Henry.Markus @METROKC.GOV> To: 'Paul DiGiuseppe' <Paul.DiGiuseppe @dca.state.fl.us> to_ Subject: RE: Density Info Per Your Request -Reply Reply All Date: Thu, 13 Jul 2000 11:25:16 -0700 MIME-Version: 1.0 X-Mailer: Internet Mail Service (5.5.2650.21) Content-Type: multipart/alternative; boundary="----_= NextPart_001_OIBFECF7.D18CCD6A" This message is in MIME format. Since your mail reader does not understand Forward this format, some or all of this message may not be legible. ------ = NextPart 001 0IBFECF7.D18CCD6A Content-Type: text/plain Glad to help. This additional link just went online today (we have been waiting months for it to be completed by our sister agency here in Seattle) . http://www.todcommunities.org/Index.html > ---------- > From: Paul DiGiuseppe [SMTP:Paul.DiGiuseppe @dca.state.fl.us] • Sent: Thursday, July 13, 2000 10:30 AM • To: Henry.Markus @METROKC.GOV • Subject: Density Info Per Your Request -Reply • Thank you for your help. I will look at the web sites and also contact • Mr. O'Neil. I will also pass this information along to the City of South • Miami. Your information is most useful. > Paul DiGiuseppe > ------_=_NextPart_001_OIBFECF7.D18CCD6A Content-Type: text/html Content-Transfer-Encoding: quoted-printable <!DOCTYPE HTML PUBLIC "-//W3C//DTD HTML 3.2//EN"> <HTML> <HEAD> <META HTTP-EQUIV=3D"Content-Type" CONTENT=3D"text/html; _ charset=3Dus-ascii"> <META NAME=3D"Generator" CONTENT=3D 11MS Exchange Server version = 5.5.2650.1211> <TITLE>RE: Density Info Per Your Request -Reply</TITLE> </HEAD> <BODY> i i 4 4ttp://aolmail.aol.com/mail.dci?box=inbox&id=4&count=8&next.x=1 7/14/00 i AOL.COM I AOL Mail Page 2 of 3 S Glad to help. This = additional link just went online today (we have been waiting months for = it to be completed by our sister agency here in Seattle) . <A = HREF=3D"http://www.todcommunities.org/Index.html" = TARGET=3D"_blank">http://www.todcommunities.org/Index.html</A></P= <UL> ---------- From: _ Paul = DiGiuseppe[SMTP:Paul.DiGiuseppe @ dca.state.fl.us] Sent: _ Thursday, July 13, 2000 10:30 = AM To: _ Henry.Markus @METROKC.GOV Subject: _ Density Info Per Your Request -Reply Thank you for your help. I will = look at the web sites and also contact Mr. O'Neil. I will also = pass this information along to the City of South Miami. Your = information is most useful. i' Paul DiGiuseppe </UL> </BODY> </HTML> ------ = NextPart 001 OIBFECF7.D18CCD6A-- --------------------Headers -------------------- Return-Path: <Paul.DiGiuseppe @dca.state.fl.us> Received: from rly-ygOl.mx.aol.com (rly-ygOl.mail.aol.com [172.18.147.11 ) by air-yg05.mail.aol.com (v75_bl.4) with ESMTP; Fri, 14 Jul 2000 08:27:30 -0400 Received: from dca.state.fl.us ( [204.110.208.3] ) by rly-ygOl.mx.aol.com (v75.18) with ESMTP; Fri, 14 Jul 2000 08:27:12 -0400 Received: from INETDCA-Message_Server by dca.state.fl.us with ,; Novell_GroupWise; Fri, 14 Jul 2000 08:27:24 -0400 Message-Id: <s96eceec.084 @dca.state.fl.us> X=Mailer: Novell GroupWise 5.5 Date: Fri, 14 Jul 2000 08:26:50 -0400 From: "Paul DiGiuseppe" <Paul.DiGiuseppe @dca.state.fl.us> To: <subrata7 @aol.com>, <sandyplan @webtv.com> Subject: RE: Density Info Per Your Request -Reply -Forwarded Mime-Version: 1.0 Content-Type: message/rfc822 Content-Transfer-Encoding: 7bit 4of8 I i3O;,ther AOL Sites !A0L Hometown AOL Mail Find a Chat Download AOL AOL Instant Messenger New to Chat? 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Legal Notices r Privacy Policy_ _ i Try AOL 5.0 l�p:Haolmail.aol.com/mail.dci?box=inbox&id=4&count=8&next.x=1 =7/14/00 i w Commuter Rail Workshop Proceedings - May 27, 1998 Page 1 of 7 ` Commuter Rail Workshop Proceedings - May 27, 1998 Workshop Proceedings - May 27, 1998 "Commuter Rail Economic Opportunities - Lessons Learned" presented by Washington Association of Rail Passengers Commuter Rail Section The Washington Association of Rail Passengers(WashARP)sponsored this half-day workshop to assist local leaders in understanding the economic opportunities of a"new start"commuter rail system-the Sound Transit"Sounder"being implemented over the next several years in the Puget Sound region.Forty-five guests representing businesses and cities along the Sounder line participated in three round table groups.While the topic was economic opportunities,the discussion covered a multitude of subjects,all relating to successful implementation.Presenters rotated among three round table discussion groups,sharing their wealth of experience in starting,running,and promoting commuter rail service in three different systems on the west coast.They were: Jerry Kirzner,Director of Rail for Caltrain, San Francisco Peninsula area Adrienne Brooks-Taylor,Director of Marketing and Fares for Metrolink,Los Angeles area Betty Laurs, Program Director for Sound Transit,formerly of San Diego's Coaster Facilitators kept detailed notes of comments,suggestions,and ideas,as well as adding their own perspectives. Facilitators,each assisting one round table group,were: Ned Conroy,Puget Sound Regional Council-currently lead for TOD activities. Henry Marcus,King County DOT,TOD program-recently with Portland LRT program. Julie Shubuya,Sound Transit Commuter Rail-Community Development Specialist. Many thanks to all of the above for making the workshop a priority in their busy schedules,and for the knowledge and enthusiasm they shared. The following summary was compiled from the notes of facilitators and note-takers at each table.They are presented for others to consider,and hopefully to motivate readers to take steps within their own communities to get the most out of the public investment made by a new Commuter Rail system. General Conclusions • Development opportunities are a"Long Term"proposition. Think 5, 10,even 20 years. • Most riders of commuter rail are"New"to transit(up to 80%).They expect and will pay for premium services offered by rail(comfort,reliability,time utilization,safety,and speed) • Most riders prefer to arrive_by private auto.Need for parking is not to be underestimated. • Business opportunities must serve riders needs-think in terms of what commuters combine with their home to work trip(day-care,dry cleaners,convenience food,movies,rolls/coffee,photos,etc.) http://www.trainweb.com/washarp/may98wpr.html 7/14/00 Commuter Rail Workshop Proceedings - May 27, 1998 Page 2 of 7 • Residential development occurs gradually around stations.Realtors and Developers can generate support for the ' new rail system.They should be sought out and offered incentives for promotion(free passes for their clients). • Local shuttle buses to work sites are highly desirable to riders,providing a seamless trip to and from jobs. • TOD(Transit Oriented Development)requires local support and leadership,a vision,and patience. Local planning should encourage mixed use,and increased density around stations. • Marketing efforts, led by the commuter rail system,should take many diverse forms and target specific customer bases(current SOV commuters,bus and ferry riders,special event trains,cyclists,reverse commuters,theater and restaurant patrons,mid-day discretionary travelers,colleges,large work sites,housing agencies,etc.) • Success of the service is dependent upon it's quality,comfort,speed,reliability,and safety. While most conclusions didn't focus on economic development opportunities directly,it became clear that a synergy among a wide variety of positive actions created the desired results.Whether more riders cause more business,or vice versa,is not important.Incremental steps are supportive of each other: Gradually building ridership and support for the service provides for the increase in demand for housing and retail activities.Likewise,this increase in activity around stations provided more awareness and use of the commuter rail system.Many purchasers of homes within two miles of stations indicate that the rail system influenced their decision to buy.Local businesses make decisions based on good market and retail analyses,and the increase in traffic and population around stations provided the needed incentives to expand. Participants in the workshop were provided with print materials related to economic development around Commuter Rail Stations. These were gathered from a variety of sources. Special credit is given to Leroy Chadwick,Librarian for King County DOT,for locating published articles-the conclusion is that"not much"is readily available specifically on Commuter Rail station area development. METRA(Metropolitan Transit Authority)in Chicago,through Lyle Gomm,was amazingly supportive in the quality and quantity of work previously done in this area,and for graciously providing multiple copies of those studies. APTA(American Public Transportation Association)in New York,through Fran Hooper in the Commuter Rail Department,provided support in both print materials,and advice on participants and content. Materials provided to workshop participants included: • "Impact of Commuter-Rail Services in Toronto Region,"Wells,ASCE,Jrnl Transp.Eng.Aug.96. • "Impact Assessment of the Virginia Railway Express Commuter Rail on Land Use Development Patterns," USDOT,Research and Special Programs Administration,Dec. 93. • "Illinois Rt.59 Commuter Rail Station Survey,"Chicago Area Transportation Study,Mar.90. • "Impacts of the COASTER on cities in N.San Diego County,"John S Dewhirst, Sno.Co.Dec. 97. • "Estimating Suburban P&R commuter rail station commutersheds,"Hart,CATS News Spr. 92 • "Transit Markets of the Future," Sandra Rosenbloom,TRB,Nat.Academy Press,Wash.DC, 1998. • "Commuter Rail-Serving America's Emerging Suburban/Urban Economy,"APTA, Sept. 1997. • "Local Economic Impacts in Commuter Rail Station Areas,"camiros ltd,METRA,Dec. 1994. • "Land Use in Commuter Rail Station Areas,"NE Illinois P1an.Com.,METRA,Nov. 1991. • "Breaking the Sound Barrier,Sounder Commuter Rail,"Sound Transit, Seattle,WA, 1998. • "King Street Station Redevelopment,"Wash St.Dept of Transportation,Feb. 1998. • "RAIL Connection," WSDOT,Mar. 1998. Finally,credit must go to the members of the Association's Commuter Rail Section for providing time,talent,and money to make this workshop a reality.Thanks to Dennis Fait,VP-Intercity Rail,Hans Mueller-Treasurer,Rob Morrison- N.Corridor lead,Bob Whalen-S.Corridor lead,Warren Yee-Media Relations,Diane Harper-editorial support. Specific Comments, Suggestions, and Conclusions Specific comments made during the round table groups were sorted by these general areas: planning,marketing,parking,service development,security,bus,other modes of travel. http://www.trainweb.com/washarp/may98wpr.html 7/14/00 Commuter Rail Workshop Proceedings - May 27, 1998 Page 3 of 7 ' The detailed notes of all groups are presented below.Reading each individual comment provides a better understanding of different viewpoints,and in the aggregate,an emerging picture of consensus. Abbreviations used within the comments include: CR=commuter rail,LA=Los Angeles, SD=San Diego,PS=Puget Sound,SF=San Francisco,TOD=Transit Oriented Development,JV=Joint Venture. • Planning-Decision Making -- ............._..................... ... • Parking Considerations • Marketing of the Service _...................._.... ............ • Service Quality and Implementation • System Sec,uritti Issues and Fares • Bus and Rail Intergration • Bicycles and Day Care Opportunities Planning-Decision Making • Land banking for future station area redevelopment has been used with success. • Land banking for TOD by transit agencies is important for development to occur. • City of LA provides the stations and platforms. • Key is station location,parking,and mode of access to/from station. • Look for trade--offs for station access.Bus/Parking/Pedestrian/Cyclists. • SD used basic design criteria for all stations.Enhancements were at city expense. • Station improvement plan identifies opportunities. • "One size doesn't fit all CR systems,"maturation of the system defines opportunities. • Be ready for development when the market is ready to respond. • Creating a synergy between rail and development can start at a symposium. • Joint services help create a market for potential land use change. • LA sponsored a Land Use symposium to encourage station area development. • Land Use/Station Area Dev.is a combination of many things,requiring a long time. • Local land use decisions determine the direction development takes. • Relocate auto oriented development for housing around stations. • SD used transit as the basis for redevelopment in some stations. • Station area development must show continual progress,however gradual. • Station development plan establishes guidelines and encourages development. • Symposium must create inertia.Deal in realities and product.Not just plans. • There is a direct relationship between CR service and station area development. • TOD guidelines influence land use.New service is supportive. • Use land use symposiums for 200 people(speakers,case studies,developers). • SF stations about 1.5 mi. apart.Most in fully developed city centers. • City ownership of stations is advantageous,using local and grant money. • Local agencies must make a commitment for funding and land use changes. • Redevelopment grants obtained by communities using CR as the focus. • San Mateo station is a JV w/CR using leaseback($1)for land.City built,and O&M. • Station enhancement in SD was in partnership with locals,using match money. • Tax incentives are an effective tool for promoting land use strategies. • Affordable housing near stations along SF line is really tough to find. • Incentives to promote alternatives to P&R(bike,bus,ped)to reduce auto impacts. • Pay"low density"business's to relocate away from stations. • SD had jurisdiction over entire line.Not so with Sounder's 3 county system. • Keep land ownership and planning local. Support land banking. • Local governments have to be in the lead. • Member jurisdictions are not equally responsive. • Use individual"city based"programs for development. http://www.trainweb.com/washarp/may98wpr.html 7/14/00 Commuter Rail Workshop Proceedings -May 27, 1998 Page 4 of 7 • Development around stations doesn't happen overnight.Maybe 5,10,or even 20 years. ` • Development takes place over decades,not just years. • It takes years to develop the system and station area growth.Take the long view. • Keep a 10 year perspective.Don't judge the system on day one. • London underground has been under construction for 160 years.Long haul. • TOD(transit oriented development is not for start-up. • TOD will not happen overnight.think long-term. • TOD will occur over a long period of time. • Existing partnerships between R.R./CR useful in promoting development opportunities. • Partnerships should include public/public as well as public/private. • Private sector participation is very important. • Take each community's diversity and character into account.Locals must lead. • Transit must"Push",but not"Lead." • Keep pressure on elected officials to support rail. • Puget Sound has more "process"to go through-will take extra time! • SD had an aggressive schedule without intensive public process requirements. • Support services tend to congregate next to one another. Parking Considerations • Most CR systems depend overwhelmingly on auto access to build ridership. • Elimination of parking capacity is targeted by promoting other means of travel to stations. • Many stations in LA are P&R lots only.No bus. • SD had to expand some P&R's during the 1st year of operation. • Options for parking in LA include valet(Irvine),charges(Covina for security),and free(most). • Palo Alto parking is$5/night for adjacent restaurant during evenings. • Parking fees are used to discourage auto use in favor of other modes. • Parking is free at most stations in LA. Some have satellite shuttles. • SF charges$10/day for special event parking. • SF must charge for parking(included in pass price)to avoid conflicts with shoppers. • SF uses modest parking charges. • Close proximity of stations allow passengers to use other stations. • SF requires a monthly pass for parking pass. • Phasing of parking capacity at stations increases the potential for structured parking. • Good parking is a must. • Don't underestimate P&R capacity,lots were full from the beginning in SD. • Large surface P&R lots have a negative impact on attracting development. • Overcrowding of parking lots is a problem SF must address. • Work with local agencies to ensure adequate parking. • Garage vs. surface lot: look at loading factors and reality to enhance decision making. • SF has no structured parking in their system. • Structures rather than surface lots are preferred. Marketing of the Service • Auto related services,(i.e.,lube'n oil,windshields,detailing)go well. • Community colleges may offer courses as trains increase. • Community Colleges teach classes on board in Vancouver,BC. • Successful business'in SD were Childcare,dry cleaners,florists,7/11,video,gourmet deli. • Coordinate special trains with event sponsors:parades,sports,prom holiday express,toys for tots. • Partner with sports teams(Sharks offer$1 discount on Caltrain). • SD service is timed to theater starts in evenings. • Watch for and take advantage of community events. http://www.trainweb.com/washarp/may98wpr.html 7/14/00 _z Commuter Rail Workshop Proceedings - May 27, 1998 Page 5 of 7 • Working with housing agencies is good. ` • Job centers very important. Sorrento Valley in SD had 70,000 jobs within 5 miles. • Embrace media(tv,mags,newsprint). • Movers and Shakers are the best locals to get the word out. • Use tours for local businesses,employers, "movers/shakers." • LAX airport would not allow train service for fear of losing parking revenue. • Be positioned to take advantage of all opportunities. • Must sell the product(commuter rail). • Take advantage of opportunities to gain riders when they come about. • Think what people do"to-from"work:Child care,cleaners,bike shops. • Bringing developers into the picture early is a good tool. • Educate business and real estate leaders in the community. • People choose to live near CR stations. Work with Realtors,relocation services. • Provide free tickets to Real Estate agents. • Provide home buyer incentives.Give 10 free trips as part of each purchase. • Real Estate agents are a great source for getting new riders. • Take local realtors on a train tour of the area. Speak at their meetings. • Residential around stations(new/old)will spawn businesses. • Keep local business informed regarding changing trends. • Need to prepare market analysis and strategies. • Talk to and listen to Retail Market Analysts. • Feature a specific station in new marketing efforts. • Above all else,listen to your commuters. • Need to do a Market Product/Conception workshop. • Symposiums are a great tool to create enthusiasm. • Symposiums work well to get involvement and information going. • Attract discretionary riders through promotions. • Convenience.Gourmet meals,dry cleaning,camera,photo,(don't interfere with locals) • Define your marketing program.Attract who?Premium services,higher costs. • Facilitate specific purpose opportunities.Create synergies. • Find and target potential rail riders. • Non-traditional groups should be targeted as potential new riders. • SD started Friday night"happy hour"runs to border.No problems with riders. • Target non traditional riders,bikers,reverse commuters. • Use Targeted marketing(one messagage does not fit all). Service Quality and Implementation • Mode of access for stations is mostly by private auto. • LA system is over a 6 county area. • Look towards what is"easiest and most convenient"for riders. • Commuters travel up to 80 miles one way in LA. • Friday evening service has encouraged additional entertainment activities in SD. • Special service trains are popular.Plan for them. • Super Bowl had 16,000 riders arrive on the trains. • Frequent service of CR is a major draw in SF. "Not stranded"feeling. • Joint use of stations(Amtrak and CR)promotes ridership gains for both systems. • Multimodal/Intermodal stations important to riders(BART,Caltrain,LRT). • Load factor in SF is 75%full cars.Keep marketing the service! • Offer off-peak service,especially weekend service after initial start-up. • SD surveys indicated that mid-day service was sought-now about 17%of riders. • Amenities at stations and on-board trains promote ridership. • CR service is very important.Price of service is tied to quality. • Food and Drink make the trip a"social event."That's a plus. • Quality of service is most important.Must be grade A#1. http://www.trainweb.com/washarp/may98wpr.html 7/14/00 Commuter Rail Workshop Proceedings - May 27, 1998 Page 6 of 7 • Ridership in SF is dependent on reliability,service frequency,and growth. •` • SF"reverse commute"to Silicon Valley is growing rapidly. • CR gets a lot of 1st time riders,even if local bus and parallel service exists. • LA ridership always above expected numbers(8.5%fewer cars on freeways). • Ridership in SD is higher than forecast from beginning. • Sounder demographics similar to SD(maybe 80%new riders). • SD line had low freight traffic,but had to deal with high Amtrak traffic. • SD purchased track and schedule rights from railroads. • LA service span is 5am to 8:30pm,five days a week and Saturdays on 2 of 6 lines. • SF service span is 5am to l Opm,seven days a week. • Concentrate on Mon-Fri service first,then mid-day and weekends. • Start service M-F to keep cost down. • Startup in SD was before all stations were finished. • SF has some"kiss and ride"accommodations at stations. • LA surveys each year using laptops. • 1st and foremost is "on-time,clean,friendly,and uneventful." • On time performance is very important to riders. • SD has best on-time performance in USA.Important! • Train trip should be"forgettable"-keep it on time,safe,fast,pleasant,reliable. • Riders will generally NOT do more than one mode change(transfer). System Security Issues and Fares System Security: • Bad publicity,by suicide on tracks,is diminished by showing press a view from cab. • Let uniformed Officers ride free. • Uniformed guards patrol parking lots regularly. Fares: • Coordinate train fares and discount parking with events after 5 pm as a draw. • Fares are integrated with the Peninsula Transit Pass. • Must be integrated with existing transit systems. • SD has 40-60%farebox recovery. Should start breaking even in about 7 years! • Monthly passes down in SF because price difference small over single ticket. • Rail pass good everywhere.They share revenue with bus by sampling. • Regional passes good on train/bus.Coaster pass includes bus. Revenue shared. • SF has a peninsula pass good on muni,bus and Caltrain. • SF has a 50%farebox recovery ratio.Very good. • SF provides inducement for low income riders to use the system. • Pay member agencies based on sample counts and agreed upon formulas. • Fares vary with time of day,distance,and rider(1-way SJC-SF is$5.00). Bus and Rail Intergration • 80%of riders in SD are "new"transit riders. Wouldn't ride a bus! • Relocate Transit Centers to co-exist with train stations. • SF bay area has 18 transit districts.Conflicts being resolved one by one. • SD feeder vans tried for only 7 months with no educational effort.Failed. • The local bus to train transfer is difficult to ensure quality meets. http://www.trainweb.com/washarp/may98wpr.html 7/14/00 i Commuter Rail Workshop Proceedings -May 27, 1998 Page 7 of 7 • Sounder's outlook is much more favorable for feeder buses with its 4 transit agencies. i' • Partner with transit agencies(track politics,timing,funding). • Compatibility with local transit providers is important. • Shuttles are a must for"reverse commuters"to get to job sites. • 92%would not ride if work site shuttles were not provided. • Caltrain took the lead in promoting shuttles w/business,state subsidies • Shuttle buses to stations only given 6 month trial-not nearly enough time. • Shuttles are timed to meet the trains in SD. • Shuttles to stations,both peak and non-peak. • Sorrento in SD has no parking.25 shuttle buses carry workers to jobs. Bicycles and Day Care Opportunities Bicycles and Trains • Palo Alto has bike lockers,repair shop,and showers;also Long Beach,CA. • Bicycles are up to 24 per car in SF. Day Care Opportunities • LA has daycare facilities at 4 of their stations. • Usually the city takes the lead on station development. SD CR took lead on Daycare. • Daycare centers if embraced,must be of highest quality. • Use one provider for daycare facilities.Pick a top company. • Few CR riders use daycare at stations at first. Slowly transition into rider use. • Not all daycare users are commuters. — a iwe= ■ r Table of Contents Send E-Mail Web Author: Warren Y. Yee http://www.trainweb.com/washarp/may98wpr.html 7/14/00 0000 •0• • 6 66096 ••• • 6 . •. 6• • . . !� . : : ; • • . •0096 �. 00• ••• . • • 0000 • • • • .. • . • • • 0 . 00 • • • • • • • • • • • • • 0000 0000• 660 •600 066•4, • • • • • • • • • • • •6.0 • ••660 • ••• • 6••• • JPI - Student Housing TODD Comprehensive Plan Amendment Public Facilities Impact Report and Analysis of Comparable Projects City of South Miami 1- .. 00:00 . •00 0000 • . . .. .•. 0 0 0 . • . • 0 . . . 000 . . . • 0 . . . . . ..•. . • . ... ... . . , goo 4*0 •.. .. ••. .•. • • 0 • . • . . . . • . • . ... . . ••.. ..w •..•. •.•. • • • . •••. • • • • • • • ,r Public Facilities Impact Report Introduction The purpose of this section of the application is to provide information and analysis supporting the proposed comprehensive plan amendment designation from "Mixed-Use Commercial Residential" to "TODD (4+4) Story" for the 2.68 acre parcel (the "Parcel") generally bounded by SW 69th Street on the north; SW 70th Street on the south; 61 st Avenue on the west; and, 59th Avenue. Included in this section is a comparative analysis of the potential impacts the approved versus proposed designation might have on public facilities and services. This section also presents examples of comparable projects in South Florida. Also included is a discussion indicating how the proposed designation is consistent with policies in the City of South Miami Comprehensive Plan (March 7, 2000). The Parcel is currently vacant and surrounded by existing multi-family residential use to the north; public and institutional use to the east (post office) and west (hospital); and, commercial uses to the south (see Figure 1). The Parcel is located in the City's Community Redevelopment Area and is also adjacent on the east and south to the City's Redevelopment and Infill District. Finally, the bikeway path along SW 70th Street is immediately south of the Parcel. The Comprehensive Plan, New Future Land Use Map designates that the Parcel will be bounded by Multi-Family Residential to the north Transportation Oriented Development District (TODD) to the east; Commercial Retail and Commercial Office to the south; and, Mixed-Use Commercial Residential to the west (see Figure 2). Public Facilities Impact Assessment When compared to the designated use, this amendment will not create additional impacts to level-of-service measured facilities in the City of South Miami. Table 1 provides a summary comparison of transportation, solid waste, potable water, wastewater and park level-of-service standards for the approved designation and the proposed designation. As Table 1 demonstrates, P.M. peak hour vehicular trips will be significantly reduced -- from 289 trips to 131 trips --through the proposed amendment. Further, water, wastewater, and solid waste impacts will also be reduced from the approved designation if the proposed amendment is approved. Tables 2 and 3 separate the approved and proposed designation and show the generation/demand rates for each of the public facilities. The City of South Miami Comprehensive Plan LOS standards are based on number of persons. Therefore, the approved and proposed designations were converted into number of persons based on industry standard conversion rates as follows: • Office - 1 person per 250 square feet • Retail - 1 person per 500 square feet • Residential - 1 person per bedroom For purposes of analysis the approved use and square footage is based on the zoning for the site, which is MO (see Figure 3). City of South Miami July 2000 Page 1 Application for Comprehensive Plan Amendment =0111M a on UM JA AMdM 10 � � � •� dq[,�+tulri� TT°,'� • ► .T-! T�'T"T'��1 a 1 a a a I=1 r "�1" Rte' � � �� r r.� � � F�{(,� ��t�ffi,fi•,lit� fiN�' m •_ , d:�tsn�e.,�,.1 ,ala .a a lilt m r t�alfiL",M � a..�� t �' :.��I�oa•� .I �, p l l I a 117 G •�,Z .. a tr 1 1 r itrP f` �illt{ANT11 l., �� •� � � I� � , apt �. ��1�I'�It 9 1'1 t�'��'��14 II ''41 l �+I+ I��['rl�!J( >��C�iJa11n1G116, uP,w„I u�:rn�:r�l�c��i �j•U�� ry'��ti { ► l t P„i~4. tl 1 k _ L a _1r } 'a t' .I� • � j?��"�� ;� ((� PI�{I'It��i��i”. ! wl�� ' � t � I• li. �� P � _ T 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 TABLE 1 IISUMMARY—APPROVED VERSUS PROPOSED DESIGNATION IMPACTS USE INTENSITY SOLID WASTE WASTEWATER WATER TRAFFIC II (SF/APT) (POUNDS) (GALLONS/DAY) (GALLONS/DAY) (PM/PEAK HOUR) Approved Proposed A roved Proposed Approved Proposed Approved Proposed Approved Proposed Office 186,786 sf na 5,655 74,400 111,600 289 Residential na 306 Units 5,320 70,000 105,000 110 Retail na 3,000 st 46 600 1 900 21 Total na na 5,655 5,366 1 74,400 70,600 1 111,600 105,900 289 131 The City of South Miami has excess park and recreation facility capacity to serve the proposed project. Currently, the City of South Miami has 57.6 acres of park and recreation facilities. The comprehensive plan LOS for park and recreation facilities is 4 acres/1,000 population. The city currently has a permanent population of 10,467 residents and a seasonal population of 2,577 people for a total population of 13,044 residents. Based on the adopted LOS this population requires 52.2 acres of park and recreation facilities. Therefore, the city has 5.5 acres of excess park capacity. If the proposed designation attracts additional population into the city, up to 2.8 acres of park will be needed to serve the residents of the proposed project. Subtracting the 2.8 acres from the 5.5 acres of excess capacity leaves 2.7 acres of excess park and recreation facility capacity. Drainage impacts from both the approved and proposed designation must meet the level-of- service standards for both flood protection and water quality. Therefore, there is no difference in impact between the two developments on flood protection and water quality issues. City of South Miami July 2000 Page 5 Application for Comprehensive Plan Amendment U C C Q Q (n vj Y Y � Q p d y 0 c o c of v � o _ F- N N W � C V O �LL O r-0 0 cn FL = Q O m In Ln to v QQ c + � a2 = �o+ �+ W O W H x H x F. p w= W cc cc N a W ~ c o 0 tl 00 o D) N O O Q OF 0 0 O (0D 0 �0 } W U) Q ~ Z v v J 2 0 0 0 0 Q >O Q J c d d Q N O N C C7 a U-) 4) G— Z co 0 Z ° p .20 o (°D O MH w5 'R o (D 0 Q WZ C0 0o JZ < � m (� °v Z m m m v Q N W 0 v v F- WQ WQQ � � n ~ �LU QQ 00000 W WZ W �C7 X -o a O aQ gig ° np. d 3O � O o m Q 'v a W ^ JM v M CL cm cn cn 0 0 �••• �• Q � 000 0 000 0 3Z o00 0 c c N N N N Wa (D (D G? U)U) J O a 0 O 0 U U U U Q U) (z cd M Z c ..�. y .. _ 0 o J d o 0 y (ca (ca >, cN � a n w � cc y a� w•N (D > > > m > (h c N N N U N O f- Z O (D Q Ll. Ray.+ 4 � a z a o (D ° UUU � U Z W a, 0 cc co C*i m Z mm °r° N co lo CO O 7 O O 0a O • 4, 4, 4-..E 4. W c ip 0 0 0 `O O � W F- N M 7 h Comparable Projects Four projects currently being developed by JPI Developers in South Florida may be compared to the proposed development in South Miami. All are located in central urban environments within Community Redevelopment Areas, and all have densities comparable to the proposed South Miami project. They are: • Fort Lauderdale - NE 6th Street (Sistrunk Boulevard) between NE 2nd and 3rd Avenues. 2.27 acres; 226 units; 100 units/acre; 8 stories. (See Exhibit 1.) • Jefferson at Young Circle, Hollywood -Van Buren Street between 19th and 20th Avenues, two blocks south of Hollywood Boulevard, one block south of Harrison. 1.76 acres (does not include 6-story parking garage to be owned and operated by the city); 232 units; 132 units/acre; range of building heights (3-8 stories). (See Exhibit 2.) • Jefferson on Camino Real, Boca Raton - Camino Real and US-1 (northwest corner). 2 acres; 235 units; 117.5 units/acre; 9 stories. (See Exhibit 3.) • Jefferson at Douglas Entrance, Coral Gables - Douglas Road (37th Avenue) and Calabria Street (northwest corner). 1.6 acres; 224 units; 140 units/acre; 16 stories. (See Exhibit 4.) Comprehensive plans for the Cities of Coral Gables and Sunny Isles Beach and the City of Miami's Zoning Code show examples of land use that would accommodate development similar to that proposed in South Miami. • City of Sunny Isles Beach. The city's comprehensive plan includes a "Mixed Use -- Resort/High Density" land use category to encourage development and redevelopment east of Collins Avenue, specifically resort-style developments catering to tourists and seasonal residents and high quality residential condominiums. This category allows a density of 125 hotel-condominium units per acre and a floor area ratio (F.A.R.) intensity of 2.5. Additional residential density and F.A.R. intensity may be permitted for developments that comply with bonus program requirements. This land use designation requires that residential densities with bonuses may not exceed 80 units per acre for condominiums and apartments. (See Exhibit 5.) The project proposed in South Miami is intended and designed as housing for students. This type of facility compares more closely to hotel-condominium use than to high quality residential condominiums, because student housing is usually short term and is not typically a primary homestead. • City of Miami. Miami's "R-4 Multifamily High-Density Residential" zoning designation allows multifamily structures up to and including high-rise apartment structures with a maximum density of 150 units per net acre. (See Exhibit 6.) • City of Coral Gables. "Mixed-use District" regulations in Coral Gables are intended to promote efficiency of land use, provide convenience, decrease vehicular traffic and encourage greater housing options. There are two Mixed-use Districts, one to encourage the mix of residential development into commercial areas and the second to promote limited commercial uses into residential development. They are both located in the northeast section of the city along the Ponce de Leon corridor. The regulations require a ratio of 25 City of South Miami July 2000 Page 7 Application for Comprehensive Plan Amendment percent commercial to 75 percent residential uses. The development now under construction at the Douglas Road Entrance is an example of this land use. In a theoretical model, one acre of development would include 114,345 square feet of residential use, which translates to approximately 120 units of efficiency apartments (900 square feet). With bonuses, density can reach a F.A.R. of 3.5, or 127 units/acre.(See Exhibit 7.) Consistency with Comprehensive Plan The proposed designation is consistent and supportive of TODD concepts and city comprehensive plan policies. Approval of the proposed designation is consistent with the vision of a TODD. Peter Calthorpe, in his book The Next American Metropolis: Ecology, Community, and the American Dream, defines a TODD as a center with a mix of high-density residential, retail, office, public, and open space uses. Retail shops and services are in a commercial core within an easy walk of homes (1,900 feet, or about ten minutes). A transit station is at the center of the core. Uses in the core are "vertically integrated"—apartments and offices rise above ground-floor stores. The proposed designation provides the necessary residential density to activate the TODD. The proposed designation is also consistent with and supportive of City of South Miami Comprehensive Plan goals and policies as follows: Goal 1 To assure the availability of sound and affordable housing for all current and future residents of the City of South Miami with special focus on infill and redevelopment and to include housing units in the Hometown District (97-1 ER) Policy 1.3.6 The City and the County will jointly support development in the Rapid Transit Zone in order to encourage mixed-use/residential multi-family proiects containing affordable housing units. Policy 2.1.4 Discourage urban commercial sprawl by promoting growth in the core area surrounding the Metrorail transit station by creating a district for the new growth which is contained and transit-oriented thereby relieving the pressure for commercial rezonings outside of this core area. (96-1 ER) Goal 3 To achieve a tax base adequate to support a high level of municipal services via increased mixed-use and flexible building heights in coniunction with a Transit-Oriented Development District rTODDI. (96- 1 ER) City of South Miami July 2000 Page 8 Application for Comprehensive Plan Amendment Exhibit 1 Fort Lauderdale i N.E. 2ND AVE. RESID ENT ' GARAGE PROPERTY ENTRY f LINE I I ' I I SINGLEG 4 LEVEL lL FAMILY PARKING GARAGE (92 SPACES PER LEVEL) i i i j J I I I r I L I � PROPERTY SPA PO< LINE I DE( POOL J j POD I p, j a I I I I I COURT) I I 8 STORY BUILDING — I I � EXISTING i - - OFFICE i 43 SPACES @GROUND BUILDING I FLOOR FOR COMKERCIAL &RESIDENTIAL VISITORS ' i i i I i i COMbffiRCiAU VISITOR GARAGE ENTRY N.E. 3RD AVENI SITE PLAN- SCALF_-l'=40'-Y' r— MASONRY FENCE r DATA SITE AREA=2.27 ACRES(98,550 SF.) 29 UNTTSJFL00RX8 FLOORS=232 UNITS 1 i i 2 UNITSIFLOOFM FLOORS=6 UNITS TOTAL--2M UNITS (11 UNITS @ GROUND FLOOR FOR LEASING&COMMERCIAL) (7� (-1 UNITS @ GROUND FLOOR FOR MECHANICAL AND TRASH ROOMS TOTAL NO.OF UNITS=226 Uo PARKING PARKING REQUIRED 15 CARS/228 UNIT=342 CARS 5,800 S.F.OF COMMERCIAL @ 1/200=29 CARS w TOTAL PARKING REQUIRED=371 CARS Z PARKING PROPOSED GARAGE:45 LEVELS @ 921LEVEL=414 CARS TOTAL PARKING PROPOSED=414 SPACES INDICATES"FUTURE" 6TH STREET W/4 LANES &CENTER MEDIAN L� r i PROPERTY LINE � I 1 I _._._._._._._._._._._._._._._._._._. ._._._.� PROPERTY LINE FF.]LAUDERDALE SITE FOR JPI ROGER FRY ARCHITECT P.A. 7791 BIRD AVENUE COCONUT GROVE,FL 33133 305446.7187 N DATE SHEETNUMBER 40/00 1 Exhibit 2 Jefferson at Young Circle Hollywood I. EXECUTIVE SUMMARY A. Project Description Jefferson at Young Circle will be a 232-unit urban mid-rise development in the city of Hollywood, FL. This development is the product of a city-offered Request for Proposal (RFP). In response to a ULI recommendation, in October 1999, the city issued an RFP containing requirements for a developer to build a high-end residential product on an existing city-owned surface parking lot. JPI submitted a proposal on December 30, 1999, and was awarded the RFP in February 2000. The city of Hollywood is located four miles south of the Ft. Lauderdale/Hollywood International Airport, and is bordered by the Atlantic Ocean on the East and Aventura on the South. The downtown area has experienced a dramatic revitalization in the past three years, much like Clematis Street in downtown West Palm Beach and Atlantic Avenue in Delray Beach, following a 'Village Center' theme. Numerous restaurants and retailers have moved into the area such as Deco Drive, O'Hara's Jazz Caf6, and Soyka's (See Related Articles). The downtown area surrounds Young Circle, which is a 10-acre green space that serves as the town square. It is a location of constant activity and entertainment, including numerous festivals throughout the year. The development theme of Jefferson at Young Circle will be "historic village-center living". The architectural design has purposely been minimized to be compatible with the surrounding area. The street level view will provide a very urban atmosphere with separate exterior finishes and facades. Jefferson at Young Circle will consist of a 7-story (145 units), a 5-story (54 units) and a 3-story (33 units) building. The 7-story will be connected to a 6-level parking garage (645 spaces) on the existing city surface parking lot (A side). The 5-story building will step down to 3 stories south of the existing city parking lot (B side). The B side currently consists of seven single- family residences/rentals. The leasing office and amenities will be located in the ground floor of the 5-story building on the SW corner of Van Buren and 19`x' Street, allowing maximum visibility from Young Circle. The land ownership will be a hybrid of fee simple and land-lease structures. The (A side) 1.76 acres will be a 99-year land lease with the City of Hollywood. The (B side) 135 acres is fee simple ownership. The entire parking garage will be owned and operated by the city. The proposed density will be 75 du/ac over the total 3.11 acre site. The apartments will include the following interior amenities: crown molding, Roman tubs, intrusion alarms, tiled entries, full appliance package and multiple phone lines with high speed internet capabilities. Additional amenities will include a state-of-the-art fitness center with cardio/theater and strength equipment, clubroom with game room, aerobic room, business center, and billiards. Page 5 of 59 I. EXECUTIVE SUMMARY (CONTINUED) The typical apartment floor plan will contain approximately 985 square feet. The unit mix will be approximately 51% one bedroom, 42% two bedroom, and 7% three bedroom. Market research shows that the target market will be young professionals and childless couples. There is a strong demand for residential housing in downtown Hollywood where the competition consists of 34 units. The majority of supply is older properties located in West Hollywood near I-95, and along the beach, with both areas showing strong occupancy levels. Jefferson at Young Circle will meet the demand created by the city's strategy of"bringing people back to the downtown". B. Financial The city of Hollywood will incentivise the project in several forms to bridge the gap between the current rent levels and product cost. The total incentive for the project will be approximately $4,000,000, bringing the gross cost of$26,465,000 ($114,073 per unit) to $22,465,000 ($96,832 per unit). The incentives will consist of $2,500,000 in parking funds and $1,500,000 in construction costs. Based on these incentives, Jefferson at Young Circle is projected to have a return on cost of 10.01% and three year monthly IRR of 19.18%. These returns assume all-in rents of $1.19 per square foot (day one) with rent growth of 3% in Yl, Y2 and Y3. Market research has forecasted rent growth at 4.6% in Y1, 3.3% in Y2 and 5.2% in Y3. Construction costs are projected at $67.25 per square foot. The construction period is expected to be 18 months with the first apartments turning over in the beginning of month 10. C. Market Research The Broward County economy continues to expand. Employment growth in Broward County remains above the national average, while at the same time the unemployment rate has decreased from the previous year. The retail trade and service industries dominate employment in the area, while occupations are dominated by professional, managerial, technical, sales, and administrative positions. Broward County, located south of Palm Beach County and north of Miami-Dade County, offers a convenient living and working environment. The Broward County apartment market is currently one of the top performing markets in the nation. Broward County is a stable and mature apartment market with approximately 129,501 apartment units. Occupancy is currently 97.6 percent and the rental rate averages $865, or $0.868 per square foot per month. As of first quarter 2000, same store rent growth for the Broward County area was 4.1 percent. Situated in southeast Broward County, Hollywood offers a convenient living and working environment. Located just minutes from such major transportation arteries as I-95, the Florida turnpike to the east, and just minutes from downtown Ft. Lauderdale, Hollywood is positioned very close to all South Florida has to offer. Eleven apartment properties located in the vicinity of the subject site will provide the most insight to the market for the proposed Jefferson at Young Circle apartments. These properties contain 2,519 units. Page 6 of 59 II. PROPERTY INFORMATION A. PROPERTY SUMMARY Project Description: Currently, the subject property consists of a city-operated surface parking lot (A side) and single- family and duplex structures with some vacant parcels (approximately 54,000 sq. ft.) (B side). (Refer to Section B. Location Map/Aerial Photo). JPI plans to develop 2')2 luxury apartment homes named Jefferson at Young Circle. This urban in-fill mid-rise development will be designed in Mediterranean style architecture. Parking for Jefferson at Young Circle will be provided in a 645-space shared-use parking garage managed and operated by the city of Hollywood. Jefferson at Young Circle will have a 99-year lease for 232 full-time reserved spaces at a rate of $1.00 per year, with up to 160 additional spaces available for additional parking demands generated by the apartment homes. On the (A side), JPI will construct a 7-story (145 unit) courtyard building. Adjacent to this structure will be the 6-level 645-space parking garage. Connectors between these two structures will occur on the first three levels. The city of Hollywood will lease this part of the development under the items of an initial 49-year lease with two 25-year options for $1.00 per year. On the (B side), JPI will construct a 5-story (54 unit) and a 3-story (33 unit) building surrounding a lavishly landscaped pool with spa and gazebo. Part of the ground level of the 5-story building will house the 4,000-sq. ft. Leasing/Community Center. This part will be purchased fee simple. City sidewalks made of interlocking pavers, landscaping (trees), and light poles will surround this entire development. Location: Jefferson at Young Circle is located in the downtown area of the city of Hollywood. The exact location is 2 blocks south of Hollywood Boulevard and 2 blocks west of US 1. The development will be on Van Buren Street between 20°i and 19`'' Avenue. Harrison Street, located one block north of Jefferson at Young Circle, is home to restaurants, retail stores, and art galleries. In addition to the above, Jefferson at Young Circle is one block from a large 10-acre green space (located in the center of downtown) which is home to many festivals and concerts throughout the year. The city has plans to add additional amenities to this park such as a botanical garden, amphitheater, interactive fountains, and much more. Page 8 of 59 II. PROPERTY INFORMATION (CONTINUED) W/ Jefferson at Young Circle is located 10 minutes from the Ft. Lauderdale Airport, 15 minutes from downtown Ft. Lauderdale, and 30 minutes from downtown Miami. Interstate I-95 is 1 mile west of the site, US-1 is 2 blocks east, and the Atlantic Ocean is 2 miles west of the site. TOTAL APARTMENT HOMES 232 NET RENTABLE AREA 228,422 Square Feet AVERAGE UNIT SIZE 985 Square Feet LAND AREA 3.11 Acres PARKING 645 spaces located in a shared structural parking garage. Page 9 of 59 Y� S •1� 4C' rx '�. >�� ♦ '`►c.N. ,.S calf 1►Y II � XO r r+ GO z 0 o < LL) 0 O00 Du w mf DOE Ul :2mli Mr. E[I 03; IDl W. LO;Wl i cill In 19 EBB) I Imm OEM fim mom mum two ol P < > El W,U3 E In E m UD HE M 93 E ilz gm im HE < z c) P4 u P4 0 0 C� p0. MAIM T-1 (momm logo l�l. o i u > uj ro LO ID .909 < > Ime > W z LO Ull 10 Ul to m In M m wi 0 m LL-L 0� � o � ¢ o cnw = a ¢ aQ zU0 i � W Q Q � oi R.C7a p a p0 a � s aU r o C/3 wOw t; 0 0 o � � o U i I � I F. f7! f al f-1i CA:I AJ F1 f7ICl!f7 f7 [7 n1 (7 1 A'(_7 (7 F I z I F1I F11 ° FJ Ft a r71 FJ F-1 f71 [-11 r-1 F-1 _ CR C7!f7!(-A a i m i �71.Ei i C7 [7 f C1A F A -1 (-11 f-11. lit FIA!ALA LINCA 0.01 CA i i i i IT. PROPERTY INFORMATION (CONTINUED) G. SITE PLAN Page 16 of 59 C4 uo Z � 0 0� u LL ---------- yy 14:: ...... .... If �:::i.>,. '� � dal � ffFTR-MJJ1-JORH FFFA 510, ji ------------ ---- ----- ------------- C/l P� a u V-) u 0 -< Z40 0 04 9 i C) PQ EEg W anRa,kV H161 S 1.rA IZ O u I PTIT z | ' ' | | ! / o - ' ' ' � ' � � ' ' 3FI.14aAY H161 'S tio Cl Vp ' cr � o ° dd,0 00 �. W � o� LJ' -y � ICk o � 1 u—� F jx y I VIA anHa,�v xloz s II. PROPERTY INFORMATION (CONTINUED) H. FLOOR PLANS Page 17 of 59 i I o LIVING v MASTER BEDROOM = g _-I t I IIIIXI ,r DINING T Y- r n O 7 T -- L rr T �71TT r_ T T 7 T 7�1 tT_ 00 t f i I ' UNIT A 735 S.F.A/C 84 EACH JEFFERSON- AT YOUNG CIRCLE i i o MASTER BEDROOM - �I LIVING - DINING , UNIT B-1 825 S.F.A/C 3 EACH g e} {S 4 i I JEFFERSON AT YOUNG CIRCLE O _ 0 i f i —— MASTER — — BEDROOM I Tl I L O - I cs CN in _ LIVING Ic DINING l_ T- - UNIT B-2 868 S.F.A/C 6 EACH JEFFERSON AT YOUNG CIRCLE I � I Y 1 __ O I - I I _ T II MASTER I ❑ T BEDROOM T _1 I I I_T 7 O T II TTT= O I LIVING I I DINING DEN UNIT G I 1,000 S.F.A/C 19 EACH JEFFERSON AT YOUNG CIRCLE J T rr r r II MASTER -"-" BEDROOM I O T_I i UVING ji J DINING f) r 7 7 I DEN ! R I I UNIT C-2 1,050 S.F.A/C 6 EACH JEFFERSON AT YOUNG CIRCLE I I _ BEDROOM No.2 LIVING MASTER o BEDROOM v DINING I I TT-I I - - oo UNIT D 1,082 S.F. A/C 18 EACH i i 4 3 JEFFERSON AT YOUNG CIRCLE Au MASTER BEDROOM LIVING BEDROOM No.2 n � r� I I JI DINING O I - �1 O L- 00 - UNIT E 1,120 S.F.A/C i 35 EACH JEFFERSON I AT YOUNG CIRCLE F L Maser - - BEDROOM t o O —-- LIVING DINING 0 n BEDROOM No.2 - � T I rI--rr T T - - - o -1 --- O O --J UNIT F 1,129 S.F.A/C 31 EACH JEFFERSON- AT YOUNG CIRCLE r OI I'-0" T BEDROOM No.2 T 1 DINING MASTER BEDROOM LIVING 16i_Ipn UNIT G 1,270 S.F.A/C 14 EACH JEFFERSON AT YOUNG CIRCLE Exhibit 3 Jefferson on Camino Real Boca Raton Jefferson on Camino Real Jefferson on Camino Real will be a 235-unit project located in the heart of downtown Boca Raton. The proposed development will consist of 203 units in a courtyard-shaped, 9-story mid-rise apartment building. An additional 32 units in the form of town houses over flats will line Camino Real and S.E. 9t' Avenue, screening the parking garage from the street. In the courtyard of the 9-story building will be a 2-story 4,000 square foot leasing office and a residential amenity area. Location/History Addison Mizner, a well known and highly respected founding architect, conceived the southern area of downtown Boca Raton to be a world class European village,with pedestrian friendly, mixed-use amenities, within a special seaside environment. In March 1988, the City of Boca Raton was one of the first cities in Florida to receive a comprehensive DRI (Development of Regional Impact) order for its downtown area, a 344-acre area that extends from Camino Real on the south to Mizner Park on the north. The DRI's development order specifically describes design criteria and development guidelines, which continue the quality planning that has enriched this special community and distinguishes it from any other in the United States. Progressive preservation of a unique lifestyle has been the dominant theme of the downtown plan. In today's downtown Boca Raton, one has a choice of dining al fresco (outdoors cafe style), seeing a movie, enjoying an outdoor concert at the amphitheater, shopping, working in one of Addison Mizner inspired office buildings and living within one of the new residential developments overlooking the Atlantic Ocean. The location of the First Union Plaza property has a significant apd historically important address within South Florida. The existing buildings were constructed in 1960. The site is located at the intersection of US 1 and Camino Real. Camino Real was originally masterplanned by the famous Palm Beach architect, Addison Mizner, as a part of the world class Boca Raton Resort & Club development during the 1920's. Camino Real is one of the county's most beautifully landscaped boulevards. At 160 feet wide with a 40 foot median of open space, Camino Real presents a special entry into the 344-acre downtown as well as to the 187-acre Boca Raton Resort & Club. The Resort under its new ownership has been expanding its facilities (it has recently completed a 120,000 square foot Convention Center) over the past few years to become an even more significant anchor within southern Palm Beach County. Project Description Our proposed site will consist of a 9-story, 203-unit tower. There will be an additional 15 units fronting Camino Real and 17 units fronting SE 9`h Avenue. The units fronting Camino Real and S.E. 9th will consist of 1 & 2 bedroom flats on the lst floor with 1, 2 & 3 bedroom 2 story townhouses on top of the flats. This look, especially along Camino Real, is vital to our approvals with the City of Boca Raton. The flats/townhomes will help conceal the parking garage along Camino Real. The courtyard-shaped tower will have a 4,000+ square foot clubhouse with beautifully landscaped terraces and fountains surrounding the full size pool and jacuzzi. The club will also offer a full range of amenities including a full service cardio/fitness room, sauna, clubroom, billiards/media room and a professional business center. The project architect will be Quincy Johnson & Associates based here in Boca Raton. Quincy Johnson is the same firm we are using for Jefferson at Flagler. I� Jefferson on Camino Real Project Summary PROJECT: Jefferson on Camino Real Boca Raton,Florida LOCATION: The property is located in Downtown Boca Raton on the northwest corner of Camino Real and US 1. PROJECT DESCRIPTION: A 235 unit "Class A" luxury apartment community consisting of 203 units in a courtyard-shaped 9 story mid-rise apartment building. An additional 32 units in the form of townhouses over flats will line Camino Real and S.E. 9" Avenue, screening the parking garage from the street. SITE DENSITY: 117.5 units per acre on 2.0 acres No. of UNIT MIX: Units Unit Mix Unit Type Avg.SF 65 27% 1BD 791 109 46% 2BD 1,122 61 26% 3BD 1,459 Total Units 235 Average Unit Size 1,118 Net Rentable Area 262,650 PARKING: 308 Parking Spaces provided in a shared Parking Garage PROJECT AMENITIES: Centralized Clubhouse with large swimming pool, spa, fitness facility with weight and cardiovascular training, sauna room, game & media room, gazebo area with BBQ grills. UNIT FEATURES: Audible alarm,crown molding, icemaker,microwave, self-cleaning Oven,ceramic tile bath,washer/dryer,multiple phone lines, oval tub Ceiling fans,track lighting-kitchen-dining rooms, Nine foot ceilings(in select units),Berber carpet,designer cabinets, designer countertops. ,� 4 ' r } 111•;1,►' .��/ C��Ijl� �, .'1'� � .�- dt"*-r:, f ,r.; '''�` (% '; ' . C1�•� t• II! , �N,41.4 �� .,C•. VA jF E. j �:. at ,.��', .��[ d``f'c � �rj�� sir� 1�,�•(-� � 1J. i[ ' ��,►�'�.:/�. .� It a -�l Via. �.• fir. Ja Y :��.r�' r I. mpg �,� ,,.y:,'�•t,,l;•;. is , 1 �;� � - .. t A#A .� �. t.:�:�� ,;{a� I EIS ��{f �'� '.: !; - �`:•'1��—,( i; (�..-��I., It S,f .i1'fa yy. ''''./�. t a ( 1 '� :`� r••v '� 1� t� ��a'- ,�Y' , r.;,(�'.- �Ef�,.y� i:�� v ^��°i[��. �f�t'r\ ,- C 1 if• ° 5 , 1 'l �= } t't, {`. mot.. ►� '` ! 1 '' •, ''�, wt 1y'1. � 1. �. fir' � , �. )•, � j -d . _.1��• 11 �`.:' ,. � p Exhibit 4 Jefferson at Douglas Entrance Coral Gables I. EXECUTIVE SUMMARY A. Project Description Jefferson at Douglas Entrance will be a 224-unit urban residential mid-rise development in the prestigious city of Coral Gables. This unique parcel of land proposes to combine a modern day residential tower with commercial, office, retail, and restaurants to create true mixed-use development with a quaint urban village atmosphere. As the name implies, Douglas Entrance is the gateway to the city of Coral Gables. The city of Coral Gables is located southwest of downtown Miami. The proposed project will consist of a 16-story building located on the northwest corner of Douglas Road (37`x' Avenue) and Calabria Street. This residential tower will be the final building component of what is well known as the historic "Douglas Entrance". The existing towers consist of office, retail and restaurants containing 500,000 square feet filled with 1,500-2,000 employees. "Douglas Entrance" is approximately one half mile north of Miracle Mile, the city of Coral Gables' main downtown street which is lined with upscale retail shopping and chic outdoor cafes. Jefferson at Douglas Entrance will be a 16-story building consisting of 224 units and 670 parking spaces, which will be shared with the current office development. The ground level will consist of 21 townhome units, leasing office, concierge area, coffee bar and business center. Floors 2 through 7 will consist of parking (111 spaces/floor) and residential units (5 units/floor). The majority of the amenities will be located on the 8th floor, including the swimming pool and spa. Floors 8 thru 16 will consist of residential units (20 units/floor). The 16th floor will consist of penthouse units with nine-foot ceilings and upgraded interior features. Jefferson at Douglas will capture the "Mediterranean" architectural identity of the city of Coral Gables in a style comparable to such award winning buildings as the Biltmore, Colonnade, Hyatt, Republic Bank Building, and the new Gables Grand. The buildings will have rich colors, Keystone and Mexican tile accents, lush landscaping and barrel tile roofs. The elevation of the parking garage will camouflage its use by adding Mediterranean architectural details. The apartments will include the following interior amenities: crown molding, Roman tubs, tiled entries, kitchens and baths, mirror accents, upgraded European cabinets, full appliance package with side-by-side refrigerator. washer and dryers, built-in microwaves and multiple phone lines with high speed internet capabilities. Additional amenities will include a state-of-the-art fitness center with cardio/theater and strength equipment, clubroom, business center, game room with billiards, steam room, massage room and coffee bar. The typical apartment floor plan will contain approximately 989 average rentable square feet. The unit mix will be approximately 44% one-bedroom, 45% two-bedroom and 11% three- bedroom units. Page 5 of 55 I. EXECUTIVE SUMMARY (CONTINUED) ®� Our market research shows the demographics for the target market will be young professionals, empty nesters and young married couples without children. The strong demand for residential housing in Coral Gables is projected to continue for the foreseeable future. The luxury rental units geared toward young professionals and empty nesters, combined with restaurants, retail and office, should create an exciting synergy. B. Location The project site is located on the northwest corner of Douglas Road (37"' Avenue) and Calabria Street in the city of Coral Gables. C. Market Research The Miami area continues to experience solid economic growth despite the recent performance in Latin America. The current year-over-year employment growth is 1.7 percent accompanied by a 6.1 percent unemployment rate. Improved tourism, as welt as growing trade and financial ties with Latin America, is supporting the Miami economy. Hospitals, the retail trade, and service industries dominate employment in the area. Page 6 of 55 II. PROPERTY INFORMATION A. PROPERTY SUMMARY PROJECT DESCRIPTION: JPI plans to develop a 224-unit "Class A" luxury apartment community characterized by urban development in the city of Coral Gables. This development, known as Jefferson at Douglas Entrance, is a pedestrian friendly mixed-use development. Construction will be concrete block with concrete floor slabs and painted stucco exterior walls with barrel tile roofs. The ground floor will consist of approximately 18,000 square feet of management office and amenities. The lobby will have two separate entrances for office parking and residential parking. The lobby will have the following amenities: ❑ concierge desk w/storage area for package delivery and dry cleaning drop off ❑ mailroom with ATM ❑ business center ❑ coffee bar The majority of the amenities will be located on the 8th floor. The swimming pool and spa will be on the west end of the building. The following amenities will also be included: E ❑ state-of-the-art fitness center with cardio-vascular theatre ❑ massage room • steam room • media center ❑ billiards room ❑ men/women's bathroom with lockers The following interior amenities will be included: ❑ intrusion alarm ❑ crown molding ❑ microwave ❑ ceramic tile bath ❑ side-by-side washer and dryer ❑ multiple phone lines ❑ Roman tub in master suite • gourmet kitchens • full size washer and dryer • oversized walk-in closets ❑ ceiling fans with light kits ❑ track lighting ❑ tiled kitchens ❑ side-by-side refrigerator ❑ separate tub and shower ❑ plush carpet ❑ built-in bookshelf Page 8 of 55 II. PROPERTY INFORMATION (CONTINUED) Residents will receive one reserved space in the monthly rent and will be charged a fee for additional reserved spaces. LOCATION: Jefferson at Douglas Entrance is located on the northwest corner of Douglas Road (37`x' Avenue) and Calabria Street in the city of Coral Gables. TOTAL APARTMENT HOMES 224 NET RENTABLE AREA 221,409 Square Feet AVERAGE UNIT SIZE 989 Square Feet LAND AREA 1.574 a PARKING 397 Residential Spaces 273 Office Spaces Page 9 of 55 II. PROPERTY INFORMATION (CONTINUED) Q B. LOCATION MAPS/AERIAL PHOTO ,a Page 10 of 55 -ER—OW�R9 COUNTY _ I = COUNTY LINE RD DADE ;OUNTY 1 BROWgRD COUNTY 847 ' 75 > 8 Z r y tt6A4 R S 6, 27 EXPWY < 1 183 ST7 828 Y Kle ClJ � SAAOtMS 99 n IN NMI r O OI OCIU 4 Al CKA A m �pQ r, 9 • ' Z ♦ L�ir r2vV-�� Q / Y NW 136 135 Si'd m V 5T 916 o SOY YAL SS3 Q W ■ rr u1 g 2 LAaf NAp64)UII > susr , < V4 AAK R :7 I GRAN N8 48 for sr < 1 SURTSWE ^ y, rmtar w w N 103 YIAM SMOneS I z > j PIT r) ti C • R C r.01- 95 LL BAY ES 'Cti �. 98 HI mm 79 ST yu z [� ^ I 1 EXP i 1ARTLLI4E�SAY AM Nw58�i 5 < o B I �• y i a Rb NW y 54 \ � vw x ' Exr c vmimu a1RP OR T X S JULIA TIJTTLE ARTN R 41 NW 30 5T 27 11 CSWY CODE EY RD NW zs sr I �p % ° MIAMI } E xTEENA ONAL < BEACH AIRP0 T W NIN I• Z ' DOLPHIN Ply C AT[II w w 441 �'Rq FLAGLER< 5T f R < ST> - .A Ljs 41 � t ST MIAMI TRAIL -+bkl.- 41 1 I 41 °e ° , T - < W Ir . 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I hilt MIA a M Ilium 6 W1111111 IN m m a vim M "vim a IN! a 71 how a Of m 0 Lo ■ ME 0 n M M i ■L II. PROPERTY INFORMATION (CONTINUED) D. FEATURES AND AMENITIES Living Area Features • Choice of distinctive one-,two-, and three-bedroom floor plans. • Professional color schemes, which coordinate wall paint, carpets, entry, kitchen and bath tile. • Oversized sliding glass doors to balconies and patios. • Nine-foot ceilings for the first and ninth floors. • Full size washer and dryer in all apartment homes. • Generous storage areas, walk-in closets, and pantries. • Large private storage areas. • Pre-wired for cable television. • Designer cabinets and countertops in kitchens and baths. • Mini-blinds or vertical blinds on all windows and sliding glass doors. • Designer kitchen. • White-on-white appliances including dishwasher, microwave, and frost-free refrigerators with icemakers. • Select apartment homes will include double door refrigerators with water and ice dispensers in the doors. • Wired for individual intrusion alarms for each apartment home, full-view peephole, deadbolt lock at each steel entry door, and electronic smoke detectors with fully integrated sprinkler system. • Crown molding in the dining and living rooms. • Effective soundproofing features. • Luxury bathrooms with oversized oval tubs and ceramic the surrounds. • Built-in bookshelves in selected units. Exterior Amenities • Community center with state-of-the-art fitness facility and aerobics area, billiards/media room, business center, ._ massage room, steam room and residential service area. • A large pool with spa and surrounding sundeck. • Controlled entry access. r Energy Efficient Features • High-efficiency heating and air conditioning. • Excellent quality exterior concrete wall construction. • Energy seal around all doors, windows, and baseboards. • Extensive insulation in exterior walls and ceilings. • Individually-metered water. Full-Time Professional Management • Professional management providing 24 hour services with expert building and landscape maintenance. Page 12 of 55 II. PROPERTY INFORMATION (CONTINUED) E. CONSTRUCTION IMPROVEMENT ANALYSIS Exterior Walls • Stucco over 8" concrete block wall. Roof • Concrete tile on 2 layers of felt with 19/32"plywood sheathing on roof trusses at 24" o.c. Windows and Doors M 0 Windows are horizontal and single hung with snap-on aluminum mullions and screens. All exterior doors are 1 3/4" thick, metal clad with an insulated core. Patio doors are aluminum insulated sliding glass. All exterior doors and windows are impact resistant and meet hurricane code requirements for the area. Insulation and noise Abatement • Caulking and weather stripping, R-42 batt insulation in exterior concrete block walls, R-11 batt insulation on one side of double party walls. HVAC • Individual system manufactured for each unit with remote condensing heat pump unit; all units are designed for energy efficiency. Kitchen Equipment • Electric appliances with 30" range/oven combination with microwave/vent hood combination, 16 or 18 cubic foot double door frost-free refrigerator/freezer with ice maker, garbage disposal, vegetable sprayer and dishwasher. l ' Furnishing • Miniblinds over all windows. Designer laminate counters and euro-style cabinets in kitchens and bathrooms. Plumbing • Double sink in kitchen and 5-foot oval shaped tubs in master bathrooms. Electrical • Conforms to national and local codes and includes all interior and exterior fixtures, cable television, bath exhaust fans and telephone system. Cat 5 wiring included in all apartment homes. Specialty Items • Mailboxes will be conveniently located in the lobby. W Page 13 of 55 II. PROPERTY INFORMATION (CONTINUED) F. APARTMENT HOME MIX NO. OF TYPE DESCRIPTION UNITS SF. TOTAL Al 1 Bdrm-1 Bath 67 770 51,590 A2 1 Bdrm-I Bath 32 833 26,656 #of 1 Bedrooms 99 B1 2 Bdrm-2 Bath 80 1,092 87,360 B2 2 Bdrn-2 Bath/TH 21 1,161 24,381 #of 2 Bedrooms 101 C 1 2 Bdrm-2 Bath/Den 18 1,286 23,147 C2 2 Bdrm-2 Bath/Den 6 1,379 8,274 # of 2/2/Ds 24 TOTAL 224 989 221,409 Total Land Area 1.574 Acres Density 142 Units Per Acre Unit Mix 1 Bedroom 99 44% 2 Bedroom 101 45% 3 Bedroom 24 11% TOTAL 224 100% Page 14 of 55 II. PROPERTY INFORMATION (CONTINUED) G. SITE PLAN i 7 Page 15 of 55 Yq 1 U al/ I I a r D ' rR0.1 Lieu 9ll I F�$1111 I ---------- -------------- — rt'= S Z. J Z ::I; H 0 x :-v z" d I_.. g - ---- i i - 1 _ - ---�T►----- -------------------- -----------_��==-a-a-taa-n�-a-u�--a-s�-FCSU-es-.-a-� x�enea--------------- I -- I Rwi r Mi i i i a I a � Iz I p\ w oo00o0o I a0000 Q 000a Jy o0 o0o o i —.—_—_—_—_—___---.—_—_—_—_ i I I - i I _I V I j u i• u "'.I- - W ..I:,.. Q.^.:�„�YI_ u ! c ( I- I T 4 0 BB all D g N 0 7w — — — — — — — - — — ------------ L A A A, m I"Mus t ,t :fI' i`,+,�•:i:'8'sY"u�ia� \q tWWRI 4w. WO It Ill \/\ '� e;<.,,•',i\'Ji'...i.., 5 '..9 � d w it Ill W 11 fit lN9 013 \\j cl- 11V ------ ------ ---------------- _4 . -------- 1 0 X.N� .. . ... . ;UN- MAN vr. II. PROPERTY INFORMATION (CONTINUED) H. FLOOR PLANS Pale 16 of 55 I I I �I .'TBROO., i MOM s.qs• -- t CA I at. -J � Q.1 I w1G� I I I t I C1vYi0,9R,00 E®ROCL tow Ih IZY I41r.Ira• _ I I I I i I I UNIT A-1 SCALE:1/8'=I'-O" Unit Square Feet------------770 s.f. Total Units --------------- -67 i .s x s=ue 92•.. LK LID ws , - cu -- --, I w—i.c I i Lrivxlmwm 17 s-Ir ROOM 14r.3v ME="� 11 r UNIT A-2 SCAJZ:,�- Unit Square Feet------------833 s.f. Total Units -------—_-_---32 i _ I 1 � RPP. PAX RY L I \ / b16.11 R I FOYER ®I m4�1v ' I 9k 11'4• i ®'41 i aA7H 2 i �m MASTER 1490':IT BI��M 9E7000M 11's 1 I i 1 I. UNIT B-1 B-2&B-3 SCALE:)8-1'-0" Unit Square Feet ------------1092 s.f. Total Units --------------------80 I ' BA2H bw RATH2 9'6112' _I-- 671 rIQ' IOTL2�7 D I0 I / I e wic 1 w 1 a3•:s6' LWII+ wic nrr I L2VMO/DVQW ROOM I 12'6"1 2610• I I I / I I MASTER BEDROOM In 12'6• O@1 BEDROOM 9'z 12' 11,117 ' � I {' F '"X UNIT C-I SCALE:1/8'=V-0" Unit Square Feet ------------1286 s.f. Total Units ------------------- 18 i i I F1:71 1 O I �� 6'7'Y rig xrrEm 9'6'.Tr. 4 96's 9!' D MASTER o I RA2f1 REP. — "%IT p � I /MC� I LDQN �w'� w1C I ft T5, I / I wtc I � I cep 6 . � IXV�ROOM I IT61x 2610 ' I I i I MASTER BEDROOM in i DEN BEDROOM 9z 16 IIY 16 I I UNIT C-2 SCALE:1/8-=V-0- Unit Square Feet -----------1379 s.f. Total Units ---------------------6 i i i D CO 79'.4' I KITCHEN D P. 0 A/C w1 UP 4w ! I L�1J I I i LIVING numac I ! ROOM ROOM I ! 176 x 14' 11'.14' I I i I I ! 1 -- I I I _________________________________________________ I i I I I 1 1 st Floor Plan i li i I i Ur1IT TH-A 1 scm-E:IB-=,.-0. 1st Floor--------------------- 596 s.f. _ 2nd Floor-------------------- 596 s.f. Total Square Feet ---------- 1192 s.f. Total Units ---------------------21 Exhibit 5 City of Sunny Isles Beach car. 206 therefore, the attainment of densities approaching the maximum, depends to a great extent on the dimensions of the site, conditions such as location and availability of services, ability to provide sufficient off-street parlang, and the compatibility with and impact of the development on surrounding areas. High Density - This category permits from 50 to 80 dwelling units per gross acre. This density is appropriate for areas where land costs are very high and where services will be able to meet the demands. 15B. The Future Land Use Map shall identify all non-residential land as one of the following non-residential or mixed use categories: Mixed Use—Resort/High Density: This category is designed to encourage development and redevelopment within the area east of Collins Avenue for resort style developments catering to tourists and seasonal residents (hotel, hotel-condominiums, vacation resorts and resort style condominiums) as well as high quality residential condominiums. Retail uses such as restaurants, conference facilities and other convenience services and specialty goods are permitted provided they are internal and accessory to the hotel / resort development. Utility, communications, community and recreation facilities serving the community are also allowed. This category allows an as-of-right density of a maximum one hundred twenty five (125) hotel-condominium units per acre and fifty(50)dwelling units per acre for condominiums and apartments and a floor area ratio (F.A.R.) intensity of 2.5. The allowable number of hotel rooms is controlled by the floor area ratio. Additional residential density and F.A.R. intensity may be permitted for developments that comply with bonus program requirements. Residential densities with bonuses may not exceed eighty(80) units per acre for condominiums and apartments. Town Center - The Town Center designation is a planned development Town district that encompasses both underlying commercial and residential land use Center categories in the master plan. This designation indicates that it is the policy of Intent & the City and governmental agencies to encourage and support Town Center Application development through an economic development strategy and plan. The City shall prepare and adopt the strategy and plan and accompanying development regulations, capital improvements program and possible development incentives by 2002. It is intended that,over time, as opportunities arise for redevelopment of tracts of land over three acres in size, the provisions of this Town Center plan shall guide the City, its citizens, property owners and prospective developers in the design and redevelopment of such large scale projects. Where the provisions of the plan authorize land uses or development intensities different or greater than the underlying land use designations on the future land use map, the more liberal provisions of the plan shall govern when jointly adopted by affected property owners and the City. The Town Center is encouraged to become the hub for future urban development intensification around which a more compact and efficient urban structure will evolve. The Town Center is intended to be a moderate to high intensity design-unified area which will contain a concentration of different City of Sunny- Isles Beach Comprehensive Plan 21 •J Exhibit 6 City of Miami © Copyrighted. Municipal Code Corp., affiliated Municipality. 2000. Page 1 of 2 ZONING ORDINANCE City of MIAMI, FLORIDA Codified through Ord. No. 11901, adopted_Feb. 17, 200( ZONING ORDINANCE" ARTICLE_4_._ZONING_DISTRICTS Sec.401. Schedule of district regulations. Subdivision, developments, neighborhoods or similar areas: Not to exceed one (1) permanent identification sign or ten (10) square feet in area, per principal entrance. Temporary political and civic campaign signs: Allowed subject to the exceptions, limitations and responsibilities of subsections 925.3.11, 925.3.12 and 925.3.13. R-4 Multifamily High-Density Residential. Intent and Scale: This residential designation allows single-family, duplex and multifamily structures up to and including high-rise apartment structures with a maximum density of one hundred fifty (150) units per net acre.,/Allowed within this district, and subject to specific limitations, are supporting services such as places of worship, primary and secondary schools, daycare, community based residential facilities and convenience establishments. For any lot located on the southeast side of Brickell Avenue between 15th Road and 25th Road, the seventy (70) feet adjacent to Brickell Avenue on the southeast side shall be dedicated to the city, having been first improved with a frontage road and landscaping in conformity with official plans, policies and standards of the city, under a Class II Special Permit. In computing the gross area of such lots, the area dedicated shall be included as though it were net lot area, and credit for adjacent green space shall be computed from the location of the lot line adjacent to Brickell Avenue prior to the dedication. Similarly, in determinations concerning other requirements which may be affected, the dedicated area and adjacent beneficial green space shall be included, except that the minimum front yard shall be provided within the boundaries of the newly established lot line. Intensity: Except as specified in Section 903.5, when a single family or duplex use is proposed within an R-4 Zoning District, the following standards shall apply: Minimum lot size: Twenty thousand (20,000) square feet. Setbacks: Front - twenty (20) feet, side - ten (10) feet, rear-ten (10) feet except when abutting R-1 or R-2 districts, in which case it will be twenty(20) feet. Height: For buildings which abut a right-of-way of less than one hundred (100) feet in width, the maximum height of a building at the base building line is equal to the sum of the right-of-way plus the two (2) front setbacks on either side of the right-of-way or one hundred twenty (120) feet, whichever is greater. Portions of buildings above that point (the maximum height of a building at the base building line) shall not exceed a height as delineated by a forty-five (45) degree inward sloping plane measured by a ratio of one (1) foot horizontal and one (1) foot vertical except in lots with multiple street frontages, where this additional setback applies to frontage on arterials and collectors only. For buildings which abut a right-of-way of one hundred (100) feet or more in width, the maximum height of a building at its base building line is two hundred forty (240) feet; portions of buildings above that point(two hundred forty (240) feet in height) shall not exceed a height as delineated by a sixty(60) degree inward-sloping plane measured by a ratio of one (1) foot horizontal and two (2) feet vertical measured from said point. Minimum lot width: One hundred (100) feet. Floor area ratio: Maximum of one and seventy-two-hundredths (1.72) times the gross lot area. Building footprint: Maximum of four-tenths (0.40) times the gross lot area. © Copyrighted. Municipal Code Corp., affiliated Municipality. 2000. Page 2 of 2 Exhibit 7 City of Coral Gables $3-4 CORAL GABLES ZONING CODE permitted shall be calculated at the rate require site plan review by the Planning& Zoning of sixty (60) units per acre or fraction Board,with appeal to the City Commission.(3326) thereof. 1. Location eligibility. All properties zoned C (z) Usable open space.Usable Open Space for and located within the following described apartment buildings four (4) or more sto geographic area shall be eligible to use ries in height shall be provided as follows: the standards set forth herein for Mixed- 1. Each apartment building site shall Use District No. 1. provide usable open space equal to a. The area bounded by So thwest the minimum of twenty-five(25)per- Eighth Street to the north, alermo cent of the building site and such to the south, Douglas Road to the area shall be appropriately land- east and LeJeune Road tot the west. scaped with trees, shrubbery, grass, (2779, 3326) hedges and other acceptable land- 2• Limitation. In order to encourage the cre- scape material.Such landscaped ma- terial shall be maintained in a neat ative mix of uses, all developments, and orderly appearance. One-third whether existing, new, renovated or pro- ('/s) of the above requirements may posed shall be eligible to utilize the Mixed- be located on an elevated deck. Use District No. 1 regulations, providing that the development shall have at least 2. Accessory deck used for recreation or twenty-five(25)percent,but no more than other tenant use may count as re- seventy-five(75)percent of the gross floor quired open space up to a maximum area as residential uses. Such residential of one-third 0/3) the total required uses may include apartments, apartment- usable open space, provided the hotels and hotels.The non-residential por- height of such decks does not exceed tion of the Mixed-Use District No. 1 de- thirty (30) feet. velopment may include office, retail, restaurant, entertainment, recreational Sec. 3-5. Mixed-use district regulations. and cultural uses as permitted by the (2734) underlying district. (3326) (a) Mixed-uses. These regulations are intended 3. Setbacks. The following general setbacks to allow the harmonious mix of complementary shall apply to Mixed-Use District No. 1 uses within a single development. They are in- developments,but shall not supersede the tended to promote efficiency of land use, provide specific setbacks listed for main buildings convenience, decrease vehicular traffic and en- at specific locations in Article 4 of this courage greater housing options. Developers wish- Code: ing to utilize the mixed use provisions outlined a. Front, Side (Interior), Side (street): herein shall so indicate on their submitted plans. (1) That portion of the building ex- (b) MIXED USE DISTRICT NO. 1. Commer- ex- ceeding thirty-five (35) feet in height shall provide a ten (10) cial Use Districts. The standards set forth herein foot minimum setback plus one are to encourage the mix of residential uses into foot for each twenty-five (25) commercial development. All regulations of the feet over thirty-five (35) feet. underlying use district shall remain in effect except as otherwise specified herein. Whenever a (2) Corner lots which have no radii conflict exists between these standards and reg- shall have a ten (10) foot set- conflict in other sections of this Code, the stan- back from the corner between dards set forth herein shall supersede. All appli- three(3)and eight feet above cations shall be reviewed in accordance with the established grad e. Articles 23 and 25 of the Zoning Code, and will Supp. No. 2 A3-16 USE DISTRICT AND REGULATIONS §3-5 between three (3) and eight (8) ground area coverage allowed for the feet above the established grade. Mixed-Use District No. 1 develop- b. Rear: ment may be ten(10)percent greater (1) Where there is a dedicated al- than that which is permitted for ley in the rear, all buildings apartments,apartment-hotels or ho- shall be set back five(5)feet up tels alone. This increase is equiva- to the first fourteen (14)feet in lent to the percentage listed in the height.For that portion of build- Maximum % Ground Cover Princi- ings above fourteen (14)feet in pal Access and Deck Building col- height, there shall be no set- umn included in Section 3-4(q) of back requirements from the rear this Code. property line. 6. Floor Area Ratio. (2) Where there is no dedicated a. When multiple uses are incorpo- alley in the rear, a ten (10)foot rated into a development of four or minimum rear setback shall be more stories in height,the floor area provided. ratio (F. A. R.) for each use shall be (3) Parking garages shall be re- individually determined according to quired to provide the same min- Sections 3-4(s)and 3-6(y)of this Code imum setbacks as required for and the highest of the individual F. the main building provided how- A. R.'s shall be applied to the entire ever, that no setback shall be development. required for that portion of a 7. Parking. parking garage which is lo- a. Required off-street parking may not cated completely below grade. be reduced for the office and/or in- 4. Open Space. dustrial portion of a Mixed-Use Dis- a. Plazas, courtyards, arcades and log- trict No. 1 development. gias paved with a pervious material b. Required off-street parking may be may be considered open space and reduced by a given percentage for counted as such toward the open- the residential,retail,restaurant,rec- space requirement up to a maximum reation, cultural, entertainment of one hundred (100) percent. and/or similar portions only of a b. Plazas, courtyards, arcades and log- Mixed-Use District No. 1 develop- gias paved with an impervious ma- ment in accordance with the chart terial may be considered open-space below: and counted as such toward the open space requirement up to a maximum of seventy-five (75) percent. 5. Ground Area Coverage. a. The ground area coverage standards set forth in Section 3-4(q) of this Code for apartments, apartment- hotels, and hotels shall not apply to Mixed-Use District No. 1 develop- ment. b. When the residential portion of the development is less than the non- residential portion, the maximum OC,Corr. A3-17 § 3-5 CORAL GABLES ZONING CODE OFFICE 7517o 1 US, %PARKING REDUCTION AND L!1 1 d that the development shall consist of % FOR USES OTHER no more than one building and have INDUSTRIAL s5% '10% THAN OMCE at least twenty(20)apartment units. PORTION 45% 15% INDUSTRIAL In addition, at least eighty 80 g Y( )per- OF DEVELOP- 35% ,n% cent, but no more than ninety-five MENT (95)percent of the gross plan area of 25% 35% 45% 55% 65% 75% the building must be in apartment use. %OF DEVELOPMENT CONSISTING 3. Permitted uses. The following is a OF USES OTHER THAN OFFICE OR INDUSTRIAL list of Mixed-Use District No. 2 per- mitted uses:Apartment building,Au- c. Required off-street parking spaces tomatic teller machine, Bakery (no may not be reserved,assigned and/or baking on premise),Barber shop and designated for a certain use, busi- beauty shop, Book store, Drug and ness or individual or restricted in sundry store, Dry cleaner (no clean- any way other than that which is ing on premises), Florist, Food store otherwise required such as handi- (gourmet or convenience), Statio- cap, delivery vehicle or bicycle park- nery store. ing. 4. Ground area coverage. The maxi- (c) Mixed-use District No. 2. The standards mum Found area coverage permit- set forth herein are to encourage the mix ted for Mixed-Use District No. 2 de- of limited commercial uses into residen- velopments may be ten (10) percent greater than that which is permitted tial development. All regulations of the for apartment use alone. This in- underlying Use District shall remain in crease is equivalent to the percent- effect except as otherwise specified herein. Whenever a conflict exists between these age listed in the Maximum 0% Ground Cover Principal Access and standards and regulations in other sec- Deck Building column included in tions of the Code, the standards set forth herein shall supersede. Section 3-4(p) of this Code. 5. Floor area ratio. The maximum F.A. 1. Location eligibility. All properties R. for Mixed-Use District No. 2 de- zoned A and located within the fol- velopments having a height of four lowing described geographic area (4) or more stories shall be deter- shall be eligible to use the standards mined according to Section 3-4(s) of set forth herein for Mixed-Use Dis- this Code, except that the F. A. R. trict No. 2. listed in the column entitled Maxi- a. The area bounded by South- mum F.A.R. shall be increased by west Eighth Street to the north, five (5) percent. Alhambra Plaza to the south, 6. Parking. Required off-street parking Douglas Road to the east and for Mixed-Use District No. 2 devel- LeJeune Road to the west. opments shall be determined accord- (2778) ing to the requirements of Article 2. Limitation. In order to provide con- XIII of this Code and may be reduced venience to residents of multi-family by twenty (20) percent for the non- dwellings and reduce vehicular traf- residential use portions of the devel- fic, all developments, whether exist- opment. ing,new,renovated or proposed shall 7. Business access.Businesses in Mixed- be eligible to utilize the Mixed-Use Use District No. 2 developments are District No. 2 regulations, providing primarily intended to OC, Corr. A3-18 USE DISTRICT AND REGULATIONS § 3-6 Uses, as described herein, and Special-Uses as 20. Barber shops and beauty shops. defined in hereof, shall be permitted. A CA-Use 21. Book stores, except adult book stores. shall be carried on entirely within the buildings completely enclosed with walls and roof, and 22. Broker-mortgage. provided no operations are of such a nature as to 23. Building,plumbing,and electrical contrac- become offensive or obnoxious to the adjacent tors office only-no shop or storage. premises devoted to or adopted for other uses. (b) Permitted principal uses and structures. 24. Business analyst-counselors or brokers. 1. Abstract and/or title company. 25. Calculating and statistical service. 2. Accountant. 26. China, crockery, glassware and earthen- ware stores. 3. Actuaries. 27. Cigar and cigarette stores. 4. Adjustors-insurance. 28. Clinic, medical or dental (establishments 5. Administrative office. where two or more medical or dental 6. Advertising office-no shops. practitioners have offices together with consultation rooms,laboratories,and other 7. Apartment units as part of a multi-use common facilities). development which does not constitute more than fifty (50) percent of a develop- 29. Computer design studio. (3256) ment, and subject to the requirements, 30. Computer software development. limitations and restrictions applicable to 31. Confectionery and ice cream stores. the construction of apartments in A-Use Districts, or Mixed-Use district regula- 32. Consulates. tions (Section 3-5). 33. Consultants. 8. Apartment-hotel units as part of a mixed- 34. Cosmetic, perfumes and toiletries stores. use development and subject to the re- quirements, limitations and restrictions 35. Court reporting, public stenographers. applicable thereto. 36. Credit reporting. 9. Appraisers. 37. Department and dry goods stores. 10. Antique and curio shops. 38. Dentist. 11. Architects. 39. Detective agency. 12. Art galleries and museums- private, non- 40. Drug and sundry stores. profit for public cultural and educational 41. Employment agencies, placing executives purposes only. (3318) only 13. Art goods stores. 42. Engineers, professional. 14. Artists' studio and private art galleries 43. Florist shops (does not include the grow- for retail sales. (3085) ing of plants). 15. Attorneys. 44. Furniture stores.(retail only). 16. Auctioneers-office only 45. Haberdashery shops. 17. Auditors. 46. Hobby supplies. 18. Automobile rentals or leasing office only. 47. Hotels. 19. Banks, trust companies, savings institu- 48. Importer/exporter-office only. tions, finance companies and other simi lar financial institutions. 49. Insurance agencies and bond office. Supp. No. 2 A3-19 §3-6 CORAL GABLES ZONING CODE 50. Interior decorating, costuming, drapery 68. Optometrist. stores. Retail only, no work to be done on premises. 69. Parking lots,automobile-auxiliary or ac- cessory to any CA-Use. 51. Investment and securities dealer. 70. Parking lots-Commercial. 52. Jewelry stores. 71. Photo equipment and supplies. 53. Leather goods stores. 72. Photographers, photograph galleries. 54. Luggage shops. 73. Post office. 55. Manufacturer's agents. 74. Public relations. 56. Market research. 75. Real estate sales and management of- 57. Medical doctors. fices. 58. Millinery shops. 76. Shoe stores. 59. Model agencies-no schools. 77. Souvenir stores. 60. Modiste wearing apparel and furriers. ?8, Sporting goods stores. 61. Motel. 79. Stationery stores. 62. Musculoskeletal massage therapy treat- 80. Stock exchanges and brokerage offices. ment (massage therapy) in conjunction with a medical clinic, health club, spa or 81. Tax consultants. beauty salon. (See Ordinance No. 3017). 82. Telegraph and telephone offices (does not That the provision of musculoskeletal treat- include telephone exchanges). ment (massage therapy) as an adjunct function to a licensed medical clinic,health 83. Theaters and motion picture houses, ex- club, spa or beauty salon shall be permit- ted in CA zoning districts subject to the (a) Open-air or drive-in type; and following conditions: (b) Adult motion picture theaters. (a) Facilities offering musculoskeletal 84. Ticket offices for airplane, bus, railroad massage services shall meet all ap- and ships. plicable State and H.R.S. standards and operational requirements. 85. Travel agencies. (b) Only State licensed personnel regu- 86. Or other similar enterprises or businesses lated under Chapter 480 shall be which are not more obnoxious or detrimen- permitted to practice massage on the tal to the welfare of the particular com- premises. munity than the businesses or enter- (c) Licensing and operation shall be re- prises herein enumerated. These viewed on a year-to-year basis. enterprises shall be determined by the Board of Adjustment. 63. Music, radio, television and electrical ap- pliance stores (retail only). 87. Miscellaneous service establishments. 64. Notary public. (c) CB-Use Districts. CB-Use Districts are in- 65. Office for business and professional pur- tended to accommodate medium intensity com- poses. mercial uses and mixed-uses. In a CB-Use Dis- trict only CA and CB-Uses, as defined herein, and 66. Office supply and equipment stores(retail Special-Uses as defined in hereof, shall be permit- only). ted. A CB-Use shall be carried on entirely within 67. Optical stores. buildings completely enclosed with walls and roof, Supp. No. 2 A3-20 -18A vvww.heraldl.COM THURSDAY,AUGUST 17,2000 A agree to sign, date,i ; Saturday, Al ant to.me.the week i 2:00 PM- �.forms to verify that l i ars and materials. i The E., -Date. 7630 NE ---------- - ---- Aa>liits $ 12.00 Kompa, Salsa, RaA Boukman Eb, Zarabanda, DJ EPPS, Lori ' For more Info �£F ' Hennessy. SOLE . EhelN'iomi iirrcl�. � '`�P .. s Ty It wis t Poster' SOW� i1ry _3.6. a W 3 { t r � The - and gel r Now selling your Sammy Sosa.Poncr world's most bea and acrobatics. Your free pass let: a'babyoranguta ". You alsc .. r „Monke Place your ad in i 535 or 2 -2 in Bi lien►taSunc; 5 4 F ^n y TM utb Sf 3 %heraldstorexom ,. 1710 • Broward 764-7026x3719 ..l 001p21 }� THURSDAY,AUGUST 17,2000 WWW.herald:c m 27A J1 CITY OF SOUTH MIAMI NOTICE OF COMPREHENSIVE PLAN AMENDMENT NOTICE OF PUBLIC HEARING All interested persons are hereby notified that the City of South Miami Planning Board acting in its capacity as the Local Planning Agency (LPA) at a meeting scheduled for Tuesday, August 29,2000, commencing at 7:30 PM in the City Commission Chamber, City Hall 6130 Sunset Drive, South Miami, Florida 33143, will conduct a public hearing on the following proposed Comprehensive Plan Future Land Use amendment application: ITEM LPA-00-001 Applicant:JPI Apartment Development, L.P. Request: Consideration of an application to amend the Future Land Use Map of the South Miami Comprehensive Plan by changing the future land use category from the Mixed-Use Commercial Residential (Four-story height) category to the TODD, Transit Oriented Development District category (Flexible height up to 8 stories) on a 2.68 acre vacant site, said property being legally described as Lots 3 through 25, Block 15, LARKINS TOWNSITE SUBDIVISION. The site is generally bounded on the north by S.W.69th St., on the east by S.W. 59th PI., on the south by S.W. 70th St., and on the West by S.W. 61st Ave. The purpose of the application is to allow for the future construc- tion of a six-story student residential apartment building. 1� _ t — 1 I Jj it ®�/ it BD IMMIt NEtIPOR/ll . LL The purpose of.the public hearing is to assist the Local Planning Agency in making a recommendation to the City Commission regarding the application and its transmittal to the Florida Department of Community Affairs. Copies of the application and the amendment package are available for review prior to the public hearing in the City's Planning & Zoning Department, which is located at City Hall, 6130 Sunset Drive, South Miami, Florida 33143, second floor. All interested parties may appear and be heard at the hearing. Parties are invited to submit written comments and materials in consideration of their views (F.S. 163.3184). . You are hereby advised that if any person desires to appeal any decision made with respect to any matter considered at this meeting or hearing, such person will need to ensure that a verbatim record of the proceeding is made, which record includes the testimony and evidence upon which the appeal is to be based (F.S.286.0105). For more information regarding this application or any mat- ter, please call (305) 663-6344. `� i CITY OF SOUTH MIAMI NOTICE OF COMPREHENSIVE PLAN AMENDMENT NOTICE OF PUBLIC HEARING All interested persons are hereby notified that the City of South Miami Planning Board acting in its capacity as the Local Planning Agency (LPA) at a meeting scheduled for Tuesday, August 29, 2000, commencing at 7:30 PM in the _City Commission Chamber, City Hall 6130 Sunset Drive, South Miami, Florida 33143, will conduct a public hearing on the following proposed Comprehensive Plan Future Land Use amendment application: ITEM LPA-00-001 Applicant:JPI Apartment Development, L.P. Request: Consideration 'of an application to amend the Future Land Use Map of the South Miami Comprehensive Plan by changing the future land use category from the Mixed-Use Commercial Residential (Four-story height) category to the TODD, Transit Oriented Development District category (Flexible height up.to 8 stories) on a 2.68 acre vacant site, said property being legally described as Lots 3 through '25, Block 15, LARKINS TOWNSITE SUBDIVISION. The site is generally bounded on the north by S.W. 69th St., on the east by S.W. 59th PI., on the south by S.W. 70th St., and on the west by S.W. 61st Ave. The purpose of the application is to allow for the future construc- tion of a six-story student residential apartment building. ;Lh — �I •/ 80UMMIMA I i E Li- The purpose of the public hearing is to assist the Local Planning Agency in making a recommendation to the City Commission regarding the application and its transmittal to, the Florida Department of Community Affairs. Copies of the application and the amendment package are available for review prior to the public hearing in the City's Planning & Zoning Department, which is located at City Hall, 6130 Sunset Drive, South Miami, Florida 33143, second floor. All interested parties may appear and be heard at the hearing. Parties are invited to submit written comments and materials in consideration of their views (F.S. 163.3184). You are hereby advised that if any person desires to appeal any decision made with respect to any matter considered at this meeting or hearing, such person will need to ensure that a verbatim record of.the proceeding is made, which record includes the testimony and evidence upon which the appeal is to be based (F.S.286.0105). For more information regarding this application or any mat- ter, please call (305) 663-6344. agree.to sign, date, ; Saturday,.Au nt to me the week i .2:00 PM- forms to verify that ers and materiels. i' The E -Date: j i 7630 NE """ ' Adults $42.00 ` Kompa, Salsa, Rasi Boukman Eks Zarabanda, - t DJ EPPS, Lor For more Info MIAMI tHEEF Hennessy ( • Ene•!H'lartii iiero�J �� Y It Was Poster• wrr s '. $3 P The and get Now selling your. Sammy Sosa Poster world's most bea 4 and acrobatics. Your free pass let a baby oranguta s Youals . "Monke 7 •Place your ad in .. � 7 Or-524-2535 in B f ierbl�Sumt� ' . a� • a., -> �� .,�, ., _:'�., � u0s t TM z j F beraldstorexdm 719• Brow-ard 764-7026 x3719 001421 x; ( � � GUEENBEUG A T T O R N E Y S A T L A W TA IUUU � IG t. + 77A Ir�" JUL 1 1000 r. � V1 M'C e THE "HOMETOWN PLAN" AREA 2 Detailing Additional Neighborhoods in SOUTH MIAMI, FLORIDA k Dover,Kohl&Partners,Urban Design with Judson&Partners HoIIand&Knight Peter M.-Fernandez;PE November 11, 1994 i SPONSORS & HOSTS The City of South Miami I lealthSouth Larkin Hospital South Miami Hospital Red/Sunset Merchants Association Community Newspapers, Inc. Chamber South Hotel Vila Bank [lnited Signs, Inc. St. John A.M.E. Church MetroDade Office-of Community Development CAA Advisory Board EXISTING CONDITIONS Strengths: • The sense of community is intact; neighborliness prevails • Historic buildings add continuity with the past and suggest durable building types • Close-in location is ideal for attracting frustrated commuters back to the city • Inventory of vacant or underdeveloped property is ideal for redevelopment • Metrorail station offers opportunity for a transit-oriented "hometown" or "urban village" • Mixed uses make it possible to live without total dependence on cars • Civic buildings and parks are in place • Interconnected network of streets distributes traffic and offers many pedestrian routes Challenges: • Neighborhood identities are unclear; the neighborhoods don't have commonly accepted names • Historic buildings are dilapidated and under-appreciated • Many existing buildings lack character and are poorly maintained • Vacant lots attract trash and extend an image of blight • Perception of crime problems inhibits development • Key walking routes are not shaded or attractive • Walks to school are long and unsafe; there is not presently a community school • Pedestrian routes to Metrorail are not direct or clear • Housing options are not being created for "mainstream" families and people who work here 9 FUNDAMENTALS Neighborhood Design Principles I: The community is made from traditional urban neighborhoods. Each neighborhood will grow complete with a legible center of its own, defined edges,and a mix of uses to satisfy many needs within walking distance. 2. Streets are public spaces which should be designed for people, not just cars. Pedestrians'needs shall have priority over those of motorists. Cars should be optional here, not a prerequisite to survival. 3. Streets must be safe: Buildings should create public spaces that are clearly watched over. Traffic behavior should be"calmed"through design. 4. Streets must be shaded and beautifid: The tree canopy over the streets should be restored where absent,using native trees with regular spacing. 5. Streets are multipurpose: Streets can do much more than convey vehicles from one place to another. A given street might also be a place to shop or sell,park, stroll or jog,greet friends,and hold a parade. 6. Streets should form an interconnected rational network providing several convenient routes to each destination. Blocks should be small, making it easier for pedestrians to get where they are going. 7. Compatible building types should face one another across the street. Buildings should be placed along their streets consistently to create harmony. 8. There should be a clear edge between the public and private spaces. Clearly defined private outdoor spaces should be associated with each dwelling. 9. Lots should have clear fronts and backs. Service areas should be screened 10 from street view. Driveways and parking should be placed to the side or rear of buildings,rather than in front. Land uses should change at the rear lot line. 10. ,Special sites should be reserved for civic buildings, as symbols of community pennanence and pride. The best sites are geometrically formal, such as the end of a street vista or anchoring a public square. Policy Principles 11. Physical reconditioning of these neighborhoods is not a luxury, it is a necessary investment. A sustained financial commitment to realizing the plan will pay back for generations. 12. Land development regulations should respect a flexible mix of land uses, allowing the market to operate naturally and allowing for change over time. Regulations shall focus instead on,fundamental building design issues, such as the proper placement of buildings on their sites. 13. There should be a range of dwellings of various sizes and types to own or rent, providing for a diversity of household incomes. 14. Parking is part of public infrastructure. Architectural Design Principles 15. Buildings should be designed for the subtropical climate, incorporating time- tested elements that conserve energy and extend durability. Examples: light- colored roofs, colonnades,porches,&broad roof overhangs. 16. Houses should have porches to encourage contact with the neighbors. 17. Shopfront buildings should provide awnings, canopies, or arcades and colonnades to protect pedestrians from sudden storms and the hot sun. 18. The position and proportion of the building in relation to the public space is far more important than the uses inside it or the style of its architecture. 11 OVERALL LAYOUT & PROPOSALS The plan suggests nurturing two traditional neighborhoods and one institutional area. The neighborhoods are approximately five minutes walking distance from center to edge, which matches the historic convention for urban neighborhoods. Busy streets form the edges to these areas. The northern half of the study area, from Hardee Drive north to Miller Drive, is the first neighborhood; minimal intervention is proposed in this relatively stable, built-out area, much of which is suburban in character (though more dramatic changes would be possible over time if desired by the residents). The area from Hardee Drive south to Sunset Drive is the second neighborhood. This second neighborhood, which includes much of the heart of South Miami's historic African-American community, Commerce Lane and the Sunset corporate corridor, is recommended as the focus of improvement efforts and substantial interventions. This neighborhood enjoys very convenient access to the Metrorail station,a feature that should be exploited as one of the neighborhood's strengths. The triangular area around South Miami City Hall, Police Station and the Public Library forms an area of primarily institutional image. Its shape, size and discontinuous street network make a true mixed-use neighborhood unlikely there, but the area should nonetheless be improved in image and character. There is a large section of the study area(irregularly bounded by Hardee Drive on the south, Red Road on the east,Miller Drive on the north and SW 59th Avenue on the west)that is not actually within the incorporated limits of the City of South Miami, but is very much psychologically part of the community. This plan proposes that either 1)the County and City arrange to regulate the development of this section similarly,or 2)this area be studied for annexation into the City. 13 Land Uses: Unlike in the first charrette project area, part of this project area contains a strong mix of building uses. This is important because it provides the opportunity to live close to work and shopping without total dependence on cars. Most buildings, however, are single use buildings. The benefits of having mixed use buildings (apartments above shoptronts, for example) on the commercial streets include 1)the extra security generated by the buildings being occupied for more hours of the day, 2)reduction of car trips, 3)availability of affordable dwellings, and 4)reduced need for parking spaces. Commercial uses which provide basic daily needs such as banks, grocery stores, hair salons,hardware stores,restaurants,and so forth,and civic uses such as the post office,library,daycare and places of worship are very important to the sustainable growth of the community. The land development regulations need to be amended to permit more possible uses for given properties. Market forces,rather than regulation, should determine the best use in most nonresidential areas. For example: the print shop on SW 62nd Avenue and the cycle shop on Sunset Drive should not be considered "non- conforming uses". The new land development regulations should have categories for design criteria rather than simplistic land use "zones." These categories are indicated on the Illustrative Plan drawing,according to the kind of street that fronts the property: Boulevard, Main Street,Downtown Street,Residential Street(at least two types), plus Civic Sites. These categories should undergo further refinement during the rewrite of the land development regulations. The best incentives should be saved for truly mixed-use projects. The Hometown District Overlay should be extended to this second project area. Pedestrian-Friendly Environment: To make walking comfortable and safe along neighborhood streets some changes need to be made thoughout the area. Wider sidewalks are needed along streets fronted by commercial buildings. Shade needs to be provided along streets virtually everywhere. Many trees were lost to Hurricane Andrew and need to be restored. Crosswalks need to be established and clearly marked for added safety. Parallel onstreet parking should be normal;the parked cars add a layer of safety for pedestrians from moving vehicles, and cause cars to move more cautiously. 14 Building-to-Street Proportions: The streets should be thought of as three-dimensional public spaces. The buildings which front the streets form the walls of an agreeable spatial "room." If the buildings are too low, the space dissolves(along with the shade and economic productivity of the land). One-story buildings are inappropriate,for example,for streets as wide or important as Sunset Drive,SW 59th Place,and SW 62nd Avenue; buildings on these streets should be a minimum two stories in height. Building Fleight Presently a four-story height limit applies to most Sunset properties,although there are taller existing buildings in the Sunset corporate corridor which were built before that limit took effect. Strong feelings were expressed by some charrette participants both for and against this regulation. By increasing the permitted height to six or eight stories in certain circumstances with special conditions, the development attraction and the tax base could be enhanced. Such a change would require an amendment to the City's Comprehensive Plan. This change, if pursued, should be limited to properties fronting Sunset Drive or SW 62nd Avenue south of SW 70th ,Street and north of Dixie Highway. Two concerns arise from taller buildings, but both are addressable: First,there is concern about maintaining a human scale. Four story buildings along the street create an agreeable street space and do not overwhelm pedestrians or neighbors. If taller buildings are permitted, then they should be designed with a sizable "step-back" terrace at the fourth floor terrace level, should include a cornice or"expression line"between the first and second floor,and should provide an arcade over the sidewalk. The City should allow exceptions to its four-story height custom only for buildings that are exemplary in all other respects. Second, there is concern that oversize developments, especially office buildings,will generate undesirable traffic impacts. The issue is that large numbers of workers will travel to single-use buildings at peak hours, congesting the road network. If taller buildings are permitted, they could be required to include a balanced mix of uses(with,for example,storefronts on the ground level,offices on middle floors, and residences on upper floors). If taller office buildings are permitted, they could be approved conditionally(upon, for example, the creation of complimentary affordable housing within walking distance.) The City should allow exceptions to its four-story height custom only for developments that are "self-solving"with regard to negative impacts on the surrounding neighborhood. 15 Build to the Block Edges: Deep setbacks liar buildings with parking lots in front are disastrous to the street space and reduce or eliminate the pedestrian-friendliness. As in the Hometown District,the critical need is to replace the notion of a "front setback" (which implies that anything goes as long as the building is behind the line)with a"build-to line." Buildings should be required to build out a certain percentage of the lot frontage along the build-to line. Preservation of Historic or Contributive Structures: South Miami's older buildings are worth preserving. When researching the local history prior to the second charrette, there was little to be found in print. These buildings are the key to retaining the neighborhood's rich history. They help tell the stories. The Historic Buildings map shows which buildings should be given special consideration. Infill vs Demolition: As was also suggested in the first area of the Hometown Plan, the highest priority is to develop the lost spaces first,before replacing existing buildings. The term"lost spaces"refers to vacant lots,empty or inefficently dimensioned parking lots, and unused portions of existing lots where building additions can occur. A gradual, surgical approach to redevelopment should be applied. Public Safety Issues: Creating a perception of safety is paramount to convincing investors to help heal and complete the neighborhood by building missing buildings and houses. "Crime prevention through environmental design" will greatly enhance the development potential of land in the area. Key concepts are: to create defensible space, which includes shaping buildings so that outdoor spaces, including sidewalks, are well-lit, and lack hiding places; and "eyes on the street," which includes facing windows and porches to the street where the building occupants can watch over what goes on outside; and mixing uses so the area is not depopulated at night. Each of these goals are met by design ideas of this plan: building to the block edges, and the mixing of uses,are critical. 16 Underground or Relocated Utilities: When and where possible,overhead utilities(electricity,telephone,cable TV, wiring for lighting)should be relocated underground or to rear lot lines. All new construction should be serviced with underground wiring. Building Civic and Community Pride: For the neighborhood to gain in desirablity,the residents and business owners must have community pride and feel a strong sense of place. This will be reflected in how they maintain their properties and how they contribute to neighborhood projects and special events. Public buildings are instrumenta! in creating civic pride. The public buildings of the community(and their grounds) should be welcoming, confident, and well- maintained. The architectural design and siting needs to reflect their permanance and importance to the community. The best sites for future civic buildings are indicated on the Plan maps. Civic building sites should be permanently designated, not considered "non- conforming uses." For example,churches should be treated by the regulations as permanent public institutions. Parking: As in the first area of the Hometown Plan,an integrated parking system needs to be applied to the whole project area. Parking facilities should be shared to the greatest practical efficiency for all concerned. Existing Neighborhood Houses: The majority of single family homes throughout the project area are not any different than in other residential parts of the City. There are a few details which vary in cost that could be done by private homeowners that could make a remarkable visual improvement. A few of these are: • Planting trees and shrubs to provide shade and visual diversity; • Lining the front property lines with a fence,a hedge or a low wall; • Adding or expanding a front porch. 17 Hypothetical Roof Plan: Darker roofs indicate suggested infill buildings. ,•'fri rr,� r �-r"r'r�t--,r"i�f'x$`�( � i-r-r�i f ��r ("xrrrrrt t , r Y r rn r r � ,pp�iC (5�{� rrzs r t'( rf`rt " ( �rC"r '� krr�k�rrr,r�r'tiu �icajsT.�t rirrir.r 'r� . Y- ' i �. S� fi i7�f ti Yi`E. t i itrrttti:�it Mrt�r riti'f �„r i r f$S'trf'icrFC?r�'Fr��i"3 Gt t';''fri-�xr err 0 r t'![' R r �C "�'r k�?"'c"^ '•"•"YrCmt»irmsrttrzei� .- c ',.r' 7• rIr' C=ir ryRg(— r- >rrrr� rrrrrr rr Ct �_ �rtCrnrr'? .r� r t r�(trGrr-, r �r� Zr, Dlf(t drrr; "J �r�ir�rrr ft<rrf,nrr( f 46 r i t r, � r Gt'f r.P. �nrtrErr r, . r,(r ri;► lS� r tltlrrf(r to r r 'i'?r'if .nom t r= •� rrrr.� ( r'tr� r,it s r F i fi. r rj i , s 1 rrz;f !',, ,ti''�i(,G,,'r r t�e A.;� r l;i,• .;t} i� t. t i. t^t tl t.(" F* �i �'E•w•i ra-'. _Jifs„ l r" f` f geg z�•ww• rr"s p;fi..t 4 I, a r s� r, � ✓ y atiF ) .r i f { jt F AT'tf6 Y €�� 1), Munn N Al k � i" t F^ a t_i � i�•�� `4 es iu�' f._• :fi�.:•jai ��C 18 SPECIFIC PROPOSALS Sunset Drive(SW 72nd Street) from 62nd Avenue to Dixie Highway: • Restore travel lanes to the correct width(narrower). • Widen the sidewalks. • Create planting strips and plant street trees. • Plant trees in the median. • Encourage redevelopment along this Main Street, with buildings that are at least two stories in height and are positioned close to the street. Benefits: Traffic will move slower, making crossing Sunset Drive safer for motorists and pedestrians. Wide shade-covered sidewalks make walking more pleasant and will encourage more people to walk rather than drive. For motorists, trees accentuate the sense of speed and will cause drivers to slow down. Street trees are also crucial to the City's image and to energy efficiency. Redevelopment will contribute to the City's economy and increase opportunities for South Miami residents to combine living and working here. City Hall: xIY • Relocate the parking lot in front of the Sylva Martin Building and restore the historic Palm Crescent park. ;t` • Future additions and alterations to(or replacement of) City Hall should ;3 wrap around the Sylva Martin Building to form a courtyard. �� R • Reconfigure the parking lots shared by City Hall, the Public Library and Police Station to increase efficiency. Benefits: City Hall will have a more 19 proper community presence, and visual blight will be replaced with a setting that inspires civic pride. SW 70th Street and SW 71st Street: • Continuing the pioneering effort of the Hotel Vila, infill the oversize parking lots and vacant lots with new traditionally-scaled buildings. With the traffic rerouting for north bound US motorists,properties fronting 70th Street will gain more visibility making redevelopment there more viable. • The blocks north of SW 70th Street between SW62nd Avenue and SW 59th Place should have mixed-use buildings on their south half and residential buildings (i.e. rowhouses) on their north half, to best face the Lee Park Cooperative townhouse complex. Benefits: Economic development plus improved character and vitality. Metrorail Station: • Add a "liner" building onto the existing parking garage along 70th Street and 59th Place. -� • Permit cart vendors or kiosks at tlic transit entry plaza. • Re-orient the crosswalk at US 1 for the shortest distance. a• • Improve lighting within the garage. Benefits: The street will become a safer place with retailers and office workers providing "eyes on the street." Both the streetscape and small park will be more attractive if faced by occupied buildings rather than garage walls.Metrorail and local businesses will benefit from new customers. South Miami Post Office: • Remove the chain link fence and barbed wire; these send a potent negative message about the neighborhood. • Plant trees along the sidewalks on the east and south of the site. 20 • Reroute circulation within the parking lot. The present layout creates confusion and backups at the intersection as customers queue for the mail drop boxes. An clearer alternative layout,with cars entering on the southeast side and exiting on the northwest,requires minimal restriping. • Long term, plan any future expansions or reconstruction so as to bring the building up to the street, with a bearing befitting a permanent community institution. With its parking lot situated all around, the present low-slung building is more typical of a suburban gas station or convenience store. • Encourage the post office to use the Metrorail garage for some of its parking. In the past such shared use of parking facilities was considered undesirable,but ` that policy must change. r Commerce Lane&Progress Lane: • Institute highly flexible zoning to permit the industrial workshop uses to remain or to be gradually changed if the market warrants. • Build new infill buildings up to the street edge with off-street parking located behind the buildings,rather than the other way around. • Any outdoor work(for example,automotive repair)should be carried out under cover or behind screen walls. Encourage canvas shelters or broad awnings over parking and/or work areas. • Restore "Railroad Lane" with head-in parking underneath the elevated Metrorail tracks. • New and renovated buildings on the south side of Progress Lane should face "Railroad Lane." Treat Progress Lane as an alley when "Railroad Lane" is completed. • Plant street trees where practical. Benefit: The image of the area will improve greatly. The area can retain its industrial & workshop services, which are valuable for the local community and Metrorail users, but property owners will have the possibility for higher-rent uses at some future time.Extra parking will be gained with"Railroad Lane." Church Street(SW 59th Place): • Plant street trees. • Provide grants or micro-loans to property owners for facade improvements to existing buildings. • Secure technical assistance and/or financing for startup, locally-owned businesses. • Retain parallel parking. 23 • Apply traffic calming measures to intersections. • Civic building sites should be permanently designated; churches should not be considered non-conforming uses but rather treated by regulations as permanent public institutions. Benefits: The social and institutional center of the southern neighborhood will be reinforced by its improved physical form and appearance. Safety for pedestrians and sustainable economic opportunities will be enhanced. i Lee Park Cooperative: � i • Encourage the Cooperative to build office or retail additions to the sides of buildings fronting 59th Place and 62nd Avenue. Separate entrances from those streets should be key to the design.These could be locations for"incubator"or "starter" businesses owned by Cooperative members. • Encourage a change in color scheme for the complex. • Eventually, open a public pedestrian connection from SW 69th Street to SW 68th Street aligning with SW 61st Avenue. (This need not be implemented during the early phases of neighborhood improvement.) • Across SW 69th Street, to the south, future infill development should yield residential facing residential, i.e. rowhouses facing the Lee Park townhouses. Benefits: This proposal will allow for the successful Cooperative to broaden its scope and exert business leadership, and provide job and equity-building opportunities. Both Church Street and 62nd Avenue will have businesses facing businesses in this area. (The residential Lee Park Cooperative is currently faced across the street by businesses on both Church Street and 62nd Avenue.) The eventual 61st Avenue pedestrian connection will give children to the south of Lee Park Cooperative direct access to Marshall Williamson Park without having to walk on 62nd Avenue or 59th Place,streets with more automobile traffic. Paul Tevis Drive(62nd Avenue): From Hardee Drive south to SW 701h Street. • Reduce travel lanes from five lanes to two travel lanes and two parallel parking lanes. • Widen the sidewalks and create a green strip for street trees. • Restore parallel parking. • Clearly mark crosswalks with signs,street pavers,and traffic calming devices. 24 • Infill new"Main Street"buildings on vacant land along west side. Land uses should be flexible,but building form and position strictly regulated to prevent "strip" development. Benefits: Improved safety for schoolchildren and other pedestrians,expanded business opportunities, and improved appearance. Traffic will move more carefully,and parking will be convenient for businesses. North of Hardee Drive: • Plant trees on both sides of the street. • Create bike trail/pedestrian path on the western side of the street. • Plant heirs repens or other landscape treatment to improve appearance of the wall on the western side. • No road widening should be accepted for this important community street. Benefits: Improved continuity ofaccess and improved safety for pedestrians and bicyclists. Improved appearance and energy efficiency. Marshall Williamson Park: • Reconfigure the shape to form a traditional urban park. • Construct new buildings facing the park on the east and west. • Remove the berms. • Re-connect SW 68th Street. ,t Straighten SW 61st Court. • Construct a new street between the park and the public housing complex. • Prepare southern end of reconfigured park as the site for a future civic building. Benefits: Removing the berms will make it easier for police and neighbors to monitor goings-on in the park. The park will be safer when the fronts of houses face it. By making the park rectangular in shape with the street changes,the park will no longer be a"leftover"between complexes and will have more usable public space. A site becomes available for a civic building such as the multipurpose community center. Reconfigured Public Housing Complex: • Phase out the existing"campus-style"or"projects"buildings and replace them with traditional neighborhood housing. 27 F f` .t �t vil iJ t 1.Public I lousing: Existing buildings situated in a campus. ` VII Al IN ' \\V ALK V-1 2.New housing facing Murray Park and reconfigured Marshall Williamson Park with delineated private back yards. 28 �' J \ F` � ,s. '�i`.,` �,•j `\°)`:^x.31:2�'��.� \\ `. \ ! L i \ 3.Gradual replacement of more buildings. V. i 4.Future buildout:A mix of housing types for varying family sizes. 29 • Dwellings should have front porches and yards defined by fences, walls or hedges,providing residents with a sense of home. • The phase-out of the existing buildings can be very gradual(see sketches).The final result can be a direct replacement of the public housing units,but it would be preferable to distribute subsidized units around the area and have owner- occupied dwellings predominate on every block. • Untapped sources for affordable dwellings include apartments above shopfronts and accessory apartments("granny flats.") Benefits: The neighborhood will provide needed housing in a better- supervised, more sustainable manner. The reconfigured complex will be a better neighbor to adjacent residences and to Marshall Williamson Park. J.R.E. Lee Community School: • Take whatever steps necessary to restore J.R.E.Lee as a top-quality connnunity school. [It is thought (but not confirmed at this writing) that surrounding demographics could make this school naturally "self-solving" with regard to court-ordered desegregation.] • Redesign the front of the school as part of the Paul Tevis Drive improvement. Benefits: Neighborhood school children will not have to walk long distances (on dangerous roads) to school. The school will be a focus of community pride; greater parental involvement will improve academic performance; a high-quality elementary school will enhance residential property values and help draw and retain "role model" families. Murray Park: • Overhaul or replace the park pavilion. Keep the formal axis. • If needed, a location on the southeast9" t corner could be acquired for a future indoor recreation facility. R • If expansion of fields is ever required, acquire properties on north edge, to resolve the problem of the park faced by the backs of houses. • Construct an alley along the north ; y edge of the park. y 30 • Encourage property owners to the north to build garages with apartments overlooking the park. • Screen out the unsightly FPL substation with dense landscaping. Replace trees lost to Hurricane Andrew. Benefits: Improved recreation programs and a positive appearance are among potential gains. Apartments and houses facing the park will add security. Red Road(SW 57th Avenue): • Plant shade trees along both sides of the street. • Make sidewalks continuous. • Abraham properties should be infilled with mixed-use development. • Portions of the apartment complex west of Red and south of Hardee should be reconfigured over time to form clear private spaces and a Hardee "gateway"to the community. • No further road widening should be accepted for this important community street. Benefits: A safer pedestrian environment,a more attractive public"face"to the City,and intensified social and business activity are potential benefits. Hardee Drive(SW 64th Street): • Plant shade trees along both sides of the street. • Build a landscaped median with shade trees where the right-of-way is wide enough. • Use traffic calming techniques, such as neck-downs and crosswalks marked with special pavers,to provide safety for pedestrians. • Maintain onstreet parking. Benefits: A highly visible centerpiece to the area will become more attractive and safer. Planting the trees where grass strips already exist is a quick and easy improvement. Madison Square(intersection of Church Street and Hardee Drive): • Slightly raise the intersection and give the street a paving texture to create a special public plaza,tentatively called"Madison Square." • Promote this location for private redevelopment or CDC redevelopment. • Establish grants or loans for facade improvements for existing buildings around 33 the intersection. Benefits: Appearance improvements in this highly visible location will boost the neighborhood's self-image and foster investor confidence in the blighted area. Redevelopment around Madison Square will create jobs, foster small business, improve the tax base, and reduce security concerns. Four Corners(Intersection of SW 60th Street and SW 59th Avenue): • Permit establishment of a minor neighborhood center(tentatively called "Four Corners")for the neighborhood north of Hardee,south of Miller,east of 62nd Ave,and west of Red Road. • Construct a small traffic roundabout at the intersection. Plant a large,well-lit shade tree, or build a fountain or other monumental marker to signify the importance of this location. • Permit a mix of neighborhood-serving uses (such as daycare or tiny corner store)to occur on the four corner properties. Benefits: The special neighborhood center will calm traffic,and strengthen the sense of place. The roundabout will be visible from several blocks away,signalling motorists to slow down and be alert. Neighborhood-serving uses such as a daycare, small corner store,or small civic building in this location will be within a 5-minute walk from all the houses in this northern neighborhood. Miller Drive: • Plant shade trees along both sides of the street. • Construct a bicycle path/pedestrian path along the south side. • No road widening should be accepted for this important community street. Benefits: Miller Drive will be safer, more attractive, and more usable for pedestrian,cyclists and motorists. 34 IMPLEMENTATION Initially, the commitment, organization, staffing, and resources for implementing the plan lies with the City of South Miami and Dade County. But the community cannot expect government to pay for all of it or to sustain it; when public money is spent on pieces of the plan it should be with an eye toward catalyzing the next private investment. To create the momentum,the City must take the beginning action and stay with the process. "100% Model" Projects: To grasp the potential of a better South Miami, we need places where one can go to see it.Neighbors, homebuyers,businesses, investors,and bankers need their confidence restored. The "100% Models" idea is to choose an area (however small) then totally transform it to create as dramatic and visible an impact as possible. Instead of spreading precious funding across large areas, we should concentrate public fiends on these 100%Models. In all likelihood no single project will meet all of the goals below, but the more the better. How to Identify a Perfect "100% Model": • It produces a"postcard"outdoor environment of exceptional character,exudes safety and optimism,and stands out in marked contrast to blight. • It combines adaptive re-use of existing(or better, historic)structures with new buildings and improved public spaces. • It completes the public space; for example,both sides of the street,all corners of an intersection,or all sides of a green should be built out or renovated. • It includes a significant residential component,preferably owner-occupied; • It lures residents of moderate incomes; these 'colonists' will demonstrate the 37 viability of close-in neighborhoods and their discretionary income will help suppoit businesses. • It suggests what the larger neighborhood will be like as revitalization spreads, and inspires private reinvestment. "100% Model" Projects, Identified: The following are apparent candidate 100%Model Projects: • Madison Square(SW 59th Place&SW 64th Street) • Marshall Williamson Park and HUD Complex Re-configuration • Commerce and Progress Lanes(Industrial/Business Area) • Paul Tevis Drive(62nd Avenue), South of Hardee Drive DO TlIE.SG TIIINGS: 1. The City Commission should immediately pass a resolution adopting the Plan "in concept." This will not give the details of the plan the force of law at this stage, but it will send an important message to property owners and residents that the City Commission supports this plan and intends to implement its principles. 2. Continue organizing. Nurture the volunteer intiatives which have started and new ones to come. Create a new Implementation Task Force whose purpose is to identify, examine, analyze and recommend various approaches,project mechanisms, and funding sources for implementation. There are, for example, various types of redevelopment agencies that would be suited for carrying the plan into reality. The task force must have limited scope, a scheduled completion date, and the accessibility ofvarious development and redevelopment specialists(i.e., market research, community organizing, and financing)for the purpose ofgathering information. The task force should consist of no more than five (5) representatives of the community who are experienced with strategic plans. 3. Amend the regulations to permit development following the plan. The Honietown District Overlay Ordinance could be modiTed and extended to cover this additional area This would give the regulatory ideas in the plan the force of law, and should constitute pre-approval of compliant projects. Widely 38 distribute the new design code, highlighting the improvements. 4. Select and carry out the first 100% Model project. Confirm this selection with the task.force. Dedicate all available resources,public&private, to swift completion of this pilot project. Create a showcase symbolizing South Miami's renaissance! Place one public official fully in charge; pass authority to this prefect'where possible. Be thrifty, but not penny-wise&pound-foolish: if this project drags on or is starved for funds, it won't work. Investment here renews hope for positive change in the neighborhood. 5. Begin full-scale promotion of the area and the plan. Secure press coverage of the new vision. Parade the image of the first 100% Model in the press, at public meetings, at service clubs, on cable TV, in travelling exhibits, on posters & postcards! Provide realtors with handouts highlighting South Miami opportunities (and correcting myths). Encourage investors with every conceivable incentive: waive fees, subsidize loans, offer city-owned land, couple public improvements in the rights-of-way with private projects,provide free&pre-approved designs, and above all cut red tape! 6. Select a second round of more 100%, Model projects. Implement these simultaneously, creating footholds of renewed confidence throughout the neighborhoods. 7. Continue with small,do-able projects that expand the sphere of influence of each of the original Models. Converge the revitalized areas,pushing blight back a block at a time. ACT NOW: Historically, African-American neighborhoods have had a perception of neglect, which is usually supported by a strong set of facts. Though the situation here in South Miami may not be as bad or as large as in other cities,there are indeed very real urban problems. The urban problems of our blighted neighborhoods are City- wide problems with repercussions extending far into the region. Solving these problems will improve the quality of life for our citizens, improve the neighborhoods' economic vitality, and improve the surrounding neighborhoods' property values and desired location. Continue to focus and direct attention to these integral neighborhoods,pursue the vision, and adjust public policy pro-actively to cause that vision to occur. 39 CREDITS City Commission: Mayor Neil Carver Vice Mayor Paul Young Ann Bass Tom Cooper Tom Cunningham Community Design Project Committee: Simon Codrington,Jr.,Chair Josephine Anderson Marcie Bader,Bank United Luciana Barreto,Hotel Vita Betty S.Gibson Daisy 1 larrell,CAA Advisory Board Sharon Lindsay,Dade County HUD Michael Miller,Community Newspapers Sarah Tompkins,Metro-Dade Office of Citizen Participation And Many Citizen Participants including: Timothy Abraham Cora Bynum Babe Elias Taghi Afkham Sylvester Callsir Joseph Elias Rubystine Anderson Polly Cooper Mernice Ellis Sarah Anderson C.Cooke-Yarborough Bill Enriglit Robert Basden Sheryn D Cox Henry Flowers David Baseheart Bernice Davis Daisy Galmion Subrata Basu John Dempsey Rita Gare Darryl Beli(Troy) Christine Dials Carol Gawron Lemmy Belot Peter Dokuditz James L.Glover James Bowman Karen Dorfman Joe Ann Glover Clara Brook Ralph Egues Sandra Goldstein Florance Brown Al Elias Rene Gonzalez 40 I Celia Grant Reynold Martin Eleanore Sternberg Vivian Guide Nancy Masterson Naomi Stewart Chris Hansen Lulela McDuffie Julia Stuckes Margaret Hamden Sharon Miller Quinnie Stuckes Ethel Harrel Mildred Mitchell Lew Tash Carol Harris Dale Mobley Anne Thompson Lillie F.Harris Margaret Moore Minton Tinsley Pastor R.E.Harris Steve Ng Linda Tobin Delori Hegga Lureatha Patrick Johnnie Tomkins W.Henson Roy Pearson Sharon Troy Paul Holmes Lee&Theresa Perry Fred Truby Gary Illas Bernice A.Phillips David Tucker Sarah Ingle Joan Pierce J.B.Turbidy Lou&Jane Jack Clive&Deborah Powell Robert Usherson,AICP Daisy Jackson Walter Power Cokes Watson Julius Jackson John Price Rev.Joseph Watson ' Rev.Alphonso Jackson Julian K.Rambo Rev.Emmanuel Whipple Adria Jenkins Lucile Rambo Lydia White Dennis Jenkins Susan Redding Tina White Christine Johnson Joseph B Reisman Anthony Wilburn John E.Kanter Evelyn Richardson Edie Wilburn Henry Kaufman Willie Robinson Dan Williams Gloria Kinson Harrison Bright Rue Dorothy Williams Steve Kronen Joyce Schechter Marguerite Willams Willam Krueger Gloria P.Simmons Ruth Williams Janet Launcelott James Simmons Sr Tyrone Williams Jeff Lane Julia Simmons Jacob Wilson Jean Larkin-Scott Irene Smith Suzanne Wollsohn Laura G.Long John Edward Smith Mark Wynncmer AIA Marlene Magness Rev.Charles Standifer Gary Young Jaufer Maribone A.R.Stanberry Nancy Young Donovan Martin Annick Sternbberg Karen"Zeller City of South Miami staff W.F. Hampton,City Manager Perry Turner,Chief of Police Earl Gallop,Esq.,City Attorney Clarence Patterson,Public Works Director Rosemary Wascura,City Clerk Hakeem Oshikoya,Finance Director Dean Minims AICP,BZCD Director Jim Cowen,Parks&Recreation Director Kelvin Bynum Sonia Lama David Struder Elba Claudio Bill Mackey Kathy Vasquez Carol Hughes Bill Pratt Gladys Villar Slaven Kobola Major David Romine Rev.David Walker Eva Rosa 41 I Dover, Kohl&Partners: Scott Boe Douglas Frost Joseph Kohl Marice Chael RA Robert Gray Barbara Lamb-Ortega Victor Dover AICP Steve Hafer Cristina Lopez Jason Dunham Ross Halle Miriam Tropp R.Geoffrey Ferrell Mimi Kelly Kevin Young Judson&Partners: Clyde Judson,Jr., AIA Jeremy Sinckler Joe Middlebrooks,AIA Valerie Riles Holland&Knight: Samuel E. Poole 111,Esq.and Laurie Thompson,Esq. Peter M Fernandez, PE Walter Kulash PE Special Thanks to: David Blodgett&Todd Leachman,Florida Department of Transportation Dean Taylor&Harold Brijbasi,MetroDade Office of Community Development Daniel Cary,South Florida Water Management District Carrie Edmondson,UM Volunteer Services Center ©1994 by Victor Dover and Joseph Kohl 42 �' nr � _ �C 194-47 l 6\.fir O&n b � v 'll�02 � 3� The City of South Miami 3 � 6130 Sunset Drive 3 South Miami,FL 33143 ��O Z�-- (305)663-6325 03 � Dover,Kohl&Partners, Urban Design 746�( 5879 Sunset Drive,Suite t South Miami,F!, 33143 (305)666-0441 / THE "HOMETOWN PLAN" AREA 2 . Detailing Additional Neighborhoods in SOUTH MIAMI, FLORIDA Dover,Kohl &Partners,Urban Design Willi Judson&Partners Holland&Knight Peter M.Fernandez,PE November 11, 1994 �£ :,�, g£ s`9 3°f��'�}'re"s�� ,�,•�:":d j 's'x a y-�.. �� `Y''f 3° _k S �i:. y3*w M1 r.a3 3'"Z'�•g,L Kr _ r is him, NLk Z.y+• ti � P✓ t 'f�'`x.F°'7'^&---.yvNare..n.Pm a-%}'�" °5' �i; y � � � vs ..1t hsz'�. ✓. ut xr .rk^ fq.z"a/.7 /.�a"•,K, y`isd kthw')S'R ,,,,d�.wua A. -. '3 r s rr�a„ dr �nw rr�rkf� 5.`t yM�ut'4°/£h` i➢`.i£ K �" �°" t NOe �/n x M i3:.. �f.. 3 r •»o:P 4.i° ON`6'°_t..,�'�D .3•+� VMS lev r �r. kit A ,� r�aCC' R'S' 'F', All 'R* S ., 6 41. w/"tid�r<GC' a1 Rft TV 12 'tr- £°f'�" � 3•rdo o}� zt per. c 4 a CONTENTS Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Process to Date . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Existing Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Fundamentals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Overall Layout & Proposals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Specific Proposals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 Implementation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 Credits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 This booklet is designed to accompany a set of large format plan drawings available from the City of South Miami Department of Building, Zoning and Community Development. Together these documents reflect the results of the second Design Charrette held in South Miami. M (R''i/J S ��q M t,l'..�\_r� _yf�1;>15�51� , '• ♦ ` �� S � ti l � � \;ypi� X' 'fir•tr�� •,` � ��i9� y 1 sir• /. �� , �� '�',� �'' 1„ �' Y �,. y + � s � rf/ �) •fie, a:1��cvt ;9! �}#x'{� , ..►w�j;fi; / tip' \./. ��rj ..•. � .;+,? J i v t` Y r f, � .," ��✓1 �,DtD. PJ•iJ I ,��1 � � ., �. . IK PC AA pxu �� '�%,µ,'��. �`'� •jam'�,r- ,� � \ ..,�`�,t `.,.r`�,`�1'n SUMMARY No community should deliberately set out to plan for less than its ideal. Daniel Cary In 1992 a community-based effort in South Miami led to what has come to be known as"The Hometown Plan" for one neighborhood in downtown South Miami. This year the same kind of intense creative process was conducted again, for another, larger section of the city including neighborhoods north and west of South Dixie Highway. The words and images in this booklet and the large-scale maps present the results. This latest Plan (dubbed "Hometown Too" by the neighbors) idealistically describes a renewed, sustainable community. It predicts and proposes strong, traditional neighborhoods that could be the envy of the region. It suggests a nurturing environment for families, institutions and businesses. It advances a beautiful public reahn which reflects the best of our history and culture. But this idealistic vision is to be accomplished through small,do-able projects. It calls for gentle,gradual changes carried out with surgical care-- not"slash-and- burn" urban renewal. It suggests straightforward, time-tested forms for buildings and public spaces. It places the first priority on infill development on the acres of fallow land,and looks to private investment as the key to implementation. 3 f � 4 L 1 { 4 4 ry n '�•� F� `.`. �C> xYp h- - u sw-ca The most important ideas in the Plan are that: 1) The traditional neighborhood structure should be reinforced with each new building and each preservation effort; 2) The mix of land uses should be primarily market-driven;• 3) Streets are for people, not just cars, and dependence on and dominance of the automobile should be reduced; 4) A diverse range of household incomes should be encouraged with dignified forms of affordable housing,and role models should be specifically recruited to stay or move in; 5)` The two sides of the City,divided by Dixie Highway,should be spatially and psychologically rejoined by extending the Hometown District and its reforms to the north. 4 PROCESS TO DATE This project continues a pro-active approach taken by the City beginning in November 1992 with the first Urban Design Charrette. The subsequent Hometown Plan for downtown South Miami was adopted in principle by the City Commission in February 1993, followed by the official creation of the Hometown District in October 1993. The City's land development regulations for the District were modified to permit greater flexibility on land uses, streamline the permitting process,create an integrated parking system,and require key design characteristics on new buildings. The(first)Hometown Plan also called for gradual improvements to downtown's public spaces and streets to restore a people-friendly environment. Initial projects are being completed at this writing: two older buildings have been renovated, with a third underway; the Dorn Avenue project has transformed a forgettable street into a memorable place of pride; and traffic rerouting at the intersection of SW 70th Street and South Dixie Highway sets the stage for the redesign of Sunset Drive. The study area for the first charrette had been deliberately confined to a small, manageable area-- 55 acres-- which afforded the community a chance to rethink its approach to town planning. But from the beginning,many participants felt that the same sort of effort was needed for neighborhoods north and west of the highway, if not the entire city. In the 1993-94 City Budget, funds were set aside for a second charrette and study at the urging of Commissioner Neil Carver, now Mayor. In May 1994,the Community Design Project Committee was convened to organize the project. The Committee elected Simon Codrington, Jr. as its chair. The Committee studied the neighborhoods and selected boundaries to the study area,worked with consultants on charrette preparations,and along with City staff raised additional support from numerous corporate sponsors. Promotional efforts yielded flyers and letters sent to every City address,public service announcements on local radio, meetings with local clergy, cable TV notices, and the like. Community Newspapers published an eight-page tabloid,Planning South Miami, which was distributed by Public Works staff. 5 J f R The charrette,an intensive public design gathering,extended across two weeks in July 1994. This workshop, like its predecessor, included days of around-the- clock creative sessions and detailed discussions on the future of the area. Daisy Harrell and Betty S. Gibson provided a visual presentation on community history. Events were held at St. John AN.E. Church; approximately two hundred people participated. The charrette closed with a presentation of the results in City Hall. In the weeks following the charrette, the consultants consolidated the charrette ideas and prepared the drawings and writings. The Community Design Project Committee continued its meetings to review the work and deliberate over ., implementation strategies. On October 11, <'e 1994 a Town Meeting was held to present the work. 6 FINDING HISTORY,STORY' DETERMINING OUR DORM AVENUE:NOT JUST CITY FOLLOWS THROUGH ON , FUTURE A'ROAD'ANYMORE i HOMETOWN PLAN Set pages 4 and 5 4 See page? i Updak Pages 6 and 7 1111 i U Pufuvftl AS PUSUC SMICE OF COMMUNITY K, PEM.INC.AT NO COST TO TAXPAYERS Coming to town: A new neighborhood 'Charrette' 06-in 3mb 1,11-11-Minn _4 ku.iw Z.lbh.-,Y,k- %-�d by US 1.S.W.62W ...... WHAT —dafud by ft 09,C.-A-iw South Miami d,nit" ll�,can Th,'lf--T-' lh,Md- mumunity. i,ft S'.M. AJIE ch-A-1-�Ift—.42 nrM Oft, fRkd,:ft ........ WHO? Nk�,;l C"NA 1h" You I Rejden-j. •td P-<171- Property rueriz, vp 0. find the I fw! -4n;.b-- -ki. toGether in t H-1 .:A fREblivoik.lmp to OW M, V- b--,. L:,W:. ll�,pi,A ..d to,the.,m.ighp bborbl9owr.As U WHENA-1 ilp 1. d 11V*Weekends: M.Y.r N,il The Chn-ette.will be held st the new St.John A.MX. Z".. C;,y ",Llc Sotltbwavt 5"Pl.ee(Church Street). i Jvly4th-lft and rd•25th iled echeAlk I came to.Soul!Miami in 1922 72 years ago, I d"60-7 h�'%�h- 59th Place was like a wagon trail. I think the WHERE? charreffe is a good idea'.Once the charrette gets SL John A.%C&Church South Mimi 6461 SW SM plilwe The'li—T�)'Pm*l il beL'% started I think file community will come together =15,.-hs, hi.4 b,Si- Johnnfe Belle c dn,-,),. 77 "fl.-lh, -diq 45M v iaj 11.1 0 v",-, r., momnwn T'w L.Al, ll.piw, ch..h" of C-1,ght Rdd 5-.;9-h-,- ft - ,�nld b, fir hj"I . -rlk ti-1. in-kkm mlky lh- ftlh 1-IM 0.M W. Meluber of the Co....1,7 DoAgn ProLd Committee ing olude(he.left)Dai "P. ltta ra,me peps"-W4-hlK---.I-- Men W=.=with[livid k.✓ Tutk*;�: 7 MILLER DRIVE I � Irl- 1, Q I I _- HARDEE DR. (SW 64 ST) I I i SW 66 ST. 1 I F- SW 68 ST. SUNSET DR I / / PROJECT BOUNDARY 8 4 f ; ? 3 � G ;,0,4:A4 s f i 2 ,r .t rv;� 27�P' £i $,.�•,.pie - r v 1.5a g�'" cn� td' s 1Y ��';e., € w f r-c m ji•�' s, "^'Y 3 •� r�.¢"\<a.�� \� fi5�{"a��rr a :x j T� �'ef � �a \e a r� hu�� sk' t yt�F3�E. .s Ei k'u �s� Y t „`i � „� �" ➢)z' a YE. F'` !'r�F r 3s ;�`.�x rF f$j qi_ f<$$?d'i m<x ��rfF, r.n, K.S�V �,s{ S i �..� Y'F ..ry.=,.,13`# 4a' .y3a ✓ ��&kb, ��.?4c.. 1 1 1 1 1 111' ' rt M. t 3'S \ •rA V b' W1, ,� yS v.0 �'. S k 9•C 35 t x <?2 &'< Y£ YK /' Ix WPM 4 All!f;i L _ ♦ i x r �s� � Jr a ; tt3 �,,a J >�`.� Fu � ?.?5r�,� 3' �e ��i 3 s '�7✓ 'vt§��F"�. ,� � �ry z �� y g:\�>�a�c r¢3•i 3r`�=�a��s § �r �j r` � £�s��y�a�y.Y�S?'sE ��T 1 �` a ax• z� >v:��i� "�.:�¢ .F rz� 'k xTT s,� . l 4 k � $�e� ' l�x � $. ;��..� ,T .��fj��Ly�s��Er��"cs``src�.'�'��:3`-�✓'� 4 � z �}�;�^Yt:'byy��'� a -�7�5� :�Rrs ^�..�,5;�7?�s�\s..�:�'4�z°�,r,,., i.. ..�'. ..�t�x•.,T.. ' '� h 2;.F.,.s.,�i....�.:.. y� 4fyj�Y. Fdt'e tC Two. �xt 9 � ,i„t F �r �}f i i `•be �-,. Y ?�v? 1(.f ax!s F �3 i..y -' a:_....,, F✓w igt ,,A� r tv �:�#(�' xt� � 5�r24 c1F�.£ !'` �{ "fKfsd k j %,'�' wy �.>✓:-c., ,R,.. _ t.f �'�is'v yyy�•C �gFx�x.,3�A�t � � >yotX'S ,Y� a�' i ^��4 E� .�a* �t�r''t�'S"st x >> s3,r�Na t'M r.rr ,�� la 3•�hyr� ��vk �� ti{�1�s r� ar � ht yk r: `'',rr J r �.sv>,•1`Y sqF;>Jat�r �'?Y �r1 j�'Y,�,�i9 .- �>,y`�s>`,'t f,o is �'��%� lr�s�>3/�✓�S� 7� �� l �3 �" �h�� a� £°jK Fr7�T d t. 'iw 3 �� aa,.n?�y1° > Y x� �F.�y�• ns s d•k _+ -f�J' k .Z f• b F a" h xy" s° '2'3r S Y s aY 3 P . S rv�.. -i Is t 1K n .,"• r+y f'€ �'f z�� __ �° `��..x ,i� t�Yd's ^""" �+ a� W"v .............. lea m., t Y t'` �� H , 1 s �sf a 1a xter :rar 3v� g' to _'�� o� �I��v�»•"�M�a ��` �z'aZ,�Y��„�k F��"�•.�F«��c?',s ��. F tFw v kill� L �.";w y`. .•."�� •.fvr,' Vii`•••'.yt ' i.Alks."II''�A,Y.`t.•.+w�,�`-.^Cy".•.... y - , * • t. ,••�++, r .,;,.! i,+,, ti _ .�L: It ANY Ton . , 4 k; f; t. f fi t , 't '� Marshall Williamson Park(center,IeR): Existing Conditions. <: i< F , �"g55z as ... Marshall Williamson Park: showing reconfigured SW 61st Ct.;reconnected SW 68th Street; and new housing with fronts facing the park. 26 . �. Hardee Drive:Existing Conditions. Hardee Drive: Shade treets planted along the sides of the street and along a new median. 31 s A �'ry)i y2 ,x Al .. a`u 4.F s Qa 3 3 r, Madison Square: Existing Conditions at SW 64th Street&SW 59th Place. Ian # tiiY A A ' f jy ! zM y �sa Madison Square: Redevelopment and improved streetscape.. 32 x lg m.�nn • 3 edo'Eyy�`3 � Four Comers: Existing Conditions at SW 60th Street&SW 59th Avenue. $ is £ R i Four Corners: Proposed traffic roundabout with Royal Poinciana Tree. 35 WIN 3 P EM,Rm UN"IRE Offi a S xr kX° a+, I y N mm < aa iv aS '"cl� kGz� rg'y; ` ati rf rF d'� >. is y.Y ^y,;�3�-s• 'w n ">&.` s:kA" ��'s '�°"b�""•��3 �. C :�"T e.�`�' bz;�, *t� M.� s.�q7��' �s ��°'.G.,,t'q a•�� s� �,oy'� �a)e•��'�y*� �,t,$a£ X�iw,a�s ,sdF.a�+ � Y s� �� -a�Y ''� `� c 2'a;wa. ^t`u). F'i„�cy,4a, ri F:3�s�i - d' > ¢R' 7- - yM ai �N`E,i 3fx .'°`'�"i ,y. a_ x Y x �•� �wkx' 9 s� <6r $SpY d 1 as)C 3 Za a' 5'� � I.�`��°� • �'Y 3 1 °fqR¢- Z'.<xL3 t1 ..a3x"<f�" tr�� ? b S R4 OR, tP ar r k •^ Sa,' > r H '` • "tax -d�f ":: r 3 �,Y,�- ''E•iSx,�aC� � r 1 ys MIT ,Y ';ritt'F§31ta`c °x, P ?$.� ,.... x...,'y�w..3� b., =,YwS 3�,zj < `�•x. r"r'' ..9, C Plan: Madison Square. 36 s 1C: 'o C • � I st n-.-°-- -d< 1--C�i�r`�-ice.Z• .��.».� .. �n -— - ,� I I I NYO��:h 5t _ o� ~ - » y G - • • • • • • • • • _o LO OPINION o a 0 N O N H Hurray Pedro Reboredo , r a Z and effort to save oak trees E ,rr .4 Editor. WRITE US The commissioner also I am writing to thank promised a hearing and has L [Miami-Dade] Commissioner We welcome letters on called for a one-year morato- Pedro Reboredo for his any topic of interest to rium on the project before Bilt- involvement in the Merrick our readers. more Way is torn up and closed 3 Park issue. Thanks to him, a Sign your name,and permanently so that further pair of 75-year-old native oak include a telephone traffic studies can be con- "' tress in Coral Gables will number.Short letters ducted. remain untouched in Merrick are preferred,and all Again, I want to acknowl- Park letters may be edited edge my thanks and heartfelt Tree lovers and historians for length,spelling and appreciation for Commissioner Who took on City Hall to save grammar. Pedro Reboredo and his staff the native oaks from a street Mail or bring your letter for their concerns and for lis- modification have won their to:Herald Neighbors tening to the voices of the peo- legal battle. 7300 North Kendall ple of Coral Gables. The trees stood in the way Dr.,Suite 200,Miami, He is truly an outstanding of widening Le Jeune Road as FL 33156 or e-mail politician and one who has the part of a larger controversial joneill@heraid.com or strength of his own convictions project to convert Biltmore pborden@heraid.com to stand up and be counted. Way, next to City Hall, into a Let Commissioner Pedro pedestrian-only plaza. Reboredo be an example to all Residents of Coral Gables our elected officials. have found an ally in Commis- SHIRLEY MAROON sioner Reboredo, who spoke Park, which was dedicated to Coral Gables out for the trees and also to the founder of Coral Gables, help preserve historic Merrick George Merrick. COURTESY SUMMARY NOTICE CITY OF SOUTH MIAMI y Planning and Zoning Department W 6130 Sunset Drive, South Miami, Florida 33143 0 Phone: (305) 663-6326; Fax #: (305) 666-4591 DY�� F On Tuesday, August 29, 2000. at 7:30 P.M. the City of South Miami Local Planning Agency (Planning Board) will conduct a Public Hearing in the City Commission Chambers at the above- y address on the following item: ro o Consideration'of an application to amend the Future Land Use Map of the South Miami c Comprehensive Plan by changing the future land use category from the Mixed-Use ° Commercial Residential (Four-story height)category to the TODD,Transit Oriented - Development District category(Flexible height up to 8 stores)on a 2.68 acre vacant site, said property being legally described as Lots 3 through 25, Block 15, LARKINS TOWNSITE SUBDIVISION.The site is generally bounded on the north by S.W.691"St., on the east by S.W.591"PI., on the south by S.W.70'h St., and on the west by S.W.615' Ave.The purpose of the application is to allow for the future construction of a six-story li student residential apartment building Q 0 3 At the conclusion of the Local Planning Agency meeting as set forth above. the Planning Board will conduct a Public Hearing on the following item: m A Resolution of the Mayor and the City Commission of the City Of South Miami relating to a request pursuant to Section 20-10.6 of the Land Development Code for special use approval to locate a stealth cellular communications facility on property located at 6330 S.W.40th St.(Bird Rd.)within the"PI". Public-/Institutional Zoning District, For more information regarding these applications or any matter, please call (305)663-6326 All interested parties are urged to attend. Objections or expressions of approval may be made in person at the hearing or filed in writing prior to or at the hearing.The Planning Board reserves the right to recommend to the City Commission whatever the board considers in the best interest for the area involved. Interested parties requesting information are asked to contact the Planning and Zoning Department by calling 663-6326 or writing to the address indicated above. You are hereby advised that if any person desires to appeal any decision-made with respect to any matter considered at this meeting or hearing, such person will need a record of the proceedings, and for such purpose may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based(FS.286.0105).Refer to hearing number when making any inquiry. 1.2'41no17I.QW9 I!Y�/ZSIG-iS9-S8C T°3/E64I-CS8-S8C soo .. -, 28'cc'npuoyi"""a va Vaimou 'ICJ noo 3ava-min 'IWNIW KLnos d0 l o 8 l�BY 4i+°N/i°>+iS'47881 7°GO41+oN OBI �_a r.Y�aoal SB3ddtl1V V SHOx3A8:1S 'S2RWON3 ONIZ'If1SlgO3I 103rOUd INVIW H1f1OS Idf� ILi I � I�� i 7��. � �a I :xo �uu 1S 31111 dNVI WSOV/VijV =Ix z . ��_ I I€ I� e Ixl. 0 ••• ••• ! • • '0000 • • O • ••• • •0• 0 • • • • •• • • • • • • • • • • • • 0 • f b� Gy yGd, •••• 9000• 000 $ 0090 �s 0000 • • Y, T oao 0000 He 0 0 49 E 4° 1,199 'm'S o O O C)I E CS; ml I ml 1� `W'' a _ 9T zN°� Yc F °' _ _ E iv Oc E 'pSo ° ` " 8��g �txN'r' _ 33VIC N!6'n _M51 �A Cr) u our E° o f L _ -° oc g oES y J ijl s '� �- OW ti° _ - ��vo _ �.� - _ _ X oy°°° O xpR"VQe E U IEn J o. d - 2 S y 'o= i �. �� - CO �o r cmu °� o° ` F co.� .s s r. `°��n ° g$ W .� rr OI c °vii sc°�s`o r> 3nN=A'tl 91 s W Q ep°ou Lr t g t y °V�c� FLU / 0"3 oc _ _P E ° > jc2.- U) I u� ES cE I$ I a;o LL 3IIN3nV QNZ9 'M'S � i I I I _ eL- L____ J L 1 J .tepee kt' $ a` °&�dl� a$q' a ?• _,-' e�¢6s9P zj 131.- :__ 4 I ) 13L1,moDN I - II i I `�' -I-- ---L OL 10.1 'I ! 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HOSPITAL INC LARKIN CO N HOSPITAL INC I LARKIN COMM HOSPITAL INC 7031 SW 62 AA I 7031 SW 622 7031 SW 6:10 A- MIAMZ FL 331$3 I MIAMI FL t�33143 i SOUTH MIA FL\ 33143-4701 I LARKIN COA NIT HOSPITAL INC I LARKIN CO I HOSPITAL INC I LARKIN COMMUNITY HOSPITAL INC 7031 SW 62 ;/3K3143-4701 I 7031 SW 62 A 703: SW 62 `lE MIAMI FL I SOUTH MI F 33143-4701 I MIAMI FL" 33,143 i � I LARKIN COM X3314 HOSPITAL' INC I DENTAL PROFESSIONAL GROUP INC A AN MGBL TR 7031 SW 62 6900 SW 59 PL i P 0 EOX -1458 MIAMI FL I MIAMI FL 33143 I SOUTH .Tli^l FL 33243-1458 CITY OF SOUTH MIAMI CHAR-SETT INC DADE COUNT 6130 SUNSET DR I. 1055 PONCE DE LEON BLVD HUD SOUTH MIAMI FL 33143-5040 I BELLFAIR FL 34616 i 1401 NW 7 ST BLDG C MIAMI FL 33125-3601 i D /F3S311'25-3601 I DADNOUNTY DADE,OOUNTY f �`ee I �. FiUD I HUD I HUD ,I 1401 BLDG C 1401 NW ST BLDG C , NW BLDG C MI l MIAMI 331 -3601 T'F MTAM L 33125-3601 I i I ry i I I i I I I I I i !. i i i i i � i i i i I I � � � I � i � i i I � i i i � i i I. i i i i � i I i I I i I j I i I i i I � I I � I } i } � j ��, F E C RY CO I THADDEUS MARK & THOMAS (TRS) I SUNSET-MIAMI INVESTMENTS INC ST AUGUSTINE FLA 5995 SUNSET DR I 1313 PONCE DE LEON BLVD #200 I ' ' SO MIAMI FL 33143-5129 I CORAL GABLES FL 33134-3343 I I i I L'ATELIER INC I CAL B OSENBAUM TR ' CAL B ROSENBAUM TR 5960 SW 71 ST PO BOX 4 PO BOX 430082 MIAMI FL 33143-3532 I MIAMI 332 082 MIAMI FL 33243-0082 I v I I - ! CAUSEWAY NV I SOUTH MIAMI MASONIC CAL H i 11020 N KENDALL DR STE 200 LODGE #308 I, PO BOX MIAMI FL 33176-1202 PO BOX 431491 S M FL 332 3-0082 i SO MIAMI FLA 33243-1491 I ALEMI'S INVESTMENTS LLC I ALEMI I MENTS LLC I CARLOS F TA AFA &W ALEJANDRINA 7380 SW 48 ST I 7380 SW ST I 10404 SW 87 CT MIAt4I FL 33155 MIAMI 3 55 I MIAMI FL 33176-3763 I I I I I CARLOS F W ALEJANDRIN I MINTON TINSLEY I MARGUERITE QUINLAN 10404 SW 87 j 1477. LANDINGS CIRCLE 7001 SW 61 AVE MIAMI FL 3317 3763 j SARASOTA FL 34231 I SO MIP^I FL 33143-3420 I I i GS2 CORP I SECISA INTERNATIONAL LTDA INC I 5995 REALTY CORP % CHARLES SEIGER ! 5959 SW 71 ST I PO BOX 43-2496 9300 SW 87 AVE STE 6 I MIAMI FL 33143-3599 I MIAMI FL 33243 MIAMI FL 33176-2413 I I I � ACP OFFICE I LLC I ROBERT & WILLIAM SPIEGEL ROBERT BERKOWITZ &W CATHARINE $ AMERICA'S CAPITAL PARTNERS LLC 12101 SW 100 ST 7000 SW 59 PL i 444 BRICKELL AVE STE 1001 MIAMI FL 33186-2612 I MIAMI FL 33143-3523 MIAMI FL 33131-2407 I I LARKIN COMMUNITY HOSPITAL INC I LARKIN SOUTH JOINT VENTURE VIPA HOLDINGS INC 7031 SW 62 AVE I 7051 SW 62 AVE �' 7171 SW 62 AVE SOUTH t4IP14I FL 33143-4701 I MIAMI FL 33143-4701 MIAMI FL 33145 � I I CAL B FFL UM CAUSEWAY NV INVER.ST--ONES COM RCIALES PO BOX 0 11020 N KENDAL DR APT 200 9211 SW 117 CT SO M 33143 i MAIMI FL 33176-1202 MIAMI FL 33186-2125 t I I I I INVERSI S RCIALES INVERS NES RCIALES I INVERS S CIAIES 9211 SW 11 i 9211 SW CT I 9211 SW CT MIAMI 3318 -2125 j MIAMI 186-2125 I MIAMI 3 186-2125 I I i I j' i i � i �� . �� ,�I. i. I I i. i i �. �� ! � i� I I� f i I �� I� i I� � i� I M i i� i i i �� I i ,s i r� �� I �! i� I fi i I i i � '� I+ � ;� ,� �� , ,. '; �; ;. �. i .,� �� SOMMER & BRAND ASSOCIATES EENDALL DIAGNOSTIC CNTR WOMEN I. 6140 SW 70 ST UNIT 2 $ SAGER 6129 SW 70 ST SOUTH MIAMI FL 33143-3419 I MIAMI FL 33143 I I � i I, I• I I I I I I- i 1 � I li II I ' I i. I u I . I I I I' I, I i I j, I;. I' I I' 'r I r i i i � ' � i i I i i I � I ' I i i ! I t i I � � I � � i i I I i i i I i � I I I i i i i I I � � t I i I j �: I | REFERENCE ONLY TERRY & ANGEtA.ROBINSON / RUBY JACKSON 6171 SW 69 ST UNIT 1-1 � i 6169 SW 69 ST LEE PARK APTS CO-OP MIAMI FL 33143-3416 . MIAMI FL 33143-3416 | | / ROBERT MCWILLIAMS 6167 SW 69 9T 6165 SW 69 ST UNIT 4-1 6163 SW 69 ST SOUTH MIAMI FL 33143-3416 MIAMI Fl, 33143-3416 SOUTH MIAMI FL 33143-3416 i / / | . 6161 SW 69 ST 6159 SW 69 ST #7-2 6157 SW 69 ST SOUTH MIAMI Fl, 33143-3416 MIAMI FL 33143-3416 SOUTH MIAMI FL 33143-3416 LEWIS GAVINS JOSEPH VOLTAIRE DEBRA CHESTER 6155 SW 69 ST UNIT 9-2 6153 SW 69 STREET UNIT 10-2 6151 SW 69 ST 911-2 MIAMI FL 33143-3416 SOUTH MIAMI Fl, 33143-3416 | / | / | i i | | MIAMI FL 33143-3416 EIDA HARRIS JIMMY WILLIAMSON � / | / 6149 SW 69 ST UNIT 12-2 6162 SW 68 ST #13-3 6160 SW 68 ST 14-3 MIAMI FL 33143-3416 MIAMI Fl, 33143-34-14 SOUTH MlAmJ Fl, 33143-341-4 6158 SW 68 ST 6156 SW 68 ST 6154 SW 68 ST SOUTH MIAMI, FL 33143-2341 SOUTH MIAMI FL 33143-3413 SOUTIF MIAMI FL 33'.43-3414 6152 SW 68 ST 6150 SW 68 ST | | | | | | � � i | / . 6172 SW 68 ST SOUTH MIAMI FL 33143-3414 SOUTH 14IAMI FL 33143-3413 | SOUTH MIAMI FL 33143-3413 ISSAC JONES RUTH HOOD i | � | | ROBERT HENDERSON 6170 SW 68 ST 6168 SW 68 ST | 6166 SW 68 ST SOUTH MIAMI FL 33143-3414 SOUTH MIAMI FL 33143-3414 MIAMI FL 33143-3414 PPTTIE MAE & LARRY COBB JOAN CARTER i | � | 6164 SW,68 ST 7275 SW 166 ST 6145 SW 69 ST APT 26-5 SOUTH MIAMI FL 33143-3413 MIAMI FL 33157-2515 MIAMI FL 33143-3416 | | / ^ | | | ! -- - | oczmVIAoomnx a roumucauaromo LEumY uazzzmoon � MARY DAVIS 6143 ow69 ST #27-5 i 6141ov69oc ! 6139 SW 69 ST uoorn wzayz Fl, 33143'3416 � MIAMI FL 33143-3416 ! MIAINII FL 33143-3416 | ' | ' | | ! | � � . i i i i .. I i I j I � � i I i � ' I I I I i I I I ' i I i I i I i i I I � i i I ii I j I i I i i. I I I t i i l � i I i i I i i I I I I I � i i i i� !. i ' i i i w BRENDA HENRY CAROLYN &.WlaI'E SMITH ESTHELIME TIMOTE &W DORIS 6137 SW 69 ST I 6135 SW 69 ST #31-5 6121 SW 69 ST UNIT 32 MIAMI FL 33143-3416 MIAMI FL 33143-3416 MIAMI FL 33143-3416 i r.LIA MCFATTEN j ALBERT SMITE. I EDELYNE BROWN 6123 SW 69 ST 6125 SW 69 ST j 6127 SW 69 ST UNIT 35 MIAMI FL 33143-3416 MIAMI FL 33143-3416 MIAMI FL 33143-3416 i DUCAMEL & CAROLYN MICHEL j ROCHEL KING I; JEAN LARKIN 6129 SW 69 ST 6131 SW 69 ST 6133 SW 69 ST MIAMI FL 33143-3416 SOUTH MIAMI FL 33143-3416 I SOUTH MIAMI FL 33143-3416 j. a. ELIJAH GIBSON &W DORETHA MARY TYSON THAILA C TUCKER 6107 SW 69 ST 6105 SW 69 ST 6103 SW 69 ST UNIT 41-7 SOUTH MIAMI FL 33143-3433 I SOUTH MIAMI FL 33143-3433 j MIAMI FL 33143-3433 I GLORIA GAVINS BONNIE MAE GILLIS 1 i JOYCE A COBB '101 SW 69 ST UNIT 42 6119 SW 69 ST 6117 SW 69 ST #44-8 I i ' SOUTH MIAMI FL 33143-3433 I SOUTH MIAMI FL 33143-3416 MIAMI FL 33143-3416 I PONCE JONES & ORALEE JONES j JANIE HANNAH i THEODORE & EVA LUE SIMMONS 6115 SW 69 ST 6113 SW 69 ST 6111 SW 69 ST SOUTH MIAMI FL 33143-3416 I, SOUTH I4IAMI FL 33143-3416 i SOUTH MIAMI FL 33143-3416 ........... NEA FARRINGTON j PAMELA MILLER -- -- --- - I THELMA DAVIS ---` — --- 6109 SW 69 ST #48-8 j 6122 SW 68 ST I , i i 61_8 SW 68 ST MIAMI FL 33143-3433 d UNIT 49-9 SOUTH MIAMI FL 33143-3414 MIAMI FL 33143-3414 SHEILA TBOMPKIN ---- — L -------. – I -- —_ ----------- – JANICE HILL I CABBIE J GAVINS 6116 SW 68 ST #51-9 6114 SW 68 ST APT 52 6112 SW 68 ST APT 53-9 ..rUTH MIAMI FL 33143-3414 ; SOUTH MIAMI FL 33143-3414 I SOUTH MIAMI FL 33143-3414 I LOU ETTA MC CRAY I CATHERINE WILLIS JULIA VICKERS 6108 SW 68 ST j 6106 SW 68 ST j 6104 SW 68 ST MIAMI FL 33143-3414 I' MIAMI FL 33143-3414 i MIAMI FL 33143-3414 I MAE WELLS TERRZ LYNN VICKERS j FAYE MCKENNY 6102 SW 68 ST UNIT 57-10 I 6100 SFl 68 ST #58-10 6022 SW 68 ST MIA MIAMI FL 33143-3414' I' MI FL 33143-3414 I MIAMI FL 33143-3412 r I j, j. i . I I �. i I I � ' � � ' I I � I I � j � I I I i i i i i i I t � I i i I I � i � i. i i I � 1 i ' I i I � I � I � i � � i I i ' I I: I L f I RUDCIE HRYANT &W ALMA JOHNNY JACRSQN I: FLEURI.MOND MIC?W'L• 6020 SW 68 ST 6018 SW 68 ST 6016 SW 68 ST APT 62-11 MIAMI FL 33143-3412 I MIAMI FL 33143-3412 MIAMI FL 33143-3412 I' LARRY & JACQUELINE COREY MARK & MARY CORKER I' LILLIAN MONLYN 6014 SW 68 ST I 6012 SW 68 ST APT 64 6010 SW 68 ST #65-12 MIAMI FL 33143-3412 I MIAMI FL 33143-3412 MIAMI FL 33143-3412 i I i i I LOUISE DOWLING VELMA BREEDLOVE I ULUS GIBBS &W JULIA M 6008 SW 68 ST 6006 SW 68 ST UNIT 67-12 6004 SW 68 ST MIAMI FL 33143-3412 i MIAMI FL 33143-3412 I' MIAMI FL 33143-3412 I. I i I I KIMONE JARRETT LEEANNA SOWELLS & MINNIE SHIRLEY BAXTER. 6002 SW 68 ST #69-12 I DIONNE RUSSELL I. 6013 SW 69 ST APT 71-13 MIAMI FL 33143-3412 i 6000 SW 68 ST UNIT 70-12 I MIAMI FL 33143-3415 i MIAMI FL 33143-3412 � J BARBARA MONTGOMERY VELMA WILLIAMS DELORIS THOPRZNS 6011 SW 69 ST I 6009 SW 69 ST UNIT 73-13 ` 6007 SW 69 ST MIAMI FL 33143-3415 I MIAMI FL 33143-3415 I MIAMI FL 33143-3415 I DOROTHY GODBOLT DANEY & FELICIA WILLIAMS I BEVERLY GERALD 6005 SW 69 ST I 6003 SW 69 ST #76-13 I 6001.SW 69 ST #77-13 MIAMI FL 33143-3415 I' SOUTH MIAMI FL 33143 MIAMI FL 33143-3415 GERALDINE WILLIAMS JOYCE D OUTTEN I VERDELL THOMPSON 6023 SW 69 ST 6021 SW 69 ST UNIT 79-14 j 6019S'd69ST MIAMI FL 33143-3415 MIAMI FL 33143-3415 I MIAMI FL 33143-3415 i EUGENIE PAULIN PAULINE THC.MPSON LILLIAN PATTERSON 6017 SW 69 ST 6015 SW 69 ST j 5997 SW 69 ST MIAMI FL 33143-3415 SOUTH MIAMI FL 33143-3415 MIAMI FL 33143-3536 I i I I. I ALBERT WILLIAMS I LORINE FELTON ROBERT LITMON 5995 SW 69 ST UNIT 84-15 5967 SW 69 ST APT 85-15 5991 SW 69 ST NSAMI FL 33143-3536 i SOUTH MIAMI FL 33143 I MIAMI FL 33143-3536 i � I CHARLES DAVIS PANSY JENKINS ELLEN CANDY 5989 SW 68 ST I 5987 SW 69 ST #88-15 I 5985 SW 69 ST UNIT 89-15 MIAMI FL 33143-3523 SOUTH MIAMI FL 33143-3536 MIAMI FL 33143-3536 II li I I r ! I I' I ' I I i i i � I 1 � I I I I I I 1 i � i � I I I t I i i i i i � �I � I I 1 I I I I � I I I � � I I I i � i I I f � i i i � i I 1 I I •c; JANICE OWENS VALERIE GANDY �, ELAINE BUTLER 5971 SW 69 ST 5973 SW 69 ST #91-16 ` 5975 SW 69 ST MIAMI FL 33143-3525 MIAMI FL 33143-3525 SOUTH MIAMI FL 33143-3536 CHARISSE THOMAS JAMES & GLORIA WILCOX DENNIS WILCOX 5977 SW 69 ST UNIT 93-16 5979 SW 69 ST 5981 SW 69 ST UNIT 95 SOUTH MIAMI FL 33143-3536 SOUTH MIAMI FL 33143-3536 SOUTH MIAMI FL 33143-3536 WOODIE GODBOLT YVETTE & YVONNE LOVE GLORIA EVINS 5983 SW 69 ST 5957 SW 69 ST UNIT 97-17 5955 SW 69 ST t, SOUTH MIAMI FL 33143-3536 MIAMI FL 33143-3525 SOUTH MIAMI FL 33143-3525 a ELIZER CLARINGTON FELICIA HOLTON LESLIE RICHARDSON 5953 SW 69 ST APT 99-17 5951 SW 69 ST UNIT 100-17 5969 SW 69 ST UNIT 101-18 SOUTH MIAMI FL 33143-3525 E SOUTH MIAMI FL 33143-3525 SOUTH MIAMI FL 33143-3525 t WILLARD SWAIN MARY BARR LILIE JEFFERSON 5967 SW 69 ST t 5965 SW 69 ST R. 5963 SW 59 ST UNIT 104-18 MIAMI FL 33143-3525 SOUTH MIAMI FL 33143-3525 SOUTH MIAMI FL 33143-3525 Ll NOEL N BAILEY &W JOSEPHINE ANGELA SMITH SONYA JOHNSON 5961 SW 69 ST UNIT 105-18 5959 SW 69 ST #106-18 5970 SW 68 ST UNIT 107-19 SOUTH MIAMI FL 33143-3525 SOUTH MIAMI FL 33143-3525 SOUTH MIAMI FL 33143-3549 ,',• BERNICE ELLIS CHRISTINE HARRIEL GODFREY THOMPKINS 5968 SW 68 ST %1 5966 SW 68 ST UNIT 109-19 5964 SW 68 ST APT 110-19 SOUTH MIAMI FL 33143-3549 SOUTH MIAMI FL 33143-3549 SOUTH MIAMI FL 33143-3549 - fi CLARENCE GURLEY lh FLORINE POOLE MAE BELL BLUNT 5962 SW 68 ST 5960 SW 68 ST 5958 SW 68 ST SOUTH MIAMI FL 33143-3549 SOUTH MIAMI FL 33143-3549 SOUTH MIAMI FL 33143-3549 JERRY GODBOLT EDNA DAVIS TANGELA HOLLINGSHED 5956 SW 68 ST UNIT 114-20 5954 SW 68 ST UNIT 115-20 5952 SW 68 ST t SOUTH MIAMI FL 33143-3549 SOUTH MIAMI FL 33143-3524 SOUTE MIAMI FL 33143-3524 + BERNICE LITMON 5950 SW 68 ST SOUTH MIAMI FL 33143-3524 ` � i �� I i t, c, l l 1 .I LAWRENCE S BERRIN &W SHERYL JI I PRINCESTON PRE-SCH CHILD CNTR INC OSAMAH Z SARSOUR &W fiANAN 0 5924 SW 68'ST ' 5928 SW 68 ST i 5940 SW 68 ST SOUTH MIAMI FL 33143-3524 MIAMI FL 33134-3524 MIAMI FL 33143-3524 RAVIS S RADLIT &W LINDA L RAVIS S &W LINDA L I ALAN D MOBLEY TR 5971 SW 139 PL I 5971 SW ( P O BOX 43-1458 MT_AMZ FL 33183 I MIAMI 33183 SOUTH MIAMI FL 33243-1458 • j I ALAN D B' TR i ALAN D BLE TR I LARKIN CO X31 HOSPITAL INC P O BOX 4 - 4\\58 P O BOX 4 458 7031 SW SOUTH �AMI FL-� 33243-1458 I SOUTB I FL�3243-1458 MIAMI FL � I LARKIN COWUNI HOSPITAL INC LARKIN CO I OSPITAL INC i LARKIN C Ut _ fiOSPITAL INC 7031 SW 62 I 7031 SW 62 A 7031 SW 62 MIA14I FL 331 MIAMI FL 3143 SOUTH MT 1 FL 33143-4701 � I I -——--------------------- --—---- � � I LARKIN CO7u TY�iOSPITAL INC I LARKIN CCMMUNITY�OSPITAL INC LARKIN C UNI HOSFITAL INC 7031 SW 62 AVE ; 7031 SW 62 AVE, 7031 SW 62 . SOUTH MIAMI JFL `33143-4701 I SOUTH MIAMIL 'x.33143-4701 MIAMI FLF 33113 I LARKIN COMM1 fi0SPITAL INC I� LARKIN CO XN HOSPITAL INC LARKIN COMM I -HOSPITAL INC 7031 SW 62 AVE I 7031 SW 6I 7031 SW 62 A MIAMI FL 3!3143 MIAMI FL SOUTH MIAMI rL 33:43-4701 t i LARKIN CO NI HOSPITAL INC LARKIN CO NI HOSPITAL INC LARKIN CO'MUNITY HOSPITAL INC 7031 SW 62 T3143-4701 I 7031 SW 62 A 7031 SW 62b'E MIAMI FL I SOUTH MI F 33143-4701 I MIAMI FL/ 33'_43 I LARKIN COY NI HOSPITAL INC I DENTAL PROFESSIONAL GROUP INC I ALAN YMOBL TR 7031 SW 62 6900 SW 59 PL P O E58 MIAMI FL 3314 MIAMI FL 33143 SOUTH L 33243-1458 S. _msc/; R.L4 vi✓�•✓C- CITY OF SOUTH MIAMI I CHAR-BETT INC DADE COUNTY 6130 SUNSET DR 1055 PONCE DE LEON BLVD HUD SOUTH MIAMI FL 33143-5040 I BELLEAIR FL 34616 1401 NW 7 ST BLDG C MIAMI FL 33125-3601 DA _y ' I I DAD OUNTY DADk COUNTY r HU fiUD I HUD 14T BLDG C I 1401 NW BLDG C 1401 NW 9LDG C 141 125-3601 i MIAMI 33125-3601 i MIAMI FL 33125-3601 I I i I I I I | ` ` | �i ! | | | | | | | / . | | | | / � . . | . . i i | . ! | ) / � ' / . � | ' � . � � � . | � � | � / i ' i ! / | , � � | . | ' | ' � | / , || ' ! / | | ] [ 4 � . \ | .\ | ,| | F E C RY CO THADDEUS MARK & THOMAS .(TRS) � SUNSET—MIAMI INVESTMENTS INC ST AUGUSTINE FLA I 5995 SUNSET-DR, 1313 PONCE DE LEON BLVD #200 j SO iRIAMI FL 33143-5129 i CORAL GABLES FL 33134-3343 I B I CAL B ROSENBAUM TR L'ATELIER INC CAL OSENBAiJ r�" 5960 SW 71 ST �, I PO BOX 430082 PO 'BOX 4 MIAMI FL 33143-3532 MIAMI 332 0082 MIAMI FL 33243-0082 CAUSEWAY NV SOUTH MIAMI MASONIC i CAL B 11020 N KENDALL DR STE 200 I LODGE #308 I PO BOX MIAMI FL 33176-1202 i PO BOX 431491 I S M FL 332 3-0082 i SO MIAMI FLA 33243-1491 j ALEMI'S INVESTMENTS LLC I ALEMI I MENTS LLC j CARLOS F TARAFA &W ALEJANDRINA i 7380 SW 48 ST i 7380 SW ST 10404 SW 87 CT MIAMI FL 33155 I MIA M 3 �`5 ' MIAMI FL 33176-3763 I CARLOS F W ALEJANDRIN j MINTON TINSLEY MARGUERITE QUI.NLAN 10404 SW II7 j 1472 LANDINGS CIRCLE 7001 SW 61 AVE MIAMI FL 3317 3763 SARASOTA FL 34231 i SO MIAMI FL 33143-3420 GS2 CORP SECISA INTERNATIONAL LTDA INC 5995 REALTY CORP 8 CHARLES SEIGER I 5959 SW 71 ST PO BOX 43-2496 9300 SW 87 AVE STE 6 MIAMI FL 33143-3599 i MIAMI FL 33243 j. NIAMI FL 33176-2413 I ACP OFFICE I LLC ROBERT & WILLIAM SPIEGEL ROBERT BERROWITZ &W CATHARINE % AMERICA'S CAPITAL PARTNERS LLC I 12101 SW 100 ST 7000 SW 59 PL 444 BRICRELL AVE STE 1001 I MIAMI FL 33186-2612 i MTA4I FL 33143-3528 MIAMI FL 33131-2407 P I •LARKIN COMMUNITY HOSPITAL INC LARKIN SOUTH JOINT VENTURE VIPA HOLDINGS INC 7031 SW 62 AVE 7051 SW 62 AVE j 7171 SW 62 AVE SOUTH MIP14I FL 33143-4701 � MIAMI FL 33143-4701 MIAMI FL 33145 CAL B KFL M CAUSE WAY NV I INVERSIONES COMERCIALES PO BOX 11020 N IMNDAL DR APT 200 9211 SW 117 CT SO M 143 MIAMI Flo 33176-1202 MIAMI FL 33186-2125 j, INVERSI S RCIALES INVERS NES RCIALES INVERS S CIALES 9211 SW 11 I 9211 SW CT 9211 SW CT MIAMI 3318 —2125 Ij MIAMI —186-2125 MIAMI 3 186-2125 i I I j ,� .I i i i� 1 �� I i I � I �i I i .E f ',,� i i � �. i, � � ,. � i� I 'i I� �� i I� i � � i la i, ,� '� �� ,� I i � I ;� �� i � i i� � i i i. k i i �, � i SOMMER S BRAND ASSOCIATES I TKENDALL DIAGNOSTIC CNTR WOMEN 6140 SW 70 ST UNIT'2 .' % SAGER 6129 SW 70 ST SOUTH MIAMI FL 33143-3419 MIAMI FL 33143 I• I --- I r -- - ; I I i I I' � I i 'I. I I I I I I I I I I � � I . ; I i I I I I I. - I i I I I I I I I I I: j I I. I I I I i I I I I, I i i i I '' I � � � , i i i � ; i � � i i. � � i � i i i i i i i i i f I i � ' i i i I i i �' i � I i � i i I I i I � i � � � � . OB• S ` REFERENCE ONLY ! TERRY & A^IGELA A AOBIN50N RUBY JACKSON 6171 SW 69 ST UNIT 1-1 6169 SW 69 ST LEE PARR APTS CO-OP ; MIAMI FL 33143-3416 ! MIAMI FL 33143-3416 i ! i LORINE GIBSON ! JOSIE VERGIS I ROBERT MCWILLIAMS 6167 SW 69 ST i 6165 SW 69 ST UNIT 4-1 ! 6163 SW 69 ST SOUTH MIAMI FL 33143-3416 I MIAMI FL 33143-3416 I SOUTH MIAMI FL 33143-3416 I � WILLIE TOMPKINS &W LINDA I JEANE'ITE CARMICHAEL I PRESADIEU FRANCINOR 6161 SW 69 ST I 6159 SW 69 ST #7-2 6157 SW 59 ST SOUTH MIAMI FL 33143-3416 MIAMI FL 33143-3416 I SOUTH MIAMI FL 33143-3416 I ! I I LEWIS GAVINS I JOSEPH VOLTAIRE DEBRA CHEST-ER 6155 SW 69 ST UNIT 9-2 i 6153 SW 69 STREET UNIT 10-2 6151 SW 69 ST #11-2 MIAMI FL 33143-3416 SOUTH MIAMI FL 33143-3416 i MIAMI FL 33143-3416 I EIDA HARRIS JIMMY WILLIAMSON I THCMASINA WHITAIER 6149 SW 69 ST UNIT 12-2 6162 SW 68 ST #13-3 I 6160 SW 68 ST 14-3 MIAMI FL 33143-3416 i MIAMI FL 33143-3414 �. SOUTH M_TAMI FL 33143-3414 I t MARGARET WILLIAMS BERNICE LAMBERT I FLORINS GAVINS 6158 SV9 68 ST i 6156 SW 68 ST I 6154 SW 68 ST SOUTH MIAMI FL 33143-2341 SOUTH MIAMI FL 33143-3413 SOUTH MIA.,XI £L 33143-3414 j BETTY MC COE MATTIE TURNER RUTHA HOLTON 6152 SW 68 ST 6150 SW 68 ST ! 6172 6W 68 ST SOUTH MIAMI FL 33143-3414 i SOUTH MIAMI FL 33143-3413 SOUTH MIAMI FL 33143-3413 ISSAC JONES I RUTH FOOD I. ROBERT HENDERSON 6170 SW 68 ST j 6168 SW 68 ST 6166 S1. 68 SIT SOUTH MIAMI FL 33143-3414 I SOUTH MIAMI FL 33143-3414 MIAMI £L 33143-3414 TJPTTIE MAE & LARRY COBB JOAN CARTER i VICTORIA P BRIGHTHAUPT 6164 SW 68 ST ! 7275 SW 166 ST 6145 SW 69 ST APT 26-5 SOUTH MIAMI FL 33143-3413 I MIAMI FL 33157-2515 MIP.MI FL 33143-3416 i I I I OCTAVIA HENRY & FRANK CRAWFORD LEROY BELLINGER MARY DAVIS 6143 SW 69 ST #27-5 6141 SW 69 ST I 6139 SW 69 ST SOUTH MIAMI FL 33143-3416 MIAMI FL 33143-3416 MIAMI FL 33143-3416 i I � I � I I � i � i I i I i � i � I i j � i I ' I i i i i , . � . i i , i I i i i i r i i I i I � � i � I i i 1 I � i I i � � i I I i � i i i BRENDA HENRY CAROLYN b WILI,•IE SMCTH j ESTHE?,IME TIMOTE &W DORIS 6137 SW 69 ST I 6135 SW 69 Si s ?-5 I 6121 SW 69 ST UNIT 32 MIAMI FL 33143-3416 MIAMI FL 33143-3416 MIAMI FL 33143-3416 i I I �ZIA MCFATTEN ! ALBERT SMITH EDELYNE BROWN 6123 SW 69 ST 6125 SW 69 ST I 6127 SW 69 ST UNIT 35 MIAMI FL 33143-3416 MIAMI FL 33143-3416 I MIAMI FL 33143-3416 f � DUCAMEL 6 CAROLYN MICHEL --- — ---- ROCHEL KING JEAN 6129 SW 69 ST LA�YIN 1 6131 SW 69 ST i 6133 SW 69 ST MIAMI FL 33143-3416 i SOUTH MIAMI FL 33143-3416 SOUTH MIAMI FL 33143-3416 ELIJAH GIBSON SW DORET11A i MARY TYSON I THAILA C TUCKER 6107 SW 69 ST 6105 SW 69 ST I 6103 SW 69 ST UNIT 41-7 SOUTH MIAMI FL 33143-3433 SOUTH MIAMI FL 33143-3433 MIAMI FL 33143-3433 � I I GLORIA GAVINS BONNIE MAE GILLIS I JOYCE A COBB '101 SW 69 ST UNIT 42 6119 SW 69 ST o 6117 SW 69 ST #44-8 SOUTH MIAMI FL 33143-3433 SOUTH MIAMI FL 33143-3416 MIAMI FL 33143-3416 I i i I � PONCE JONES 6 ORALEE JONES JANIE HANNAH I THEODORE 6 EVA LUE SIMMONS 6115 SW 69 ST 6113 SW 69 ST i 6111 SW 69 ST SOUTH MIAMI FL 33143-34.16 SOUTH MIAMI FL 33143-3416 I SOUTH MIAM'7 FL 33143-3416 ......._.. NEA FARRINGTON I PAMELA MILLER I THELMA DAVIS i 6109 SW 69 ST #48-8 I. 6122 SW 68 ST i 6118 SW 68 ST MIAMI FL 33143-3433 UNIT 49-9 SOUTH MIAMI FL 331.43-34'_4 I MIAMI FL 33143-3414 i SHEILA THOMPKIN JANICE HILL I CPMJE J GAV_NS 6116 SW 68 ST #51-9 1 6114 SW 68 ST APT 52 6112 SW 68 ST APT 53-9 -C'UTH MIAMI FL 33143-3414 SOUTH MIAMI FL 33143-3414 SOUTH MIAMI FL 33143-3414 I LOU ETTA MC CRAY-- -- --------- � CATHERINE WILLIS ------ I JULIA VICKERS 6108 SW 68 ST 6106 SW 68 ST 6104 SW 68 ST MIAMI FL 33143-3414 i MIAMI FL 33143-3414 MIAMI FL 33143-3414 i MAE WELLS I TEPRI LYNN VICKERS I FAYE MCKENNY 6102 SW 68 ST UNIT 57-10 6100 SW 68 ST #58-10 6022 SW 68 ST MIAMI FL 33143-3414 MIAMI FL 33143-3414 MIAMI FL 33143-3412 I � I i j i � � ; � � � I � I i i � � � I I ` � I � I � i i I i � i � � i �� ; � i � � i � t ' } ; � ' � I ': � � �. 1 I i i i , i I i � it � �� I ' ' � i � � � d i , i I I I � � �. I � ! I i� I 'I . I � ' I � �� ' � � ; v I RUDCIE BRYANT &W ALMA I JOHNNY JACKSON I FLEURIMOND MICE I. 6020 SW 68 ST i 6018 SW 68 ST I 6016 SW 68 ST APT 62-11 i MTAMI FL 33143-3412 MIAMI FL 33143-3412 I. MIA14TT FL 33143-3412 I I i i I LARRY & JACQUELINE COREY MARK & MARY CORKER I LILLIAN MONLYN 6014 SW 68 ST i 6012 SW 68 ST APT 64 I 6010 SW 68 ST #65-12 MIAMI FL 33143-3412 MIAMI FL 33143-3412 I MIAMI FL 33143-3412 LOUISE DOWLING I VELMA BREEDLOVE I ULUS GIBBS &W JULIA M 6008 SW 68 ST 6006 SW 68 ST UNIT 67-12 6004 SW 68 ST MIAMI FL 33143-3412 I MIAMI FL 33143-3412 MIAMI FL 33143-3412 I KIMONE JARRETT LEEANNA SOWELLS & MINNIE SHIRLEY BA>=. 6002 SW 68 ST #69-12 I DIONNE RUSSELL I 6013 SW 69 ST APT 71-13 MIAMI FL 33143-3412 I 6000 SW 68 ST UNIT 70-12 � MIAMI FL 33143-3415 MIAMI FL 33143-3412 I. BARBARA MONTGOMERY VELMA WILLIAMS DELORIS THOPKINS 6011 SW 69 ST 6009 EW 69 ST UNIT 73-13 6007 SW 69 ST MIAMI FL 33143-3415 I MIAMI FL 33143-3415 I MIAMI =L 33143-3415 I I I � DOROTHY GODBOLT DANEY & FELIC_A WILLIAMS i BEVERLY GE14ALD 6005 SW 69 ST 6003 SW 69 ST #76-13 6001 SW 69 ST #77-13 MIAMI FL 33143-3415 SOUTH MIAMI FL 33143 i MIAMI FL 33143-3415 I GERALDINE WILLIAMS JOYCE D OiJTTEN VERDELL THOMPSON 6023 SW 69 ST i 6021 SW 69 ST UNIT 79-14 I 6019 SW 69 ST MIAMI FL 33143-3415 i MIAMI FL 33143-3415 MIAMI FL 33143-3415 I I i 7 EUGENIE PAULIN I PAULINE TV-CMPSC:d i LILLIAN PATTERSON 6017 SW 69 ST 6015 SW 69 ST I 5997 Sd 69 ST I MIAMI FL 33143-3415 SOUTH MIA'4I PL 33143-3415 I MIAMI FL 33143-3536 I � I ALBERT WILLIAMS I LORINE FELTON � ROBERT LITMON 5995 SW 69 ST UNIT 84-15 I 5967 SW 69 ST APT 85-15 5991 SW 69 ST MIAMI FL 33143-3536 i SOUTH MIAMI FL 33143 I. MIAMI FL 33143-3536 I CHARLES DAVIS I PANSY JENKINS ELLEN GANDY 5989 SW 68 ST I 5987 SW 69 ST #88-15 I 5985 SW 69 ST UNIT 89-15 MIAMI £L 33143-3523 SOUTH MIAMI FL 33143-3536 MU..MI FL 33143-3536 I I i I I I � I F �}� i � � � q I � � � i �� ! � � � � � � . � ;� i ;. i i ! # i i � I� '; I I ' � �' � � p. r i �` � �. i 1� I � '. II JANICE OWENS VALERIE GANDY ELAINE BUTLER 5971 SW 69 ST 5973 SW 69 ST 991-16 5975 SW 69 ST MIAMI FL 33143-3525 MIAMI FL 33143-3525 :i" SOUTH MIAMI FL 33143-3536 CHARISSE THOMAS �. JAMES & GLORIA WILCOX = DENNIS WILCOX r 5977 SW 69 ST UNIT 93-16 y- 5979 SW 69 ST 5981 SW 69 ST UNIT 95 !' SOUTH MIAMI FL 33143-3536 SOUTH MIAMI FL 33143-3536 0, SOUTH MIAMI FL 33143-3536 �w �. Ai WOODIE GODBOLT YVETTE & YVONNE LOVE GLORIA EVZNS 5983 SW 69 ST 5957 SW 69 ST UNIT 97-17 5955 SW 69 ST SOUTH MIAMI FL 33143-3536 MIAMI FL 33143-3525 SOUTH MIAMI FL 33143-3525 is ELIZER CLARINGTON FELICIA HOLTON LESLIE RICHARDSON ;1 5953 SW 69 ST APT 99-17 5951 SW 69 ST UNIT 100-17 5969 SW 69 ST UNIT 101-18 SOUTH MIAMI FL 33143-3525 SOUTH MIAMI FL 33143-3525 SOUTH MIAMI FL 33143-3525 ;r WILLARD SWAIN MARY BARR LILIE JEFFERSON 7 t 5967 SW 69 STt 5965 SW 69 ST 5963 SW 69 ST UNIT 104-18 MIAMI FL 33143-3525 SOUTH MIAMI FL 33143-3525 SOUTH MIAMI FL 33143-3525 4. NOEL N BAILEY &W JOSEPHINE ,4 ANGELA SMITH SONYA JOHNSON * 5961 SW 69 ST UNIT 105-18 '; 5959 SW 69 ST #106-18 5970 SW 68 ST UNIT 107-19 SOUTH MIAMI FL 33143-3525 SOUTH MIAMI FL 333143-3525 SOUTH MIAMI FL 33143-3549 x� BERNICE ELLIS CHRISTINE HARRIEL GODFREY THO.MPRINS 5968 SW 68 ST 5966 SW 68 ST UNIT 109-19 5964 SW 68 ST APT 110-19 SOUTH MIAMI FL 33143-3549 SOUTH MIAMI FL 33143-3549 SOUTH MIAMI FL 33143-3549 1 CLARENCE GURLEY FLORINE POOLE MAE BELL BLUNT y * 5962 SW 68 ST 5960 SW 68 ST 5958 SW 68 ST SOUTH MIAMI FL 33143-3549 SOUTH MIAMI FL 33143-3549 SOUTH MIAMI FL 33143-3549 . s 1 4 JERRY GODBOLT EDNA DAVIS TANGELA HOLLINGSHED 5956 SW 68 ST UNIT 114-20 A 5954 SW 68 ST UNIT 115-20 5952 SW 68 ST SOUTH MIAMI FL 33143-3549 ' SOUTH MIAMI FL 33143-3524 SOUTH MIAMI FL 33143-3524 BERNICE LITMON 5950 SW 68 ST SOUTH MIAMI FL 33143-3524 k 6666 ... . . 60.0. .000 6666 . , . . . . . . ..... . . . ,6666 . . . . . . . . . . . . . . . . . . . 6666 . . . . . . 6666 . . . 6666 . . . . . . . • . . 6666 6666 6666 . . . 6666 6666 . ..... . ... . .... . JPI Student Housing TODD Comprehensive Plan Amendment Public Facilities Impact Report and Analysis of Comparable Projects City of South Miami Y ! ll � •• •� � � � � � � • •�• • � • • • • • • � • d • � � � •w• � � � • •�• • � � � • • � � � •��• • � � � • • � : � � � � � • • A 1 d fr1 I f J Public Facilities Impact Report Introduction 1 ' The purpose of this section of the application is to provide information and analysis supporting the proposed comprehensive plan amendment designation from "Mixed-Use Commercial Residential" to "TODD (4+4) Story" for the 2.68 acre parcel (the "Parcel") generally bounded by s SW 69th Street on the north; SW 70th Street on the south; 61 at Avenue on the west; and, 59th Avenue. Included in this section is a comparative analysis of the potential impacts the approved versus proposed designation might have on public facilities and services. This section also presents examples of comparable projects in South Florida. Also included is a discussion indicating how the proposed designation is consistent with policies in the City of South Miami j Comprehensive Plan (March 7, 2000). The Parcel is currently vacant and surrounded by existing multi-family residential use to the north; public and institutional use to the east (post office) and west (hospital); and, commercial uses to the south (see Figure 1). The Parcel is located in the City's Community Redevelopment Area and is also adjacent on the east and south to the City's Redevelopment and Infill District. Finally, the bikeway path along SW 70tt' Street is immediately south of the Parcel. 4 The Comprehensive Plan, New Future Land Use Ma designates that the Parcel will b Map 9 e bounded by Multi-Family Residential to the north Transportation Oriented Development District (TODD) to the east; Commercial Retail and Commercial Office to the south; and, Mixed-Use Commercial Residential to the west (see Figure 2). Public Facilities Impact Assessment When compared to the designated use, this amendment will not create additional impacts to level-of-service measured facilities in the City of South Miami. Table 1 provides a summary comparison of transportation, solid waste, potable water, wastewater and park level-of-service standards for the approved designation and the proposed designation. As Table 1 demonstrates, P.M. peak hour vehicular trips will be significantly reduced --from 289 trips to 131 trips --through the proposed amendment. Further, water, wastewater, and solid waste impacts will also be reduced from the approved designation if the proposed amendment is approved. Tables 2 and 3 separate the approved and proposed designation and show the 1 generation/demand rates for each of the public facilities. The City of South Miami Comprehensive Plan LOS standards are based on number of persons. Therefore, the approved and proposed designations were converted into number of persons based on industry standard conversion rates as follows: • Office - 1 person per 250 square feet • Retail - 1 person per 500 square feet • Residential - 1 person per bedroom For purposes of analysis the approved use and square footage is based on the zoning for the site, which is MO (see Figure 3). �r City of South Miami July 2000 Page 1 Application for Comprehensive Plan Amendment -1-.J•- r'��4r:. anti aea.� _ _ 1 i i �� .- +fit L'�,` • f, I I anal! IN SM -1 :J_J 1 S 1 • . . ;� . i�+lrr�Mld•.rir f"s7 MEE •,. An s 1 t t.• + �+�Iwwi"'! ! I ! 1•1 r ��alSi�r-- � ,am1L �� C Fib _ I'm R. I� �,. � :"';"I i 'r ► l �{� 7 �f��mL•rKINI+.Z91E1laFl9 191z err M" i ill Jit ��r in pI i I qli 13 ■��' • � i tl YY�� d'p}gtl121J1 �1�r��1�y j�Iii!� I�� !I''��t nGll �¢i(l,tt:l ti u�pl� I � bnsnmylc!I ►�aaar.�m'uull 11.9mm81 �• • �2n� .t�"5 iwih�Nll��',{, `�!t'19+ j r�i� �� .�U��'U11�1�1I Vii'It - b�;• ram�anr:�itrmmm.." � ,,,Yl�al .143 P..' i J IIIA I c. !t" !1(ff ti (II �f�✓ ; f�,;l' l;lllal ,�o gIICI ; �((t ti �tr, @t• ., ,�;!( Iq;�1— ;11I�tTl Nt�, � �i�l,1 y2 �r„ I i':�in�-�+a1�r r�l1 " 1 ! Y tf'Y"] "" R`! -�� ■ � , � 1 .+ � ��y a 1�1�i.,f�l� �I�� i«;yI;IF`� Slll?�I;1111��'��;' '��,t ��~�' ,:-; T 1 1 i 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 TABLE 1 IISUMMARY—APPROVED VERSUS PROPOSED DESIGNATION IMPACTS USE INTENSITY SOLID WASTE WASTEWATER WATER TRAFFIC II (SF/APT) (POUNDS) (GALLONS/DAY) (GALLONS/DAY) (PM/PEAK HOUR) Approved Proposed Approved Proposed Approved Proposed Approved Proposed Approved Proposed Office 186,786 sf na 5,655 74,400 111,600 289 Residential na i 306 Units 5,320 1 70,000 1 105,000 110 Retail na 3,000 st 46 1 600 1 900 21 Total na rya 5,655 5,366 1 74,400 70,600 1 111,600 105,900 1 289 131 The City of South Miami has excess park and recreation facility capacity to serve the proposed project. Currently, the City of South Miami has 57.6 acres of park and recreation facilities. The comprehensive. plan LOS for park and recreation facilities is 4 acres/1,000 population. The city currently has a permanent population of 10,467 residents and a seasonal population of 2,577 people for a total population of 13,044 residents. Based on the adopted LOS this population requires 52.2 acres of park and recreation facilities. Therefore, the city has 5.5 acres of excess park capacity. If the proposed designation attracts additional population into the city, up to 2.8 acres of park will be needed to serve the residents of the proposed project. Subtracting the 2.8 acres from the 5.5 acres of excess capacity leaves 2.7 acres of excess park and recreation facility capacity. Drainage impacts from both the approved and proposed designation must meet the level-of- service standards for both flood protection and water quality. Therefore, there is no difference in impact between the two developments on flood protection and water quality issues. City of South Miami July 2000 Page 5 Application for Comprehensive Plan Amendment g00 \ c @ m 2 & r � \ 8� a. coo . e e J5§ � kMk ) cc o . / q q �� 22 0� U- Z) �k §\ < < % / RC J ?7 \? EIt ® $ �k §g 555a � LU /� © 8 8 / o § C31 R \ _ / $ 7 $ w A jQ < 0 / cc � u aC) <0 cc � Ln § Lf) 2 CL a < $ o0 4) (40 0 2 0 S 8 S O C4 2 n < i < d / \Iq « UJ � - o R _j2 a% ick \ / Lu /3 / / Lu F- O < < m0kBk <¥ Q 4� � - © � © W Ez 2 w 7 § 0 Q O 22 $ o0 CY) cm w < < ca p . o _ � IL ® � / \ /. $ k $E Lc) LO o?0 0 000 0 ` / § F \ ° q u ] § k 2 e k . \b _j (q � /k J / /�/f _ e % = z e z . 9 0 0 0 —� �- ƒ �\ . ) 4 = A\ R @ \ \ \ u \ ° r- ® a � a / & } / § / © / 0 0 0 \ 0 e z QuUIB U cz w A ) / b ca § ( �� k ® 0 0 0 0 7 @@zQ@ w 5 # % %-"D % S 3 70 = 2 » ± »u ± : q § 4 J } ® u u u u l 111 11 Comparable Projects Four projects currently being developed by JPI Developers in South Florida may be compared to the proposed development in South Miami. All are located in central urban environments within Community Redevelopment Areas, and all have densities comparable to the proposed South Miami project. They are: • Fort Lauderdale - NE 6th Street (Sistrunk Boulevard) between NE 2nd and 3rd Avenues. 2.27 acres; 226 units; 100 units/acre; 8 stories. (See Exhibit 1.) • Jefferson at Young Circle, Hollywood -Van Buren Street between 19th and 20th Avenues, two blocks south of Hollywood Boulevard, one block south of Harrison. 1.76 acres (does not include 6-story parking garage to be owned and operated by the city); 232 units; 132 units/acre; range of building heights (3-8 stories). (See Exhibit 2.) • Jefferson on Camino Real, Boca Raton - Camino Real and US-1 (northwest corner). 2 acres; 235 units; 117.5 units/acre; 9 stories. (See Exhibit 3.) • Jefferson at Douglas Entrance, Coral Gables - Douglas Road (37th Avenue) and Calabria Street (northwest corner). 1.6 acres; 224 units; 140 units/acre; 16 stories. (See Exhibit 4.) Comprehensive plans for the Cities of Coral Gables and Sunny Isles Beach and the City of Miami's Zoning Code show examples of land use that would accommodate development similar to that proposed in South Miami. • City of Sunny Isles Beach. The city's comprehensive plan includes a "Mixed Use -- Resort/High Density" land use category to encourage development and redevelopment east of Collins Avenue, specifically resort-style developments catering to tourists and seasonal residents and high quality residential condominiums. This category allows a density of 125 hotel-condominium units per acre and a floor area ratio (F.A.R.) intensity of 2.5. Additional residential density and F.A.R. intensity may be permitted for developments that comply with bonus program requirements. This land use designation requires that residential densities with bonuses may not exceed 80 units per acre for condominiums and apartments. (See Exhibit 5.) The project proposed in South Miami is intended and designed as housing for students. This type of facility compares more closely to hotel-condominium use than to high quality residential condominiums, because student housing is usually short term and is not typically a primary homestead. • City of Miami. Miami's "R-4 Multifamily High-Density Residential"zoning designation allows multifamily structures up to and including high-rise apartment structures with a maximum density of 150 units per net acre. (See Exhibit 6.) • City of Coral Gables. "Mixed-use District" regulations in Coral Gables are intended to promote efficiency of land use, provide convenience, decrease vehicular traffic and encourage greater housing options. There are two Mixed-use Districts, one to encourage the mix of residential development into commercial areas and the second to promote limited commercial uses into residential development. They are both located in the northeast section of the city along the Ponce de Leon corridor. The regulations require a ratio of 25 City of South Miami July,2000 Page 7 Application for Comprehensive Plan Amendment percent commercial to 75 percent residential uses. The development now under construction at the Douglas Road Entrance is an example of this land use. In a theoretical - model, one acre of development would include 114,345 square feet of residential use, which translates to approximately 120 units of efficiency apartments (900 square feet). With bonuses, density can reach a F.A.R. of 3.5, or 127 units/acre. (See Exhibit 7.) Consistency with Comprehensive Plan The proposed designation is consistent and supportive of TODD concepts and city comprehensive plan policies. Approval of the proposed designation is consistent with the vision of a TODD. Peter Calthorpe, in his book The Next American Metropolis: Ecology, Community, and the American Dream, defines a TODD as a center with a mix of high-density residential, retail, office, public, and open space uses. Retail shops and services are in a commercial core within an easy walk of homes (1,900 feet, or about ten minutes). A transit station is at the center of the core. Uses in the core are "vertically integrated"—apartments and offices rise above ground-floor stores. The proposed designation provides the necessary residential density to activate the TODD. The proposed designation is also consistent with and supportive of City of South Miami Comprehensive Plan goals and policies as follows: Goal 1 To assure the availability of sound and affordable housing for all current and future residents of the City of South Miami with special focus on infill and redevelopment and to include housing units in the Hometown District. (97-1 ER) Policy 1.3.6 The City and the County will jointly support development in the Rapid Transit Zone in order to encourage mixed-use/residential multi-family projects containing affordable housing units. Policy 2.1.4 Discourage urban commercial sprawl by promoting growth in the core area surrounding the Metrorail transit station by creating a district for the new growth which is.contained and transit-oriented, thereby relieving the pressure for commercial rezonings outside of this core area. (96-1 ER) Goal 3 To achieve a tax base adequate to support a high level of municipal services via increased mixed-use and flexible building heights in conjunction with a Transit-Oriented Development District FTODDI. (96- 1 ER) City of South Miami July 2000 Page 8 Application for Comprehensive Plan Amendment Exhibit 1 Fort Lauderdale I N.E. 2ND AVE. RESID ENT ' GARAGE PROPERTY _ ENTRY I LINE I I I � 'I EMS TING 4 LEVEL SINGLE i PARKING GARAGE FAMILY i (92 SPACES PER LEVEL) j j J I i i i i I C i � L - PO( PROPERTY SPA DE, LINE POOL I � U j POD , I I I � 1 I � I I I COURT 1 I 8 STORY BUILDING ' j \ I I EXISTING 1 ONCE 43 SPACES @ GROUND BUILDING I FLOOR FOR COMMERCIAL LL7- i &RESIDENTIAL VISITORS > - i i i i i COMMERCIAL/ VISITOR GARAGE ENTRY N.E. 3RD AVENI SITE PLAN- SCALF_1"=40'-Y' r- MASONRY FENCE DATA SITE AREA=2.27 ACRES(98,550 S.F.) 29 UNITS/FLOORX8 FLOORS=232 UNITS i 2 UNI TS/FIOORX3 FLOORS=6 UNITS - TOTAL--238 UNITS (-11 UNITS @ GROUND FLOOR FOR LEASING&COMMERCIAL) (� (-1 UNITS @ GROUND FLOOR FOR MECHANICAL AND TRASH ROOMS TOTAL NO.OF UNITS=226 � PARKING PARKING REQUIRED 15 CARS/M8 UNIT=342 CARS 5,800 S.F.OF COMMERCIAL @ 1ROO=29 CARS W TOTAL PARKING REQUIRED=371 CARS _ Z PARKING PROPOSED GARAGE.45 LEVELS @ 92/L.EVEL=414 CARS TOTAL PARKING PROPOSED=414 SPACES INDICATES"FUTURE" 6TH STREET W/4 LANES &CENTER MEDIAN - J E i _ j PROPERTY j LINE - ` I 3 - I i i _._._._._._._._._._._._._._._._._._._.T._._._.. PROPERTY LINE FF.I AUDERDALE SITE FOR JPI ROGER FRY ARCHITECT P.A. 2791 BIRD AVENUE COCONUT GROVE,R-33133 305-446.7787 N DATE SFiEETNUMBER 425)00 1 Exhibit 2 Jefferson at Young Circle Hollywood I. EXECUTIVE SUMMARY i A. Project Description Jefferson at Young Circle will be a 232-unit urban mid-rise development in the city of Hollywood, FL. This development is the product of a city-offered Request for Proposal (RFP). In response to a ULI recommendation, in October 1999, the city issued an RFP containing requirements for a developer to build a high-end residential product on an existing city-owned surface parking lot. JPI submitted a proposal on December 30, 1999, and was awarded the RFP in February 2000. The city of Hollywood is located four miles south of the Ft. Lauderdale/Hollywood International Airport, and is bordered by the Atlantic Ocean on the East and Aventura.on the South. The downtown area has experienced a dramatic revitalization in the past three years, much like Clematis Street in downtown West Palm Beach and Atlantic Avenue in Delray Beach, following a 'Village Center' theme. Numerous restaurants and retailers have moved into the area such as Deco Drive, O'Hara's Jazz Cafe, and Soyka's (See Related Articles). The downtown area surrounds Young Circle, which is a 10-acre green space that serves as the town square. It is a location of constant activity and entertainment, including numerous festivals throughout the year. The development theme of Jefferson at Young Circle will be "historic village-center living". The architectural design has purposely been minimized to be compatible with the surrounding area. The street level view will provide a very urban atmosphere with separate exterior finishes and facades. Jefferson at Young Circle will consist of a 7-story (145 units), a 5-story (54 units) and a 3-story (33 units) building. The 7-story will be connected to a 6-level parking garage (645 spaces) on the existing city surface parking lot (A side). The 5-story building will step down to 3 stories south of the existing city parking lot (B side). The B side currently consists of seven single- family residences/rentals. The leasing office and amenities will be located in the ground floor of the 5-story building on the SW corner of Van Buren and 19"' Street, allowing maximum visibility from Young Circle. The land ownership will be a hybrid of fee simple and land-lease structures. The (A side) 1.76 acres will be a 99-year land lease with the City of Hollywood. The (B side) 1335 acres is fee simple ownership. The entire parking garage will be owned and operated by the city. . The proposed density will be 75 du/ac over the total 3.11 acre site. The apartments will include the following interior amenities: crown molding, Roman tubs, intrusion alarms, tiled entries, full appliance package and multiple phone lines with high speed internet capabilities. Additional amenities will include a state-of-the-art fitness center with cardio/theater and strength equipment, clubroom with game room, aerobic room, business center, and billiards. Page 5 of 59 I. EXECUTIVE SUMMARY (CONTINUED) The typical apartment floor plan will contain approximately 985 square feet. The unit mix will be approximately 51% one bedroom, 42% two bedroom, and 7% three bedroom. Market research shows that the target market will be young professionals and childless couples. There is a strong demand for residential housing in downtown Hollywood where the competition consists of 34 units. The majority of supply is older properties located in West Hollywood near I-95, and along the beach, with both areas showing strong occupancy levels. Jefferson at Young Circle will meet the demand created by the city's strategy of"bringing people back to the downtown". B. Financial The city of Hollywood will incentivise the project in several forms to bridge the gap between the current rent levels and product cost. The total incentive for the project will be approximately $4,000,000, bringing the gross cost of$26,465,000 ($114,073 per unit) to $22,465,000 ($96,832 per unit). The incentives will consist of $2,500,000 in parking funds and $1,500,000 in construction costs. Based on these incentives, Jefferson at Young Circle is projected to have a return on cost of 10.01% and three year monthly IRR of 19.18%. These returns assume all-in rents of $1.19 per square foot (day one) with rent growth of 3% in Y 1, Y2 and Y3. Market research has forecasted rent growth at 4.6% in Y1, 33% in Y2 and 5.2% in Y3. Construction costs are projected at $6725 per square foot. The construction period is expected to be 18 months with the first apartments turning over in the beginning of month 10. C. Market Research The Broward County economy continues to expand. Employment growth in Broward County remains above the national average, while at the same time the unemployment rate has decreased from the previous year. The retail trade and service industries dominate employment in the area, while occupations are dominated by professional, managerial, technical, sales, and administrative positions. Broward County, located south of Palm Beach County and north of Miami-Dade County, offers a convenient living and working environment. The Broward County apartment market is currently one of the top performing markets in the nation. Broward County is a stable and mature apartment market with approximately 129,501 apartment units. Occupancy is currently 97.6 percent and the rental rate averages $865, or $0.868 per square foot per month. As of first quarter 2000, same store rent growth for the Broward County area was 4.1 percent. Situated in southeast Broward County, Hollywood offers a convenient living and working environment. Located just minutes from such major transportation arteries as I-95, the Florida turnpike to the east, and just minutes from downtown Ft. Lauderdale, Hollywood is positioned very close to all South Florida has to offer. Eleven apartment properties located in the vicinity of the subject site will provide the most insight to the market for the proposed Jefferson at Young Circle apartments. These properties contain 2,519 units. Page 6 of 59 II. PROPERTY INFORMATION A. PROPERTY SUMMARY Project Description: Currently, the subject property consists of a city-operated surface parking lot (A side) and single- family and duplex structures with some vacant parcels (approximately 54,000 sq. ft.) (B side). (Refer to Section B. Location Map/Aerial Photo). JPI plans to develop 2')2 luxury apartment homes named Jefferson at Young Circle. This urban in-till mid-rise development will be designed in Mediterranean style architecture. Parking for Jefferson at Young Circle will be provided in a 645-space shared-use parking garage managed and operated by the city of Hollywood. Jefferson at Young Circle will have a 99-year lease for 232 full-time reserved spaces at a rate of $1.00 per year, with up to 160, additional spaces available for additional parking demands generated by the apartment homes. On the (A side), JPI will construct a 7-story (145 unit) courtyard building. Adjacent to this structure will be the 6-level 645-space parking garage. Connectors between these two structures will occur on the first three levels. The city of Hollywood will lease this part of the development under the items of an initial 49-year lease with two 25-year options for $1.00 per year. On the (B side), JPI will construct a 5-story (54 unit) and a 3-story (33 unit) building surrounding a lavishly landscaped pool with spa and gazebo. Part of the ground level of the 5-story building will house the 4,000-sq. ft. Leasing/Community Center. This part will be purchased fee simple. City sidewalks made of interlocking pavers, landscaping (trees), and light poles will surround this entire development. Location: Jefferson at Young Circle is located in the downtown area of the city of Hollywood. The exact location is 2 blocks south of Hollywood Boulevard and 2 blocks west of US 1. The development will be on Van Buren Street between 20"' and 19"' Avenue. Harrison Street, located one block north of Jefferson at Young Circle, is home to restaurants, retail stores, and art galleries. In addition to the above, Jefferson at Young Circle is one block from a large 10-acre green space (located in the center of downtown) which is home to many festivals and concerts throughout the year. The city has plans to add additional amenities to this park such as a botanical garden, amphitheater, interactive fountains, and much more. Page 8 of 59 II. PROPERTY INFORMATION (CONTINUED) Jefferson at Young Circle is located 10 minutes from the Ft. Lauderdale Airport, 15 minutes from downtown Ft. Lauderdale, and 30 minutes from downtown Miami. Interstate I-95 is 1 mile west of the site, US-1 is 2 blocks east, and the Atlantic Ocean is 2 miles west of the site. TOTAL APARTMENT HOMES 232 NET RENTABLE AREA 228,422 Square Feet AVERAGE UNIT SIZE 985 Square Feet LAND AREA 3.11 Acres PARKING 645 spaces located in a shared structural parking garage. Page 9 of 59 �t`. •y. f 9 ��-� ��•• ,�KKR � �� }. t - 1 - — '-Tau: .� �I i .t�'f` i'i: ~` �• FYI -� +f t!.�•,+'�f a i , ''IAA'�_-`' _.' DO Cl) d1 ad O s on DO a N1 ZE� p w � z ° ` � w o �U dE I � u� 00 W _ a � W C7 I I O U O i I � 4 r Y L I I 0 ® um m � •1 'm��• Moi m 9 _ I � mj W, 11Ji WI UII ® ® R i®t I II i GG 99{Fif 11 - IIt � m i C/)a i i'I > Ell IEO U-1 ]]A(— mum m um L— M- rip imp d- d ¢ � a C/' I a zUO cn F711 J-§ FITII o � x o U i i � I f-1 c-I [ Ili n Fli r-41 FAI Fs Fli Fit Ft I A F-11 nli f714 711 I i rA Fl i E-1 I.7. i ` n f7 [11i 1--1 f7 f-A z � f-il r-1l e f7 Fli > a f-A1 F-I H I r.R;rnl ni F-I: C.7f4f7i17; i FA,F F-F F-I a i i w I fYA Iii i I l iA' I �1i CA' CA l A n FAI I...ArAC7fJ i CA IF-If A. [A A:El Ej i A O.OI Ll l i j i i II. PROPERTY INFORMATION (CONTINUED) G. SITE PLAN Page 16 of 59 431 rz au" i ......... ......... If If LL t la ...o:.r_______. i. --- ------ ----- ---- --- - ------ --------- -- ----- ------------ ` � | ` ` ~ \ ~ ' / - ` ^ ~ ' ml JL Jit '- 0) co ` 24 C) g� 3nN3AV H161 'S P6 1 1 Z MT 8 I"I J41 X. XX Ell Xx x X TO I-I Lx�i � � F O t� P4 u 8 O x w O O � 3 U I I S K' ♦ I11 s° I�lx Eli � I w W I- F-i A� I� I I ,I Qu I � II I IG r G I < I I� —I 3nNHAV xloz"S Za II. PROPERTY INFORMATION (CONTINUED) H. FLOOR PLANS Page 17 of 59 r o LIVING v MASTER BEDROOM = I I r r TT J DINING -CN rid j TTT ---- T Ti7 T TT 1 1-TTTT- r Tf=T T-f T +, TT(� T F-_ .- T 7_TTTT lT- T CDrT 00 UNIT A 735 S.F.A/C 84 EACH JEFFERSON- AT YOUNG CIRCLE I. 0 IO --- 121-0° lip�11 1111111 1- - }� -- arr MASTER _ i I BEDROOM - or -___=____ I O Ti I I 1 I it LIVING DINING TT T] UNIT B-1 825 S.F.A/C 3 EACH a JEFFERSON AT YOUNG CIRCLE _1 O I ' I ❑ r MASTER ----_ BEDROOM I Tl I _ O I r- LIVING DINING T UNIT B-2 868 S.F.A/C 6 EACH JEFFERSON AT YOUNG CIRCLE o - -- O TT' MASTER I ❑ BEDROOM _r o �_l__ 0 I = I LIVING DINING LL A I 1 TTf 7TH _ o DEN UNIT C-1 1,000 S.F.A/C 19 EACH JEFFERSON AT YOUNG CIRCLE I 0 r - i T t II MASTER ' - -- BEDROOM O r� T I _ I II I LIVING - I J DD41NG DEN . I UNIT C-2 1,050 S.F.A/C 6 EACH JEFFERSON AT YOUNG CIRCLE I BEDROOM No.2 L rVING IrIASTER o BEDROOM v cc DINING I I � r I I it T 11� � fi �T7� 00 T UNIT D 1,082 S.F. A/C 4 18 EACH [ JEFFERSON AT YOUNG CIRCLE I MASTER BEDROOM _ LIVING BEDROOM No.2 n I I ll I T I 77 DINING FIT, UNIT E i 1,120 S.F.A/C 35 EACH JEFFERSON AT YOUNG CIRCLE F L ', MASTER -------- BEDROOM t o I O LIVING DINING 0 n BEDROOM No.2 �-TT I T r rT Tr r - - O --- 00 --� UNIT F 1,129 S.F.A/C 31 EACH JEFFERSON- AT YOUNG CIRCLE r— O ------ II�_�n T - r BEDROOM No.2 - 00 - T DINING MASTER -' BEDROOM LIVING UNIT G 1,270 S.F.A/C 14 EACH JEFFERSON AT YOUNG CIRCLE Exhibit 3 Jefferson on Camino Real Boca Raton Jefferson on Camino Real Jefferson on Camino Real will be a 235-unit project located in the heart of downtown Boca Raton. The proposed development will consist of 203 units in a courtyard-shaped, .9-story mid-rise apartment building. An additional 32 units in the form of town houses over flats will line Camino Real and S.E. 9`h Avenue, screening the parking garage from the street. In the courtyard of the 9-story building will be a 2-story 4,000 square foot leasing office and a residential amenity area. Location/History Addison Mizner, a well known and highly respected founding architect, conceived the southern area of downtown Boca Raton to be a world class European village, with pedestrian friendly, mixed-use amenities, within a special seaside environment. In March 1988, the City of Boca Raton was one of the first cities in Florida to receive a comprehensive DRI (Development of Regional Impact) order for its downtown area, a 344-acre area that extends from Camino Real on the south to Mizner Park on the north. The DRI's development order specifically describes design criteria and development guidelines, which continue the quality planning that has enriched this special community and distinguishes it from any other in the United States. Progressive preservation of a unique lifestyle has been the dominant theme of the downtown plan. In today's downtown Boca Raton, one has a choice of dining al fresco (outdoors cafd style), seeing a movie, enjoying an outdoor concert at the amphitheater, shopping, working in one of Addison Mizner inspired office buildings and living within one of the new residential developments overlooking the Atlantic Ocean. The location of the First Union Plaza property has a significant ap.d historically important address within South Florida. The existing buildings were constructed in 1960. The site is located at the intersection of US 1 and Camino Real. Camino Real was originally masterplanned by the famous Palm Beach architect, Addison Mizner, as a part of the world class Boca Raton Resort & Club development during the 1920's. Camino Real is one of the county's most beautifully landscaped boulevards. At 160 feet wide with a 40 foot median of open space, Camino Real presents a special entry into the 344-acre downtown as well as to the 187-acre Boca Raton Resort & Club. The Resort under its new ownership has been expanding its facilities (it has recently completed a 120,000. square foot Convention Center) over the past few years to become an even more significant anchor within southern Palm Beach County. Project Description Our proposed site will consist of a 9-story, 203-unit tower. There will be an additional 15 units fronting Camino Real and 17 units fronting SE 9`h Avenue. The units fronting Camino Real and S.E. 9a' will consist of 1 & 2 bedroom flats on the I" floor with 1, 2 & 3 bedroom 2 story townhouses on top of the flats. This look, especially along Camino Real, is vital to our approvals with the City of Boca Raton. The flats/townhomes will help conceal the parking garage along Camino Real. The courtyard-shaped tower will have a 4,000+ square foot clubhouse with beautifully landscaped terraces and fountains surrounding the full size pool and jacuzzi. The club will also offer a full range of amenities including a full service cardio/fitness room, sauna, clubroom, billiards/media room and a professional business center. The project architect will be Quincy Johnson & Associates based here in Boca Raton. Quincy Johnson is the same firm we are using for Jefferson at Flagler. Jefferson on Camino Real Project Summary PROJECT: Jefferson on Camino Real Boca Raton, Florida LOCATION: The property is located in Downtown Boca Raton on the northwest corner of Camino Real and US 1. PROJECT DESCRIPTION: A 235 unit "Class A" luxury apartment community consisting of 203 units in a courtyard-shaped 9 story mid-rise apartment building. An additional 32 units in the form of townhouses over flats will line Camino Real and S.E. 9'' Avenue, screening the parking garage from the street. SITE DENSITY: 117.5 units per acre on 2.0 acres No. of UNIT MIX: Units Unit Mix Unit Type Avg.SF 65 27% 1BD 791 109 46% 2BD 1,122 61 26% 3BD 1,459 Total Units 235 Average Unit Size 1,118 Net Rentable Area 262,650 PARKING: 308 Parking Spaces provided in a shared Parking Garage PROJECT AMENITIES: Centralized Clubhouse with large swimming pool, spa, fitness facility with weight and cardiovascular training, sauna room, game & media room, gazebo area with BBQ grills. UNIT FEATURES: Audible alarm, crown molding, icemaker,microwave, self-cleaning Oven,ceramic tile bath,washer/dryer,multiple phone lines,oval tub Ceiling fans,track lighting-kitchen-dining rooms, Nine foot ceilings(in select units),Berber carpet, designer cabinets, designer countertops. e r. -�!!f'�i.� '�,' Yr t � �,I •� �j mac. 1,•., .t,, "}.y' •� \ � .�.� -p: - wit'; ��'1s��;u�:�t�: a •� � 1 I Y � I _ •�.: ' rl ►' I • r I4 � '� � �V' - ' —'f'- '>� PIN IL WIN Av ADD ,;Tj;},ti;i'vF,'•; � �r ' 1 ��. r•i 4` (�' • yi bL '� 'ei atey-i�� gVIM* `i' ,sit •w st {tC 4 Ro f rr IF .N: IL i+y•. its ; +��•,�I�+,� �q•','!,.,: '�� •.t' `�� i "��, - .':rte � ;�• � � _ ` , v i(:`!,t^ • , per,;.'- Exhibit 4 Jefferson at Douglas Entrance Coral Gables I. EXECUTIVE SUMMARY A. Project Description Jefferson at Douglas Entrance will be a 224-unit urban residential mid-rise development in the prestigious city of Coral Gables. This unique parcel of land proposes to combine a modern day residential tower with commercial, office, retail, and restaurants to create true mixed-use development with a quaint urban village atmosphere. As the name implies, Douglas Entrance is the gateway to the city of Coral Gables. The city of Coral Gables is located southwest of downtown Miami. The proposed project will consist of a 16-story building located on the northwest corner of Douglas Road (37`x' Avenue) and Calabria Street. This residential tower will be the final building component of what is well known as the historic "Douglas Entrance". The existing towers consist of office, retail and restaurants containing 500,000 square feet filled with 1,500-2,000 employees. "Douglas Entrance" is approximately one half mile north of Miracle Mile, the city of Coral Gables' main downtown street which is lined with upscale retail shopping and chic outdoor cafes. Jefferson at Douglas Entrance will be a 16-story building consisting of 224 units and 670 parking spaces, which will be shared with the current office development. The ground level will consist of 21 townhome units, leasing office, concierge area, coffee bar and business center. Floors 2 through 7 will consist of parking (111 spaces/floor) and residential units (5 units/floor). The majority of the amenities will be located on the 8th floor, including the swimming pool and spa. Floors 8 thru 16 will consist of residential units (20 units/floor). The 16th floor will consist of penthouse units with nine-foot ceilings and upgraded interior features. Jefferson at Douglas will capture the "Mediterranean" architectural identity of the city of Coral Gables in a style comparable to such award winning buildings as the Biltmore, Colonnade, Hyatt, Republic Bank Building, and the new Gables Grand. The buildings will have rich colors, Keystone and Mexican tile accents, lush landscaping and barrel tile roofs. The elevation of the parking garage will camouflage its use by adding Mediterranean architectural details. The apartments will include the following interior amenities: crown molding, Roman tubs, tiled entries, kitchens and baths, mirror accents, upgraded European cabinets, full appliance package with side-by-side refrigerator, washer and dryers, built-in microwaves and multiple phone lines with high speed internet capabilities. Additional amenities will include a state-of-the-art fitness center with cardio/theater and strength equipment, clubroom, business center, game room with billiards, steam room, massage room and coffee bar. The typical apartment floor plan will contain approximately 989 average rentable square feet. The unit mix will be approximately 44% one-bedroom, 45% two-bedroom and 11% three- bedroom units. Page 5 of 55 I. EXECUTIVE SUMMARY (CONTINUED) 0 Our market research shows the demographics for the target market will be young professionals, empty nesters and young married couples without children. The strong demand for residential housing in Coral Gables is projected to continue for the foreseeable future. The luxury rental units geared toward young professionals and empty nesters, combined with restaurants, retail and office, should create an exciting synergy. B. Location The project site is located on the northwest corner of Douglas Road (37"' Avenue) and Calabria Street in the city of Coral Gables. C. Market Research The Miami area continues to experience solid economic growth despite the recent performance in Latin America. The current year-over-year employment growth is 1.7 percent accompanied by a 6.1 percent unemployment rate. Improved tourism, as well as growing trade and financial ties with Latin America, is supporting the Miami economy. Hospitals, the retail trade, and service industries dominate employment in the area. Page 6 of 55 II. PROPERTY INFORMATION 4/ PROPERTY SUMMARY PROJECT DESCRIPTION: JPI plans to develop a 224-unit "Class A" luxury apartment community characterized by urban development in the city of Coral Gables. This development, known as Jefferson at Douglas Entrance, is a pedestrian friendly mixed-use development. Construction will be concrete block with concrete floor slabs and painted stucco exterior walls with barrel tile roofs. The ground floor will consist of approximately 18,000 square feet of management office and amenities. The lobby will have two separate entrances for office parking and residential parking. The lobby will have the following amenities: ❑ concierge desk w/storage area for package delivery and dry cleaning drop off o mailroom with ATM ❑ business center ❑ coffee bar The majority of the amenities will be located on the 8th floor. The swimming pool and spa will be on the west end of the building. The following amenities will also be included: o state-of-the-art fitness center with cardio-vascular theatre o massage room o steam room • media center • billiards room ❑ men/women's bathroom with lockers The following interior amenities will be included: o intrusion alarm ❑ crown molding ❑ microwave ❑ ceramic tile bath ❑ side-by-side washer and dryer ❑ multiple phone lines ❑ Roman tub in master suite ❑ gourmet kitchens o full size washer and dryer ❑ oversized walk-in closets ❑ ceiling fans with light kits ❑ track lighting ❑ tiled kitchens ❑ side-by-side refrigerator o separate tub and shower o plush carpet ❑ built-in bookshelf Paee 8 of 55 II. PROPERTY INFORMATION (CONTINUED) 0 Residents will receive one reserved space in the monthly rent and will be charged a fee for additional reserved spaces. LOCATION: Jefferson at Douglas Entrance is located on the northwest corner of Douglas Road (37"' Avenue) and Calabria Street in the city of Coral Gables. TOTAL APARTMENT HOMES 224 NET RENTABLE AREA 221,409 Square Feet AVERAGE UNIT SIZE 989 Square Feet LAND AREA 1.574 PARKING 397 Residential Spaces 273 Office Spaces Page 9 of 55 II. PROPERTY INFORMATION (CONTINUED) B. LOCATION MAPS/AERIAL PHOTO Page 10 of 55 BROWARD COUNTY COUNTY LINE RD DADE -00�— I BROWARD COUNTY 80 ' > K..�.,r AI r ----- 3+�D,ADE COUNTY - ? 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'\tt.::�:�� — .�� tart 1 taaa •�y!afi _� �' i-e�. a ,(� M `'r!�i'S( _)1 �-st`I �rt+v. 1J __-- _•w�;�,.f iy�� r %-A 14• .l.j•Ty,'FW r '♦fi _ �Y-.I. 2. .:1:.� tiY1�caA 711 � �1r 'rF �,.i�; '>l ��.,".Y , '�� lit Fr'r`ik rl,i.• '�•�ri. ..fi I ' '�y + .'� 1y ~ -"w._ i?. , ?'' Ir I I�Mmyw,1. ► err +N 7 '• i �rt ff LLJ CC ) gip F. 1 W !(1k�. } f ,1 s -.1l a'+i�l•fl '.. � 4-! 'tt"K n -, t{' t ,,Q- t6j ' S� r yF'!! ,'e• �I� ' !S ':•�' .; 'i'{��i�-�� iIIIIIII��, - �i`I - ! ' t ;� I('�T t�/i�f'�1. � +tom....a r c •�n R 7 v.'=rr'� ��• L r _ ' '1•' •� •r\ � \ w� � c.car.c r, ." r J r raaaara• Al pp Oo "', `' :�a` I,. �� .r. -• '� .S - •a....act -11 ev bob 1L qV 6 � t ' 1: � 1•, ,G � , a 1w 'I —ter It .fj":'\`t'. �'� i Ek .s I'�uc t`�+ � ' 'r{' 1�'l�y �y �•7 z�� t� II. PROPERTY INFORMATION (CONTINUED) C. PROPERTY ELEVATION(S) - Page I I of 55 :)NI 'S1�J31Tff,D,^NV 2Y1a N 011111 A 11111.i i 1 �e i�iil" _.a., •� sip z' !t .f�. =_•L. Ii,l � H - P a• � ! P I I ❑0000000 r"• 11111 I— Hal Cm I � u1 a U ■■muss.■ I I i 1,�1('!5.1 ..� c��b�{{ cC,� a621yp1y Eu.�S d� C3S$ °cFPw�lS PT€999 tl -�� n 9 Y> a1 �� b j 3$r ��<8 pQgF 9p�algp� �^ 9 M Pie pk oil � 1prit P,B3 a< , .1%sgge iz A.v. ia1>ii = - S I ' I I i I r� ' I I I is Q II I H 5 x V Z d I a M O 1, 2I ED soon ED InTI Il T ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ v ■ ■ * ■ ,■ ■■ ■ -A0M0 ■ ■ ■ a : !!E"2011 M,!sm� NONSENSE 1 1 e( 1 J ■� 1 1,.11 1 T 1 1 11 1 HOMES ■ ■ ■r.r;■ ■ ■ ■■ ■ ■ E ■ iul i. 1' 1'I ■ M� O:W :All I - From z 1 -!no ' ■ s. 0 I 1 M M ■ r o I■ it a■�■ ■ _ ■ ■ ■ ■ ■ ■ ■ ■ MEMOS E M ■:■: w , ■ ■ ■■ E son MIMI A (4) _ 0 NONE HOENE ■ M ■� z v�NI ED 1 'q-r�r-err-ri-iT- ■ ■ ■ ■ ■ ■:■; ■ Eggs 0 1:w i 1 ■ ■ ■ ■ ■ ■ ■ ■ 04■4.j ■ ■ ■ ■ ■ ■ i-W it-r-s: I I i I I I �mqn flN S 'Y S {• S ti � 4 ti ti H 'L I 5. I ! i i I I I��rr�y;• i ,I ,I a"r�`�y"� "°»7�is°� !�' -'s°°e�.'.��'y .ate-rte-- I i I- � �t I I i-� f I I'-I ' �.... r -• ,. _i..;{I I III I Q i N T n - _ .... I a ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ � ' Mal ■ ■ ■ ■ ■ ■ Liil; � i ONE man NONE w ■ ■ ■ N ■ ■ ■ ■ ,pC ' i ■ ■ ■ ■ ■ ■ �ilJ J ` ;■ ■ r■ C 11nL' , I I I I ■ ■ Oman ■ ■ it ■ a o s Monson � ■ � mCC fro a a C C a , � mum, r-aaa w ■ ONN ■ ■ N ■ irel.C : a.= Mamma ME' ■ NN ■ ■ ■ ■.■ 'W■ � �� z ' ■ ■ ■ , S 1 1 •{. 1 S' 1 t ti 1• N t S F I I i II. PROPERTY INFORMATION (CONTINUED) D. FEATURES AND AMENITIES Living Area Features • Choice of distinctive one-,two-, and three-bedroom floor plans. • Professional color schemes,which coordinate wall paint, carpets, entry, kitchen and bath tile. • Oversized sliding glass doors to balconies and patios. • Nine-foot ceilings for the first and ninth floors. • Full size washer and dryer in all apartment homes. • Generous storage areas, walk-in closets, and pantries. • Large private storage areas. • Pre-wired for cable television. • Designer cabinets and countertops in kitchens and baths. • Mini-blinds or vertical blinds on all windows and sliding glass doors. • Designer kitchen. • White-on-white appliances including dishwasher, microwave, and frost-free refrigerators with icemakers. 1 • Select apartment homes will include double door refrigerators with water and ice dispensers in the doors. • Wired for individual intrusion alarms for each apartment home, full-view peephole, deadbolt lock at each steel entry door, and electronic smoke detectors with fully integrated sprinkler systein. • Crown molding in the dining and living rooms. • Effective soundproofing features. • Luxury bathrooms with oversized oval tubs and ceramic tile surrounds. • Built-in bookshelves in selected units. Exterior Amenities • Community center with state-of-the-art fitness facility and aerobics area, billiards/media room, business center, 1 massage room, steam room and residential service area. • A large pool with spa and surrounding sundeck. • Controlled entry access. Energy Efficient Features • High-efficiency heating and air conditioning. • Excellent quality exterior concrete wall construction. r • Energy seal around all doors, windows, and baseboards. • Extensive insulation in exterior walls and ceilings. • Individually-metered water. Full-Time Professional Management • Professional management providing 24 hour services with expert building and landscape maintenance. Page 12 of 55 II. PROPERTY INFORMATION (CONTINUED) 0 E. CONSTRUCTION IMPROVEMENT ANALYSIS Exterior Walls i • Stucco over 8"concrete block wall. Roof • Concrete tile on 2 layers of felt with 19/32" plywood sheathing on roof trusses at 24" o.c. Windows and Doors • Windows are horizontal and single hung with snap-on aluminum mullions and screens. All exterior doors are 1 3/4" thick, metal clad with an insulated core. Patio doors are aluminum insulated sliding glass. All exterior doors and windows are impact resistant and meet hurricane code requirements for the area. Insulation and noise Abatement • Caulking and weather stripping, R-42 batt insulation in exterior concrete block walls, R-I 1 batt insulation on one side of double party walls. 4 HVAC • Individual system manufactured for each unit with remote condensing heat pump unit; all units are designed for energy efficiency. Kitchen Equipment • Electric appliances with 30" range/oven combination with microwave/vent hood combination, 16 or 18 cubic foot double door frost-free refi-igerator/freezer with ice maker, garbage disposal, vegetable sprayer and dishwasher. Furnishing • Miniblinds over all windows. Designer laminate counters and euro-style cabinets in kitchens and bathrooms. Plumbing • Double sink in kitchen and 5-foot oval shaped tubs in master bathrooms. Electrical • Conforms to national and local codes and includes all interior and exterior fixtures, cable television, bath exhaust fans and telephone system. Cat 5 wiring included in all apartment homes. Specialty Items • Mailboxes will be conveniently located in the lobby. 1 Page 13 of 55 II. PROPERTY INFORMATION (CONTINUED) F. APARTMENT HOME MIX NO. OF TYPE DESCRIPTION UNITS SF. TOTAL Al 1 Bdrm-1 Bath 67 770 51,590 A2 1 Bdrm-1 Bath 32 833 26,656 #of 1 Bedrooms 99 B1 2 Bdrm-2 Bath 80 1,092 87,360 B2 2 Bdnn-2 Bath/TH 21 1,161 24,381 # of 2 Bedrooms 101 C 1 2 Bdrm-2 Bath/Den 18 1,286 23,147 C2 2 Bdnn-2 Bath/Den 6 1,379 8,274 #of 2/2/Ds 24 TOTAL 224 989 221,409 Total Land Area 1.574 Acres Density 142 Units Per Acre Unit Mix 1 Bedroom 99 44% 2 Bedroom 101 45% 3 Bedroom 24 11% TOTAL 224 100% Page 14 of 55 II. PROPERTY INFORMATION (CONTINUED) i G. SITE PLAN Page 15 of 55 — -- _ fall ] _. I>I-I .:... S y. a 9.. Z :I H .-d Z. d I_. Q K _0 i -T►-- - ------- - -- -- -- -- ac� an�v1srr-assaas-.-ate x�aaa---------------- - j i I E � ■ _ ° C ° • � oaoo❑ � � gyp, 000ao Q i p- c. I I i - i i � I - ' I I� I - jI I _ I I I ............... Y„I M J,! ,1,:1,:f ,t 4 4� ��f I �� !�� j I . CD ILI ri.-'I S L H 0 )f Y I G N 0 A El A-9-9 A V J ------------ A" 8 �rj. �+.A • U'z ---- ------ ------ ---------- ------i------tg..7x at im .71 W. O• 110- lA ig ------- ----- I®R II. PROPERTY INFORMATION CONTINUED H. FLOOR PLANS f Page 16 of 55 ------- „m. EM O I ®I uromw an�ae I I I I I i I UvWOAOO@q NBURO W ROOM M IZP MrX 171" i 1 i I - I 1 1 1 I I I UNIT A-1 SCALE:1/8'=I'-O" Unit Square Feet ------------770 s.f. Total Units -------------- -67 i j • I ' s:rs• ss .r �v a � I c I Wk i I I I I I i I I ' I LF4?x2/Dwm j L s t1'l0' uRDQI m i r. I I . I i UNIT A-2 ScAax:�B• -0• Unit Square Feet------------833 s.f. Total Units -------—_-_---32 i i Rl3+. PAHIRY lu I RAIN MOEN POY®t , ft 12x• I BATH z , S6':6 �l1 I , WRIG/D°BPBG Room MASH 1 410'.17' i 9mROOM 11111V , i r UNIT B-1 B-2&B-3 SCE:1B- Unit Square Feet ------------1092 s.f. Total Units ---------------------80 I i MASTER -J-- BATH bw BATH 2 9'6Z 12' -I-- 6177 S10' PUTCHI 7 9'6':91' ——— \} I REP. E I.ASlI —1 ..LC \ a .0 LDCEN w WIC I ' T.TS IIVfNGNWING ROOM � 12,0610' I MASTER BEDROOM 12k IT6 DEN BEDROOM 9':12' Ilk 17 I UNIT C-1 SC-AJ-E:1/8"=,.-0. Unit Square Feet ------------1286 s.f. Total Units -------------------- 18 i i F171 , �71 O bw BATA: i I 6Ta 610' 1QIcHR31 d 96't 9r D i MASTER RATH I1VV4GAXNM RO 0 1 LI 17 ' RPP. �3� —l I I tu+ma �w'� wtc I II wtc I I _ I W. i I ITC.2810' i i I i I MASTER IB DROOM in i DEN BEDROOM i 9i 16 114 18 I I i U TT C-2 SCALE:„g•�I-0- Unit Square Feet -----------1379 s.f. Total Units ---------------------6 i I i I ' i I � r)BATHROOM c 79'.,r I K]TCHEN I ITI,.9 P. J wt UP 1wx ! I L�1J I I I LrAm oR(Wo I ROOM ROOM Irs.u' IVxu• i I I I I i I I ----------------------------------------- I I I 1 st Floor Plan i I i i UNIT TH-A 1 SCALE:1/8' -T 1st Floor--------------------- 596 s.f. 2nd Floor -------------------- 596 s.f. Total Square Feet ---------- 1192 s.f. Total Units ---------------------21 Exhibit 5 City of Sunny Isles Beach "�r.00 20 therefore, the attainment of densities approaching the maximum, depends to a great extent on the dimensions of the site, conditions such as location and availability of services, ability to provide sufficient off-street parking, and the ' compatibility with and impact of the development on surrounding areas. High Density - This category permits from 50 to 80 dwelling units per gross acre. This density is appropriate for areas where land costs are very high and where services will be able to meet the demands. 15B. The Future Land Use Map shall identify all non-residential land as one of the following non-residential or mixed use categories: Mixed Use—Resort/High Density: This category is designed to encourage development and redevelopment within the area east of Collins Avenue for resort style developments catering to tourists and seasonal residents (hotel, hotel-condominiums, vacation resorts and resort style condominiums) as well as high quality residential condominiums. Retail uses such as restaurants, conference facilities and other convenience services and specialty goods are permitted provided they are internal and accessory to the hotel / resort development. Utility, communications, community and recreation facilities serving the community are also allowed. This category allows an as-of-right density of a maximum one hundred twenty five (125) hotel-condominium units per acre and fifty(50) dwelling units per acre for condominiums and apartments and a floor area ratio (F.A.R.) intensity of 2.5. The allowable number of hotel rooms is controlled by the floor area ratio. Additional residential density and F.A.R. intensity may be permitted for developments that comply with bonus program requirements. Residential densities with bonuses may not exceed eighty(80) units per acre for condominiums and apartments. Town Center - The Town Center designation is a planned development Town district that encompasses both underlying commercial and residential land use Center categories in the master plan. This designation indicates that it is the policy of Intent & the City and governmental agencies to encourage and support Town Center Application development through an .economic development strategy and plan. The City shall prepare and adopt the strategy and plan and accompanying development regulations, capital improvements program and possible development incentives by 2002. It is intended that,over time, as opportunities arise for redevelopment of tracts of land over three acres in size, the provisions of this Town Center plan shall guide the City, its citizens, property owners and prospective developers in the design and redevelopment of such large scale projects. Where the provisions of the plan authorize land uses or development intensities different or greater than the underlying land use designations on the future land use map, the more liberal provisions of the plan shall govern when jointly adopted by affected property owners and the City. The Town Center is encouraged to become the hub for future urban development intensification around which a more compact and efficient urban structure will evolve. The Town Center is intended to be a moderate to high intensity design-unified area which will contain a concentration of different City of Sunny Isles Beuch Comprehensive Plan 21 1 1 1 1 1 1 1 1 1 1 Exhibit ' City of Miami 1 t 1 1 1 1 ' © Copyrighted. Municipal Code Corp., affiliated Municipality. 2000. Page 1 of 2 ZONING ORDINANCE City of MIAMI, FLORIDA Codified through Ord. No. 11901, adopted Feb. 17, 200( ZONING ORDINANCE* ARTICLE 4._ZONING_DISTRICTS Sec.401. Schedule of district regulations. Subdivision, developments, neighborhoods or similar areas: Not to exceed one (1) permanent ' identification sign or ten (10) square feet in area, per principal entrance. Temporary political and civic campaign signs: Allowed subject to the exceptions, limitations and responsibilities of subsections 925.3.11, 925.3.12 and 925.3.13. ' R-4 Multifamily High-Density Residential. Intent and Scale: This residential designation allows single-family, duplex and multifamily structures up to and including high-rise apartment structures with a maximum density of one hundred fifty (150) units per net acre:-'Allowed within this district, and subject to specific limitations, are supporting services such as places of worship, primary and ' secondary schools, daycare, community based residential facilities and convenience establishments. For any lot located on the southeast side of Brickell Avenue between 15th Road and 25th Road, the seventy (70) feet adjacent to Brickell Avenue on the southeast side shall be dedicated to the city, having been first t improved with a frontage road and landscaping in conformity with official plans, policies and standards of the city, under a Class II Special Permit. In computing the gross area of such lots, the area dedicated shall be included as though it were net lot area, and credit for adjacent green space shall be computed from the location of the lot line adjacent to Brickell Avenue prior to the dedication. Similarly, in determinations concerning other requirements which may be affected, the dedicated area and adjacent beneficial green space shall be included, except that the minimum front yard shall be provided within the boundaries of the newly established lot line. ' Intensity: Except as specified in Section 903.5, when a single family or duplex use is proposed within an R-4 Zoning District, the following standards shall apply: Minimum lot size: Twenty thousand (20,000) square feet. Setbacks: Front- twenty (20) feet, side'- ten (10) feet, rear -ten (10) feet except when abutting R-1 or R-2 districts, in which case it will be twenty (20) feet. Height: For buildings which abut a right-of-way of less than one hundred (100) feet in width, the ' maximum height of a building at the base building line is equal to the sum of the right-of-way plus the two (2) front setbacks on either side of the right-of-way or one hundred twenty (120) feet, whichever is greater. Portions of buildings above that point (the maximum height of a building at the base building line) shall not exceed a height as delineated by a forty-five (45) degree inward sloping plane measured by a ratio of one (1) foot horizontal and one (1) foot vertical except in lots with multiple street frontages, where this additional setback applies to frontage on arterials and collectors only. For buildings which abut a right-of-way of one hundred (100) feet or more in width, the maximum ' height of a building at its base building line is two hundred forty (240) feet; portions of buildings above that point(two hundred forty (240) feet in height) shall not exceed a height as delineated by a sixty (60) degree inward-sloping plane measured by a ratio of one (1) foot horizontal and two (2) feet vertical ' measured from said point. Minimum lot width: One hundred (100) feet. Floor area ratio: Maximum of one and seventy-two-hundredths (1.72) times the gross lot area. Building footprint: Maximum of four-tenths (0.40) times the gross lot area. rC Copyrighted. Municipal Code Corp., affiliated Municipality. 2000. Page 2 of 2 r r r r r r r r r r r r r r r r r r Inm icani 1 0 _. _ i i ' Exhibit i City of Coral Gables 1 1 I $3-4 CORAL GABLES ZONING CODE ' permitted shall be calculated at the rate require site plan review b of sixty 6Q) units ppp y the Planning Zoning Y per acre or fraction Board,with appeal to the City Commission.(3326) thereof. 1. Location eligibility. All properties oned C (z) Usable open space.Usable Open Space for and located within the following d scribed apartment buildings four (4) or more sto- geographic area shall be eligible to use ries in height shall be provided as follows: the standards set forth herein for Mixed- 1. Each apartment building site shall Use District No. 1. provide usable open space equal to a. The area bounded by Southwest ' the minimum of twenty-five(25)per- Eighth Street to the north, Palermo cent of the building site and such to the south, Douglas Road to the area shall be appropriately land- east and LeJeune Road tot the west. scaped with trees, shrubbery, grass, (2779, 3326) hedges and other acceptable land- 2• Limitation. In order to encourage the cre- scapematerial.Such landscaped ma- terial shall be maintained in a neat ative mix of uses, all developments, ' and orderly appearance. One-third Whether existing, new, renovated or pro- posed shall be eligible to utilize the Mixed- be located on an elevated deck. Use District No. 1 regulations, providing that the development shall have at least ' 2. Accessory deck used for recreation or twenty-five(25)percent,but no more than other tenant use may count as re- seventy-five(75)percent of the quired open space up to a maximum gross floor area as residential uses. Such residential of one-third (1/3) the total required uses may include apartments, apartment- usable open space, provided the hotels and hotels.The non-residential por- height of such decks does not exceed tion of the Mixed-Use District No. 1 de- thirty (30) feet. velopment may include office, retail, ' restaurant, entertainment, recreational Sec. 3-5. Mixed-use district regulations. and cultural uses as permitted by the (2734) underlying district. (3326) ' (a) Mixed-uses. These regulations are intended 3. Setbacks. The following general setbacks to allow the harmonious mix of complementary shall apply to Mixed-Use District No. 1 uses within a single development. They are in- developments,but shall not supersede the ' tended to promote efficiency of land use, provide specific setbacks listed for main buildings convenience, decrease vehicular traffic and en- at specific locations in Article 4 of this courage greater housing options. Developers wish- Code: ing to utilize the mixed use provisions outlined a. Front, Side (Interior), Side (street): herein shall so indicate on their submitted plans. (1) That portion of the building ex- (b) MIXED USE DISTRICT NO. 1. Commer- ceeding thirty-five (35) feet in ' height shall provide a ten (10) cial Use Districts. The standards set forth herein are to encourage the mix of residential uses into foot minimum setback plus one foot for each twenty-five (25) commercial development. All regulations of the feet over thirty-five (35) feet. ' underlying use district shall remain in effect except as otherwise specified herein. Whenever a (2) Corner lots which have no radii conflict exists between these standards and reg- shall have a ten 110) foot set- conflict in other sections of this Code, the stan- back from the corner between ' dards set forth herein shall supersede. All appl- three(3)and eight(8)feet above the established grade. cations shall be reviewed in accordance with Articles 23 and 25 of the Zoning Code, and will Supp. No. 2 A3-16 c ' USE DISTRICT AND REGULATIONS §3-5 ' between three (3) and eight (8) ground area coverage allowed for the feet above the established grade. Mixed-Use District No. 1 develop- b. Rear: went may be ten(10)percent greater ' (1) Where there is a dedicated al- than that which is permitted for ley in the rear, all buildings apartments, apartment-hotels or ho- shall be set back five(5)feet up tels alone. This increase is equiva- ' to the first fourteen (14)feet in lent to the percentage listed in the height.For that portion of build- Maximum % Ground Cover Princi- ings above fourteen (14)feet in pal Access and Deck Building col- height, there shall be no set- umn included in Section 3-4(q) of ' back requirements from the rear this Code. property line. 6. Floor Area Ratio. (2) Where there is no dedicated a. When multiple uses are incorpo- alley in the rear, a ten(10) foot rated into a development of four or minimum rear setback shall be more stories in height,the floor area provided. ratio (F. A. R.) for each use shall be ' (3) Parking garages shall be re- individually determined according to quired to provide the same min- Sections 3-4(s)and 3-6(y)of this Code imum setbacks as required for and the highest of the individual F. ' the main building provided how- A. R.'s shall be applied to the entire ever, that no setback shall be development. required for that portion of a 7. Parking. parking garage which is lo- a. Required off-street parking may not ' cated completely below grade. be reduced for the office and/or in- 4. Open Space. dustrial portion of a Mixed-Use Dis- ' a. Plazas, courtyards, arcades and log- trict No. 1 development. gias paved with a pervious material b. Required off-street parking may be may be considered open space and reduced by a given percentage for ' counted as such toward the open- the residential,retail,restaurant,rec- space requirement up to a maximum reation, cultural, entertainment of one hundred (100) percent. and/or similar portions only of a b. Plazas, courtyards, arcades and log- Mixed-Use District No. 1 develop- ' gias paved with an impervious ma- ment in accordance with the chart terial may be considered open-space below: and counted as such toward the open ' space requirement up to a maximum of seventy-five (75)percent. 5. Ground Area Coverage. ' a. The ground area coverage standards set forth in Section 3-4(q) of this Code for apartments, apartment- S hotels, and hotels shall not a ' ` Mixed-Use District No. 1 develop- ment. n,,/�`Q+✓> ment. ' b. When the residential portion of the j development is less than the non- residential portion, the maximum ! ' OC, Corr. A3-17 § 3-5 CORAL GABLES ZONING CODE OFFICE ° U %PARKING REDUCTION AND 6i`/—__!�% FOR USES OTHER that the development shall consist of INDUSTRIAL 55% no more than one building and have °% THAN DICE at least twenty(20)apartment units. OF DEVELOP- PORTION jj i;2, INDUSTRIAL In addition, at least eighty (80 ) per- ^ ins cent, but no more than ninety-five MENT (95)percent of the gross plan area of :S% 35% 45% 55% 65% 75% the building must be in apartment use. %OF DEVELOPMENT CONSISTING 3. Permitted uses. The following is a OF USES OTHER THAN OFFICE OR INDUSTRIAL. list of Mixed-Use District No. 2 per- mitted uses:Apartment building,Au- c. Required off-street parking spaces tomatic teller machine, Bakery (no may not be reserved,assigned and/or baking on premise),Barber shop and designated for a certain use, busi- beauty shop, Book store, Drug and ness or individual or restricted in sundry store, Dry cleaner (no clean- any way other than that which is ing on premises), Florist, Food store otherwise required such as handi- (gourmet or convenience), Statio- cap, delivery vehicle or bicycle park- nery store. ing. 4. Ground area coverage. The maxi- (c) Mixed-use District No. 2. The standards mum Found area coverage permit- set forth herein are to encourage the mix ted for Mixed-Use District No. 2 de- of limited commercial uses into residen- velopments may be ten (10) percent tial development. All regulations of the greater than that which is permitted for for apartment use alone. This in- underlying Use District shall remain in crease is equivalent to the percent- effect except as otherwise specified herein. Whenever a conflict exists between these age listed in the Maximum 0% Ground Cover Principal Access and standards and regulations in other sec- Deck Building column included in tions of the Code, the standards set forth herein shall supersede. Section 3-4(p) of this Code. 5. Floor area ratio. The maximum F.A. 1. Location eligibility. All properties R. for Mixed-Use District No. 2 de- zoned A and located within the fol- velopments having a height of four lowing described geographic area (4) or more stories shall be deter- shall be eligible to use the standards mined according to Section 3-4(s) of set forth herein for Mixed-Use Dis- this Code, except that the F. A. R. trict No. 2. listed in the column entitled Maxi- a. The area bounded by South- mum F.A.R. shall be increased by west Eighth Street to the north, five (5) percent. Alhambra Plaza to the south, 6. Parking. Required off-street parking Douglas Road to the east and for Mixed-Use District No. 2 devel- LeJeune Road to the west. opments shall be determined accord- (2778) ing to the requirements of Article 2. Limitation. In order to provide con- XIII of this Code and may be reduced venience to residents of multi-family by twenty (20) percent for the non- dwellings and reduce vehicular traf- residential use portions of the devel- fic, all developments, whether exist- opment. ing,new,renovated or proposed shall 7. Business access.Businesses in Mixed- be eligible to utilize the Mixed-Use Use District No. 2 developments are District No. 2 regulations, providing primarily intended to OC, Corr. A3-18 USE DISTRICT AND REGULATIONS § 3-6 Uses, as described herein, and Special-Uses as 20. Barber shops and beauty shops, defined in hereof, shall be permitted. A CA-Use 21. Book stores, except adult book stores. shall be carried on entirely within the buildings completely enclosed with walls and roof, and 22. Broker-mortgage. provided no operations are of such a nature as to 23. Building,plumbing,and electrical contrac- become offensive or obnoxious to the adjacent tors office only-no shop or storage. premises devoted to or adopted for other uses. (b) Permitted principal uses and structures. 24. Business analyst-counselors or brokers. 1. Abstract and/or title company. 25. Calculating and statistical service. 2. Accountant. 26. China, crockery, glassware and earthen- ware stores. 3. Actuaries. 27. Cigar and cigarette stores. 4. Adjustors-insurance. 28. Clinic, medical or dental (establishments 5. Administrative office. where two or more medical or dental 6. Advertising office-no shops. practitioners have offices together with consultation rooms,laboratories,and other 7. Apartment units as part of a multi-use common facilities). development which does not constitute more than fifty (50) percent of a develop- 29. Computer design studio. (3256) ment, and subject to the requirements, 30. Computer software development. limitations and restrictions applicable to 3 the construction of apartments in A-Use 1. Confectionery and ice cream stores. Districts, or Mixed-Use district regula- 32. Consulates. tions (Section 3-5). 33. Consultants. 8. Apartment-hotel units as part of a mixed- 34. Cosmetic, perfumes and toiletries stores. use development and subject to the re- quirements, limitations and restrictions 35. Court reporting, public stenographers, applicable thereto. 36. Credit reporting. 9. Appraisers. 37. Department and dry goods stores. 10. Antique and curio shops. 38. Dentist. 11. Architects. 39. Detective agency. 12. Art galleries and museums - private, non- 40. Drug and sundry stores. profit for public cultural and educational 41. Employment agencies, placing executives purposes only. (3318) only. 13. Art goods stores. 42. Engineers, professional. 14. Artists' studio and private art galleries 43. Florist shops (does not include the grow- for retail sales. (3085) ing of plants). 15. Attorneys. 44. Furniture stores (retail only). 16. Auctioneers-office only. 45. Haberdashery shops. 17. Auditors. 46. Hobby supplies. 18. Automobile rentals or leasing office only. 47. Hotels. 19. Banks, trust companies, savings institu- 48. Importer/exporter-office only. tions, finance companies and other simi- lar financial institutions. 49. Insurance agencies and bond office. Supp. No. 2 A3-19 I §3-6 CORAL GABLES ZONING CODE 50. Interior decorating, costuming, drapery 68. Optometrist. stores. Retail only, no work to be done on premises. 69. Parking lots,automobile-auxiliary or ac- premises. to any CA-Use. 51. Investment and securities dealer. 70. Parking lots-Commercial. 52. Jewelry stores. 71. Photo equipment and supplies. 53. Leather goods stores. 72. Photographers, photograph galleries. 54. Luggage shops. 73. Post office. 55. Manufacturer's agents. 74. Public relations. 56. Market research. 75. Real estate sales and management of- 57. Medical doctors. fices. 58. Millinery shops. 76. Shoe stores. 59. Model agencies-no schools. 77. Souvenir stores. 60. Modiste wearing apparel and furriers. 78, Sporting goods stores. 61. Motel. 79. Stationery stores. 62. Musculoskeletal massage therapy treat- 80. Stock exchanges and brokerage offices. ment (massage therapy) in conjunction with a medical clinic, health club, spa or 81. Tax consultants. beauty salon. (See Ordinance No. 3017). 82. Telegraph and telephone offices (does not That the provision of musculoskeletal treat- include telephone exchanges). ment (massage therapy) as an adjunct function to a licensed medical clinic,health 83. Theaters and motion picture houses, ex- club, spa or beauty salon shall be permit- ted in CA zoning districts subject to the (a) Open-air or drive-in type; and following conditions: (b) Adult motion picture theaters. (a) Facilities offering musculoskeletal 84. Ticket offices for airplane, bus, railroad massage services shall meet all ap- and ships. plicable State and H.R.S. standards and operational requirements. 85. Travel agencies. (b) Only State licensed personnel regu- 86. Or other similar enterprises or businesses lated under Chapter 480 shall be which are not more obnoxious or detrimen- permitted to practice massage on the tal to the welfare of the particular com- premises. munity than the businesses or enter- (c) Licensing and operation shall be re- prises herein enumerated. These viewed on a year-to-year basis. enterprises shall be determined by the Board of Adjustment. 63. Music, radio, television and electrical ap- pliance stores (retail only). 87. Miscellaneous service establishments. 64. Notary public. (c) CB-Use Districts. CB-Use Districts are in- 65. Office for business and professional pur- tended to accommodate medium intensity com- poses. mercial uses and mixed-uses. In a CB-Use Dis- 66. Office supply and equipment stores(retail trict only CA and CB-Uses, as defined herein, and only). Special-Uses as defined in hereof, shall be permit- ted. A CB-Use shall be carried on entirely within 67. Optical stores. buildings completely enclosed with walls and roof, Supp. No. 2 A3-20 ., Firm Prqfile EDI Architecture, Inc. �f� J f EDI — Creating an ongoing legacy of great communities worldwide integrating design, planning and architecture. EDI Principals and Staff' u u i 0 0 0 3"3.19'i� �O '(�SJ�,9� �SSIO�SSO SSX� �Sii2A9"t7 1Q� ss�izsb �ssils�'��yisci swix's�l•so�r z.�isisc>smmo� .vxv% 3yi AIV)VIAL*TMI)VA �uIL bns�zfugzarctl`�\Cl'_S U �I p 6 f c., d "EDI-Creating an ongoing legacy of great communities worldwide integrating design,planning and architecture." The Principals and Staff of EDI Architecture,Inc. OFFICES FIELD OFFICES 3731 Briatpark Drive 474 Founders Park Drive East Suite 300 Springdale,Arkansas 72762 Houston,Texas 77042 501/306-7000 713/789-0395 FAX: 501/306-8158 FAX: 713/789-7292 Mobile: 501/530-8158 450 Sansome Street,2°a Floor 99/101 Rua Eduardo Mondlane San Francisco,California 94111-3310 Luanda,Angola 415/362-2880 Tel/Fax:244-2-334-819 FAX: 415/394-8767 Tel/Fax:244-2-338-322 Mobile:244-9-502-410 Empire State Building Mobile:244-9-503-949 350 5th Avenue,Suite 1221 New York,New York 10001 WEB SITE ADDRESS 212/967-3298 FAX:212/967-0822 www.EDIarchitecture.com PRINCIPALS Victor A.Mirontschuk,AIA Britten Lee Perkins,AIA . Richard C.Handlen,AIA Dennis F. Thompson,RID SERVICES Architecture . Interior Architecture . Interior Design Town Planning . Urban Planning ORGANIZATIONAL INFORMATION Corporation-Founded 1976 LICENSES NCARB . Arizona Arkansas . California Colorado Connecticut . Florida . Georgia Illinois . Kentucky Louisiana . Maine Maryland Massachusetts . Michigan Nebraska . Nevada New Hampshire . New Jersey New York North Carolina Pennsylvania . Rhode Island . Texas . Tennessee . South Carolina Utah . Virginia Veteran's Administration MOREABOUT EDI Established in 1976,EDI Architecture,Inc.is a multi-national architectural,planning and commercial interior design firm specializing in large-scale master planning, town planning, commercial, leisure, hospitality and residential projects.From EDI's regional offices located in Arkansas, California,New York,Texas and Angola,Africa,we have planned over 250,000 acres, designed nearly half a million dwelling units of all densities and been responsible for more than 11 million square feet of commercial and multi-use developments. Our commitment to innovation, technology and quality is recognized through more than 90 industry awards for excellence in planning, architecture and interior design services. At EDI, each project is assigned a principal who is actively involved with your project from inception through completion. Client satisfaction is our primary goal. REGISTERED ARCHITECTS SUPPORT STAFF CONTINUED Thomas Chung,AIA Wendy Titus Thomas M.Eisele,RA Kathy White Darcy Garneau,AIA Richard C.Handlen,AIA TECHNICAL STAFF Ronald B.Harris,RA Hugh Baunsgard Tammy Hodgson,AIA Adriano Brito Victor A.Mirontschuk,AIA Marcela Cervantes Britten Lee Perkins,AIA Charles Clardy Sawnie Robertson,Jr.,RA Enriquillo Cordero Robert L. Stowe,AIA Sujoy Dhar Dennis Thompson,Associate AIA Brad Gresham Stuart Welte,AIA Craig Hawkins Floyd Worsley,Associate AIA Gabe Karny Irini Kotelou ASSOCIATES Suzanne Kittrell Darcy Garneau,AIA Lisa Leal Donald Henry,ASLA Ross Lillie Tammy Hodgson,AIA Rick Lo Fiona Tierney,IIDA Mark McSwam' Stuart Welte,AIA Reuben Mendiola Terri Myers REGISTERED INTERIOR DESIGNERS Syed Nagvi Darcy Gameau,RID,AIA Vyvyan Neel Sawnie Robertson,Jr.,RID,RA Leda Netland Dennis Thompson,RID,Associate AIA Tuan Nguyen Fiona Tierney,IIDA Jana Nichols Ram6n M.Patino LANDSCAPEARCHITECTS Amilicar Pinto Donald Henry,ASLA Gordon Robertson Michael Ratajski Victor H. Salinas Thurkily Smith SUPPORT STAFF Clara Thibeaux Sabine D'Haeseleer David Tobar Millie Figueroa Francia E. Velez Trina S.Locklear Kapil D. Verma Nancy Munro Mario Villamorel George Perez W. Wade Woehrman Linda Perez Edmund Wong Steve Randle Tony Wong CADD CAPABILITIES LAN(Local Area Network)with Compaq Server 55 CADD Network Stations (10 of which are portable) Network Calcomp Thermal Plotter . Network IIP Design Jet Color Plotter . Network HP Design Jet 2000 11 Laser Printers . 2 Epson Stylus 3000 Color Printers . LCD Projector 2 Digital Cameras Network Modem Network Fax . Epson Expression 836XL Scanner . 2 Microtek Scan Maker E6 . Remote Access into LAN via Modem from 4 of EDI's Branch Offices and Consultants Internet Communications SOFTWARE AUTOCADD Release 14 with ASG for Windows Landcadd for Windows Windows 95 Microsoft Projects Microsoft Office 97 . MS Word for Windows 97 . Exce197 . Power Point 4.0 Presentations Microsoft Mail . Adobe PhotoShop . Adobe Illustrator ED Architecture At EDI, each client receives the continuing attention of a principal. As part of your team we develop the best possible design while ensuring that you receive the highest potential from your project. rit1,'..Sl:►�ii1'a .:�,` 1;1',' .. 1i1')!`' i .")9)`j �.•,:'tii I. 1i'lt!i`.M!) ,4 n o- Arclritectrrre ..1jla rr �.I.ati�;�• lip ■ '�'- --� � �►. r �•- � ■ ■i it` =S�T�"' S }i!�Iw � r . 1!�'�s`�y�' ! ss s i-�" �.,�. _ j��( f :. : ':ems :;��•.,��, � li n "`i■ � �� t�Dl I' Jefferson at Woburn •'.lid � \�] � ! � 11��_�i��i1. � ��i �' �� Wobum,Massachusetts JPI Planning Architecture �. S Architecture f f• t• a y � � � X 'f ' I F{lte'Ir �'7_. � 2° ."t tf sl l. fD1 t ' ,.• y9(�� 'Q�l#2 � �''fl �GC� ��•UaHr ��,,il.ii��i a�{•gju� ,I,,.r �1�� '� `? ��II+1 , 1 �1p1j4��i ,f-„ ',. 1 �I�Ii,i ! yf- ))�r r n�G! � ''�,.H+ 1 '1��j1 - J4 r• '��®�� ' �,� vim: '1�Ij � i t,��I�1 __p�'� • -fx -,f F7�.. ii[1•�rY' UI t 9!- �flfY' 1 �Yt, I i ,! 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J 'T.:t.�r3 � t-5�," �, 11 u lul °a't.�i Little Italy San Diego, California ay '" The Morgan Group `;Y�Y Architecture 45"z" - L ,Stitt` 1 ttaear:a:a'�mxacv'ash I I I / f ,� n"mf�� ,� L=;)n3 IL AWAI k Otay Ranch San Diego, California Morgan Group Planning Architecture u Architecture F I-jo Fir 7'VAR 7 3-r _,SOWN iv,L-vg rin,�--K ;.jw M-� P-9 MIN'I Iq HIRE G? f4w Planning m Architecture ELZ�IL � tlp Dptlq pggp- ° Qa IdQ -MQQ. - IQ Q-d(a' QQWi+. ° r �pp 'tl OCwp ° ®Q® i M.QQ Iid fld Id QQ UP q, tlp pp�y' Y.qo:of i E v n nn all 6 n0. p .HN ° QQ pp.Op n n0�a n oe w oeo' nan, f gQ QQ I Qd QQ Q Q38 QQ M Q 9 IM op t Gl Gfa Q Q P® " q ■ q LEIQQ lICJaa 1 IEIA6 P Q M ® 478 Qd QQ Q®d 9Q lad t .F y ,i v ftd fd Id �?E3 Q Q me Flo fall Fwtv p �►° So , A XM o F4- mi, f F ' r t Jefferson Commons Student Housing Prototype Locations Nationwide JPI Architecture Ll ELI PF 9 41] 'RjT'I 91 Zu T r4 1751 -7 CD 03 r. r M 09 G3 00 0 03 9 00 CD 103 10 G 011.1. Q.Q M 91 Jefferson Commons at Ohio State University Columbus, Ohio JPI Architecture Ll i 3 II.Ma.I 3 X33-3 331 '3 i3 r rr' Errrr 8th G+. 33 33713am3 VEVEZVET 6L i i I i Jefferson Commons Miami University Miami, Florida JPI Architecture I { L f Vie: �� :y r>� �*�. •. 4i �• Y Arehitecture ..,...� _ E E .,.....o... p_ ry University Housing Submittal Southern USA Location Century Development Planning Architecture I ..3 iY yl 4 7 Mill •-�*�' � fr`4 yr �'.-,,�.r �,'��' � r ;M. t �. �,��rK'� p'� ��• . . �'N s�,�s� �� ,per, i� I-i�. •. • x"Yt, tY .A,',tswyt p,i .y 'ft;,fu N� ,r�'p v ,�Y'''t •z`? S„? _N� x1'` ''i'FSzyr t S�",Est' E�ix,`11/��'s!''ant�'�',k+r �y ^a�_jtt+ .�.�" r� �� Syr r r"�--'},}r•� d*.:r /,,, � 'ar ' ��4��y�~- 4 ��ir ��!{'.7�f��k�P � sfjrd' ��'.i'f. F,yl�'•" r �FX�f�vi �6,F � `#S,�'�� 1-2�� 1i k �f`�" e4r �•_ _ ,v'�r`�-�,,�r-�y r�s.? --��`� -�C*�'�` i' y,o. /,�'': 'w�`,r� F �_ - '�LL�` s �� o,. nn k; i.• ✓ fiFi s��f a^,5�`r if��X �u 4�t^'•r�'".� f :.4� � Y,F`.`'� _ f. `f� ' t��7 - J.y�„6 t -:��a ,-� w •y"�,�-'��'f rys �' �"��1�.�fr✓�� a3-��i.Y.s fi �'�•. w,r�'.� � �t-7agY�. - rA y -`kks'�lne.:v.` =��9 �� t° b 1Y - �' liAy.,�, � _ 1¢ �, `-;�V`�±5� ��f1�d f�i •r� uatw-. �� 1. �iK•. Centennial Station Bucks County, Pennsylvania ` Scheafer Company Builders,Inc. i Architecture Planning t� Planni , EDI believes in keeping alive the tradition of land stewardship. Land planning is more than just arranging buildings and space. Planning reflects a unity of aim, a sensitivity to the site, and an awareness of people's needs. p 'Q IAI%).A c,v�.1r ,'vt)ir,tr. `,)vv�ai t_� tvi�ivvk�uvt G'jAtVl1's��t', t�.`)%kvktr`al) !11i1011 ,y\V'l Jvks � 41� .�!+MrrN.ww•Mq••�A J'f rb-OIr A vetie ' 'I •MV C fi�@"J � f r"I•/II�' Pe —t wrr• it_.. Q b _• _w • • � 1 ;� ` � — - _.-.. ♦ � X34 �w is — .• �i � ; . � I j m.rylew .b.Ee• � CI ;f.�i II t . •�- -ISf Har-Ber Meadows Springdale,Arkansas Jones Investments Planning u t - f Har-Ber Meadows Retail Village Springdale,Arkansas I Jones Investments Planning i i Proposedl� Pos 6 ice �! !l b • d �i-� =�Pnrk S Ridq? � • Parh�;r-; future � Residential Kn Shopping ® l Shop,m P �Srnior l.il g he ncT_ovc y *, Future Development IN ;S wood Grc_ens f Kingwood Town Center Main Street Retail Kingwood,Texas Friendswood Development Company Planning '�'?z ��F P�~�./' ,r>s%�j,�yk�r{p ate'' -��K.,��,zJ`}��c!.�p�` '�'r�� M`,� u :.. - -'• �._ - - .r S iYYs '� .f •r "$' Y u�' � "i'-.� y Yt 'Y.tis�'��.Y�a�." �r��{3 m'S .Pa'�''rF��,q" dt ;�' ?' ,,t�+-s �, . ff' .r�%f �;R'��t?b�,�y�"fs�''�"ry}�j7 ?��'ft'y1"''��"'n�+�"x�'s�?' t•��° Ft��' Kt�"'[ a�. r+.' c' ' - F� rr "r « a� zy y� � i rt l ✓ y di3° - v � ��a z��',3,-•"�'r��-.� �'z ,,;; '�.!{f� xa.�a'"�ys� q��r,•v.��s9* ,�s� 1f` r - "tU l�y-`Fytf,�s`S,lySYCr v4da yr�F'`+/ S�'" p3'� 'tk rh<�.• }[.}^4'�'¢�wrA�,,>��•gE+E�`.r't A�r�FSS^'�''cw t� �.,t -. x P.✓ �3auf,:4"'�r�f��!d �+,I"i � s X��r'¢� / � e( a U. +� };tu ,�t �n vr..'•ii`�� yr y J+ �'.�-�^4 t{r ^x�.dy „d�r a��'¢� v .1zr 7z t ¢Y�C. }'• ��' `� v v .r r'3 L ��a. wo rdar ,S`Z�' L F. '6.F ssSfii[ 11� 1 I K4 �•t W ,LJ� J<'t�S '�a�.{,§-.'Y' .Y'. i¢ `w r .��,z,,F ��-��n�r�}yrt�..f/.l_x .0�,.v nr i -,a r t H ,cFF�M - k� si `v>r•..t 7�'�`y t •sa ��`"�_y�j$�7 ��, A , z' f� r g i��r i a�r Ckp �} a a f�`,,,`� �� "' � �+ -� ^,,K�„ - 7 -. v Y •,F.9 3 �,a � � >r � yr r � l '� 'tom !' Y` K. 'M�} G•')a,�"Vi S �/ NCa� ? $�, t��aP�-t�`+f-' ` '"�Y,C Er•E wP a" c<f�t.P-t,r � cam" -y '�' .1, %, t� � �� .rvJ 4� ryy,c �:sa tp#��xEti•� i� t-p `r�4 r F Kingwood Town Center Main!Street Retail Kingwood,Texas Friendlswood Development Company Planning i I �.� � .-1.•N�demlal . ;_'f � �Profrosed Gnlf Cawx� f r �nea i/ rt EL= D FNNY[)mrloFmcnl King's River Kingwood, Texas Friendswood Development Company Planning ` {"114 •x! �i :G i ML MI Sweetwater The Fortress Group Sunstar Homes Johnston County,North Carolina u� Archileclure WIN OF 5 1irw+pdr ( cRREi .fk.�'R� �- ^&' �L,� �- \�'¢"s�i`.�ait l t, .i%��Tr c;� �.��, �1� �ra�►■ wr'�0�3;1..� i�-. -� o�q� 11''a53r�s Fisy�. w t�c`y'a . ems �� ► ►, , �_ ` 9Y. �t k`^n 4�V'12/ i I� \ Lys �vMtaaiil, FO yq''v ,�;yj�►i� l�Vd ��' ji ^•—'�=Y� 4` ,s:�'.��% '"`��!4'�. •`p� l'�iyf` `fl�r7,,/;��}fLjtpW v�r.L;:,,, �•.i� �o-='��`�� 1.i'�� -__- �`►��a�I Li'{II/e11z1 \i ,'��IA`'!►9 �41i. N1�6 �- a s:�yM1� � �0/! �,1 '' . Vii- J ►'�•1 ;1...�'�- ,a Fes, I5 , 1 1 1 1 1 Planning % . 151 SPRT I\�J . F ED _ J L RD, d `l�c� .¢ af ra lyR �'� ��'1�Y• : / :ill oil ILk Rf Summerlin Village Las Vegas,Nevada The Howard Hughes Corporation (The Rouse Company) f,R e+�• r Lake Park Union County,North Carolina The Mathisen Company Planning f I� REPRESENTA P/VE aiENTS EDI Architecture,Inc. REPRESENTATIVE CLIENTS Community Environments- Commercial Continued Business Interiors Residential,Mixed-use,Golf Hilton Corporation Continued Course,New Towns The Howard Hughes Corporation United Savings Association of J.Robert Adams&Company (The Rouse Company) Texas,FSB Ailanto Properties,Inc. Jones Charitable Trust United Savings Data Center American General Lakeway Inn United National Bank Baker Residential,Inc. Loews Corporation United Waste Services The Broadmore Group Luxury Living,Inc. Walker Zanger Chaparral Construction Marriott Corporation Wharton County Junior College Chartwell Associates Matagorda Hotel&Conference WQ Real Estate Clarum Homes Center Columbia Properties McFadden Ventures International Projects Core Development,Inc. The Michaels Group WEST AFRICA Coventry Homes Naser David Powers Homes Pastel Corporation Esso Exploration Angola,Ltd. Di Loreto Construction& The Alonti Corporation Governo Provincial de Luanda Development,Inc. Ramada Inn Ministry of Public Works E'town Properties St.Mary Hospital Mobile Exxon Sevdrup Corporation Offshore Pipeline,Inc. Falcon Companies Sonangol Company,U.S.A. Schlumberger Fifth Ward Community Sonatrans,Ltd. Sonangol SONY Music/Pace Partnership Sonangol,Ltd. Redevelopment Corp. P Friendswood Development Steinmann Interests Sonangol Company USA K.S.Sweet U.S State Department-American Helm Interests Embassy Foreign Business Heritage Development Texas A&M University HGW,Inc. Temple Inland Office Waterside,Ltd. Torcello's Restaurants Haven Homes The Hettig Companies Trammell Crow Company West Africa Resource Ltd. Homeworks Associates,Inc. Yarmouth Group The Horn Company Whitehall Properties UNITED KINGDOM The Howard Hughes Corporation Beazer,PLC (The Rouse Company) Business Interiors Boddington Group JPI All-State Insurance Coventry City Council Jack Lee Realty Baker Hughes Granada PLC Jones Investments Battle Mountain Gold Company Kajima International Lennar Homes Bexar Savings Lamberton Estates Lovett Homes CCRD Partners Living Well Health&Leisure(UK) Marini Builders Coach USA Ltd. The Mathisen Company Comfort Systems London Club Limited Milestone Investments Commonwealth/United Mortgage London Edinburgh Trust PLC Mobil Land Development Company MECCA/Grosvenor Clubs Ltd. The Morgan Group Corestaff Mannai Investment Co. National Baptist Foundation Dr.Jack Alpert,Neurology,St. Marlin Estates O'Brien Hicks Luke's Matsushita Investment& Park House Properties Dr.Nondorf,DDS Development Park Village Development Corp Dunn,Kacal,Adams,Pappas& No Ordinary Hotel Group Pasternak,Matt Law,L.L.P. Phoenix Holdings,Ltd. Plank,Russell and Associates Entre Energy Rank Organization Pinnacle Communities Family Resources,Inc. Royal Post Graduate Medical Primecore Funding Group,Inc. Gilpin,Paxson&Bersch,L.L.P. School Rieger Homes Hayes Leasing Schroder Asseily&Co.Ltd. Running Brook Builders The Hettig Companies Sony Corporation Ryko Development Heritage Title Company Themes International Schuler Homes Houston Center.for Independent Urban Leisure PLC Seeno Construction Company Living Whitegate Leisure PLC Silverado/Napa Corp. Hughes and Luce,L.L.P. Zakhem International S.A. Slosburg Realty Jacobs Engineering Stellar Homes Kroll Associates RUSSIA AND CIS Suncrest Homes Littler Mendelson Moscow City Government Sunstar Homes Margolis,Phipps and Wright,CPA Kyrgyzstan Government Sutter Bay Associates MANPOWER Regia Corporation USX Credit Medallion Oil Waterford Management Company Mutual Benefit Life Insurance MEXICO Westbrook Partners OPI Carlos Aguilar Windy Hill Associates New Town Phoenix Mutual Life Insurance Electric Q Corporation Plastiras Hyden&Miron Law Commercial offices Industrial Parks Bright Horizons Reunion Resources 9 Acoustical Material Supply Club Corporation of America Rice University,Athletic Dailey Oil Tools,Inc. Cobblestone Golf Group Department Gilmour Manufacturing 1 Dolce International Sanifill Goodyear E'town Properties,Inc. Santa Fe Railway Company Performed Marine,Inc. Exxon Company,U.S.A. SANUS New York Life Sigma Coatings Fairfield Companies Summit Centre Sigma II Faith Lutheran Church SYSCO Food Services g Talent Tree Incorporated Southwestern Bell Flatley Company p Sysco Chemical Gilliam Investments TENNECO Oil&Gas Tenneco Graham's Corporation Texas Institute of Family Texas Tool Traders HBE Corporation Psychiatry United Medical Heart Throb Incorporated Tractabel Westinghouse International •• 1 1 � r . • • ' ` h�•`5t!ti;*� +t c a't •...� :'2*�,' �',r� ?li�yJ}r'•(q { jyl.Vt..��(� ��.11\ ��: e +�j�y � �r ••• J �� • �.c a! r v Y�'srA4 , y,r, tl .X • •• i � r 'Fq J{fit' °�d vy`r�r+`,'t�"'Y h rs'uL r�+..� �SL7,.{? • • v T �rw 4� '}yy,°YuC�� v��9c ti,>*�{4,y+a{��• .S sr'�" "9' },"�,y�A ' .p�, &R *vY.,. 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SUNSET DR.(S.W.72ND ST.) ,, 0 1 M MEIN El LU LU 4 - Q O SINGLE FAMILY O OFFICE SERVICE/AMUSEMENT ® DUPLEX HOTEL/MOTEL TRANSPORTATION/UTILITY MULTI FAMILY O WHOLESALE/INDUSTRIAL PARKS - RETAIL PUBLIC/RELIGIOUS WATER THE STATION AREA Land Use The area most likely to experience new South Miami Hospital and the City Hall development and redevelopment due comprise the major institutional area to the opening of the South Miami Station south of the station site. The industrial is the center of South Miami's business area northeast of the station constitutes community, incorporating its sole indus- one of the area's most dynamic compo- trial area, its downtown, major hospital nents. Lee Park, a Community Develop- and city hall, as well as numerous resi- ment area north of the station, is pres- dences. ently undergoing substantial revitaliza- The station area is diagonally split by U.S. tion. In summary,the South Miami station 1,with most of its commercial and office area combines all of the major land uses functions located in the downtown of the city in a relatively dense area that commercial district east of the highway, has remained viable and vital despite and the remainder to the west in the sec- the cleaving impact of U.S.1. ondary commercial district. Both areas have grown steadily, but the downtown is clearly dominant. Zoning _ 0000 U �> I , R54 �� The zoning of the station area c orres- ponds closely to existing uses, although o 1 .. 0 0 the current city ordinance permits further f ❑ \O_O 0 0O ! n n ❑ ' commercial development. Construction R53 - Cf'y'� %� �• of medium density residential develop- El ° ment, which is accommodated in rest- `E3 ,•�• dential districts, RB-b through RM-24, fl o 0 0 0 �❑ / j ��, surrounding the commercial core, ap- pears to have leveled off.This zoning led ❑ /; c -< to development which buffered existing o- f single family residential neighborhoods -, ❑, - Q from the more intensive commercial uses c0 ° •� -0 of the downtown and secondary com RM ❑ •� mercial area. Since 1971, zoning ordi o - `- ❑ - C2 f nance revisions have resulted in de- creased density limitations, leaving resi- ❑ o �•�' ° dential districts RS-4 through RM-24, P p �• ❑' generally overbuilt (in terms of dwelling suN.FTDP MW 72ND units per acre),whereas the commercial F.o o A' Q ; (C-0 through C-3) and intensive use dis- o L — I�� 4 r ❑ tricts remain underbuilt (in terms of floor o L' o ��• ° area).However,a limited amount of resi- _ -- — - dential development is possible in the Q ❑ 4 (� downtown and the secondary commer- cial areas (C-0, C-2, C-2-R) in mixed L-�J Q I'I �•�5` _...J _ . . usage structures such as ground floor •,!��P� o commercial uses with apartments on the ��+,� ❑ice.. r -- __ upper floors. The only significant area of a noncom- y y � formity(uses in zones where they are not permitted) exists west of the industrial RS RESIDENTIAL SINGLE FAMILY RM RESIDENTIAL MULTIFAMILY C COMMERCIAL district where a number of industrial uses RB RESIDENTIAL DUPLEX RO RESIDENTIAL/OFFICE CO COMMERCIALIOFFICF are present in commercial zones(C-2). I INDUSTRIAL Circulation ❑ 00 _ C South Dixie Highway(U.S. 1), Sunset Drive _ ❑ and Red Road constitute the most sig-a ❑o ❑ O OQ 0O0 ❑ nificant existing streets of the are _ [IT OQ O 00 =0. Each of these roads has portions _ operatin g at volumes beyond those for — -a 11 01 0 �•�Y✓ which it was designed. Further, circula- tion improvements across U.S. 1 are se- verely constrained by the priority which a e s N , /•' must be given to accommodating E e N I ❑ ❑ '° �� ' ��• •,/� 4 through-traffic on that highway. ..o i �. Pedestrian circulation, across U.S.1 is se --o =, ❑�Q N I� is Y1 , �;•�. W si AL verely constrained, impacting the _ downtown and secondary commercial ❑ 0 areas. o ° ❑ :..._ ��• �J ][ Roadway and intersection improve- ❑ LJ o- ments to S.W. 70th Street and S.W. 59th e�" I N r �• .-.■~-. Place near the South Miami Station are M��• s Iii, cuuTl c planned jected o p �$ } E3 it will generate. asa `° ;0 ,� � Q l �o pedestrian linkages to station and nearby uses have been identified and D•i o ,_e.r o ■ will be addressed. f 4 -r' The circulation problems of the area s' :c clearly constitute a central concern for r_ q •Gad"y'� LL :.._ the area's future. �II� Spa+ � ❑io � i. ��, �n1 �;� ° I d' U � ■®M!i!D UNCONGESTEDEMIN■WI•■ CONGESTED VERYCO'1INGESTED ° f 00 .............-_� Cn Z � C EDc; LEE USING 0 1 r irl �X2 JEOPO 'o_nnnrrYY n I i � I „ ST J - _------T-- _ - I ❑ � moo, #� \\ ��,I� , 7= S TION IO� ---`777 m — _ SUNSET DR.(S W 72ND ST) O O i �� ' �/ f� `ter✓ i ❑ r 4 ',�� Asa_ ,.,��' r _� ,� o _. ILU ....... � C _ — - �--� o ° E 1975-PRESENT 1970-1974 1960-1969 1950-1959 ® 1940-1949 1920-1939 Development Trends Two significant development trends Most of the structures in the area are in Lions is between U,S.1 and the downtown since 1960 indicate the continued vitality good condition. Significant construction area east of it. Here the visual character of the station area, the continued de- in the area began around 1920, con- of the area makes the structures appear velopment of the downtown commer- tinuing to the 1960's when the major in worse condition than they actually are. cial district, and the construction of growth period concluded. Initially this The industrial area northeast of the sta- medium density residential uses be- construction was confined primarily to tion also has this problem. tween the commercial and residential homes and some commercial uses. areas. This construction included public Subsequent infilling of duplexes, town- as well as private sector participation houses, and apartments occurred pri- with the Lee Park Community Develop- marily after 1960. Although most of these ment area undergoing major public fi- structures remain sound and in good nanced redevelopment since 1968. condition, there are some exceptions, These trends have both shaped and The Lee Park area once contained characterized the area, demonstrating numerous buildings in deteriorated Con- an ability to attract new uses while dition, but it has been significantly up- maintaining the character of surround- graded in recent years. Another area ing areas. with less than desirable building condi- � � t ■ ■ ■ lam') D ' ICULAR/VE ♦��; ��\ C NFLICT SW 70TH ST. : ` •♦• \\\\ PJ`J lk LU P ESTRIAN EHICUL \�\\ ICT, \ 11111 BARRIER II 1111111 IIIIIIIIIIIIIIIWeIIIII �\\ ••••••••••••••••••••••••••••••••••••••••••••••••••••• S 72 ST. 0000 THE THE STATION The South Miami Station will be designed ing area must visually complement each to serve over 12,000 patrons daily.These other. Thus, the station area, as well as patrons are projected to arrive primarily the station, must be attractive to pedes- by bus (45%), with the remainder split in trians. To accomplish this,the station will almost equal portions between those be attractive, well lit and safe, and projected to come to the station by complementary circulation paths, walking or by auto. Initially about 400 landscaping plans, and development parking spaces will be provided, but by patterns will be identified and im- the year 2000, the parking facilities may plemented in the station area. be expanded to accommodate almost 900 cars. Although uses abutting the station site may change significantly by 1985, cer- tain uses will remain. Examples of such uses include the South Miami and Larkin General Hospitals, the city hall, public library, Lee Park area, and the downtown commercial district. These areas will all need the best, most direct access to the station site possible. In addition, the station and its surround- ❑ O p > Q IL7:]L 9 UI I I�IolaJ ° a G o ❑ � o p0 0 000 0 ❑ ❑ - ❑ o� 0000 o d, 0 0 0 0 0 ... SEC hqR V . � ° �! �♦• f� i COMMEERCIAL DISTRICT 1' •♦ n 5.W,7 T. O HOLSIJ � — ❑I I� TA ♦• M BAK Ef2 .�� ° p - SUNSET DR.(S.W.72 ST.) ....-...... ❑ ❑ ❑ ��♦ ❑ El ♦ 4 ❑ 4 •♦• ♦•♦ -- ST NATION ♦' p __._ -- J ♦♦mss°�� o ❑ a r C p j c F-1 R[ FP OPPORTUNITIES In addition to the vacant tracts within the U.S. 1, where significant private property station area where new development assemblage has already occurred. may most obviously occur, there are at The fourth area(4)is immediately west of least five distinct areas of the South the station site, in the blocks between Miami Station area where the station Sunset Drive, S.W. 69th Street, S.W. 59th could spur significant new development. Place and S.W. 62nd Avenue. Although The first tract (1) is that of the Holsum some significant structures exist here, Bakery, for if the bakery relocates, it vacant land and many low intensity uses would leave a large, centrally located could lead to significant redevelopment tract of almost 12 acres for redevelop- of these blocks. ment. Finally,the industrial area(5)north of the The second area(2)is the area between station site, despite its diversified own- S.W. 73rd and 74th Streets and S.W. 57th ership pattern, will likely see some and 58th Avenues on the fringe of the changes in usage. If these changes are downtown. Here, vacant tracts and significant,they could,in turn,lead to the large areas of at-grade parking indi- redevelopment of the tract north of the cate the availability of the land, and industrial area on Red Road,currently a their location appears appropriate to game emporium, This piece of land has attract investment. a history of changing uses. The third area (3) is the block im- mediately south of the station site across GOALS AND OBJECTIVES Goals and objectives for the South manner bicyclist access to the station site. Miami Station Area have been taken from a number of sources including: bjectives: (8) Minimize multi-level parking g� facilities and consider satellite South Miami, A Guide For Controlled • Create a more identifiable and acces- parking areas. Growth; Three Year Community De- sible commercial area along South velopment Plan, Comprehensive Dixie Highway south of Sunset Drive. (9) Prevent access problems within Strategy and Three Year Activity Sum- • Provide for a more orderly and safe the station itself. mary; Group 2 Milestone E Station Loca- movement of both people and cars These goals and objectives will act as tion and Route Alignment Study; and within the commercial area. general guidelines for development of South Miami Council Resolutions. . Establish effective standards for site de the concept plans and as an evaluation The goals and objectives of these velopment, architectural design and tool to measure the effectiveness of the documents emphasize several major landscaping for all future development concept plans. concerns: and encourage the same standards for (1) accommodating new develop- existing uses. ment while maintaining the character of the area, Circulation (2) providing adequate housing for all Goal: residents of the area, Establish a safe and efficient circulation (3) improving the socio-economic system within the City, related to both and physical character of the Lee local and metropolitan needs. Park area, Objectives: (4) upgrading the downtown com- • Improve traffic movement between the mercial area of South Miami, northern and southern sections of South (5) improving existing and projected Miami through better signalization and vehicular and pedestrian circula- redesigned traffic patterns. tion,and • Support improvements relating to public (6) improving the overall visual ap- transit service to and within South Miami. pearance of South Miami. • Identify those portions of downtown Although not officially adopted,the guide South Miami which need additional for controlled growth outlines specific off-street parking and encourage the goals and objectives for the City of South provision of such needs. Miami,the most relevant including: Services Goal: Residential Provide adequate municipal facilities Goal: and services to meet existing and fu- Recognition and implementation of ture needs without duplicating those South Miami's role in accommodating that could be provided more effi- established housing needs without ciently and economically by other sacrificing the social, economic, and governmental or private sources. aesthetic integrity of existing de velopment, Objectives: • Encourage the systematic extension of Objectives: major utilities to all portions of South • Protect those areas which are exclu- Miami. sively single family in character from • Expand those community facilities other more intensive uses. such as the park system to better ac- • Create a more definitive separation of commodate future demands. land uses through the use of transitional Citizen and government concerns iden- development procedures. tified in the Group 2, Milestone E Station THE DOCUMENT • Identify specific areas which have Location and Route Alignment Study The South Miami Station Area Profile rep- multi-family potential and can be de- and City of South Miami resolutions can resents the first of three reports in the prep- veloped in a manner compatible with be translated into goals and objectives. aration of land use development plans for adjacent land uses. The most relevant are as follows: each Stage I Rapid Transit Station Area. • Require more extensive use of land- (1) Minimize traffic impacts resulting The second and third reports, which are scaped open space in all residential from transit station operations and forthcoming, are: Alternative Concept areas, as well as overall better site de- station area development. Plans and the Final Concept Plan, velopment standards. (2) Maintain and expand the City of Station Area Design & Development • Encourage the rapid rehabilitation of South Miami's tax base. (SADD)is a cooperative effort involving the Plan- deteriorating housing throughout South Kaiser Transit Group, Dade County Plan- Miami, and o especially in the low- (3) Provide a pedestrian overpass ning Department, Dade County Depart- Miami, from the transit station to the busi- ment of Traffic&Transportation,the City of income Lee Park area, ness area. Miami,City of Coral Gables,City of South Commercial (4) Minimize noise impacts. Miami,City of Hialeah,the Downtown De- Goal: (5) Minimize neighborhood disrup- velopment Authority and the TSD Division tion. of OTA. The project is funded in part • Creation of a more identifiable and at- through a grant from the U.S. Department tractive commercial area that accom- (6) Prevent the decline in land and of Transportation, Urban Mass Transporta- modates local as well as area needs property values. tion Administration,under the Urban Mass in the most convenient and efficient (7) Insure adequate pedestrian and Transportation Act of 1964,as amended. J AVENTURA v •• CITY OF SUNNY ISLES BEACH J + I AND USE CATEGORIES Y rtn ■ 192nd S !ow Density Residential 191st Ter (2.5 to 6 D.U./Acre) 191st St Low to Medium Density Residential 1 (5 to 13 D.U./Acre) r■ - 8901 Tyr - s'"' / t rMedium Density Residential �rrj'� 106th St Y` (13 to 25 O.U./Acre) dium to High Density ca 186th St Residential J IU (25 to 50 D.U./Acre) O SUNNY ed Use-High Density/Resort AVENTURA (50 Io80 D.U./Acre) _ m ISLES Red Use-Business ■ IRFAt.H y1 Pi ighborhood-Business � / ■ °A 8j�� as u■ T'� n Center � S ` • �9�� ( mmunity Facilities e-" reation&Open Space onservation ro c Wdter math St State Highway Local Roadway t�V1YY,uY6LLLLl - f n t ADJACENT LAND USES h Density Residential 50 to 125 D.U./Acre m { y : , �iness and Office Z 1 S s Beach BI Future Land Use N(-)RTH - CITY OF SUNNY ISLES BEACH Polncinia Dr ° i \ MIAMI O ° JUW- KInqqa i tnr COMPREH, E� E 2000 _ Bayviow Dr. \ ' LUFT CONSULTING,INC. �"/ \\ • r� , „�. ; •�� ' THE CHESAPEAKE GROUP,INC. ° AM1-DADE NORTH MERIDIAN 0 600' BOUNTY i •w i III �- - lr •�•_ � 1� i Vj__-] Ar Legend Figure 1 Single-Family Residential Educational Duplex Residential Public& Institutional Townhouse Residential Parks &Open Space Existing Land Use Map Multiple-Family Residential Vacant Land City of South Miami Mixed-Use Commercial Residential 7Water Commercial Retail — —" Property Boundary Commercial Office Not 10 Scaa Filename:w/southmiami/062600.existing land use map Source:February 1996 City of South Miami,The Curtis&Kimball Company June 2000 _ -; ' ice'wx,�.r,.,.++-,cr • '� i �, ; t e C.-_ { �� r •{' �•'' � 7,111 � f � - ,•— `r ( t �d [J-1 5F M I• y cam. •t ,� 1 Legend Figure 2 Single-Family Residential ■TO.D.D. Duplex Residential -]Residential Office Future Land Use Map 0Townhouse Residential Educational City of South Miami ®Multiple-Family Residential Public & Institutional L-1 Mixed-Use Commercial Residential DW Parks & Open Space ■Commercial Retail & Office — — Property Boundary Notto ScaIc Filename:w/southmiami/062600.future land use map Source:February 1996 City of South Miami,The Curtis&Kimball Company June 2000 ;1 r•chilvrrrrr•r• k rm ELI M �4r�hifecfure t � , I U 1 � Planning Jefferson at President's Park Fairfax,Virginia JPI Architecture M} i Jefferson on the Merrimack Bedford,New Hampshire JPI Planning Architecture Arc/aitecture y�.. r t/'�"��, .1•�. ,, it F 4 Y!` 1 f Tuscany Park Houston, Slosburg Properties Planning Architecture i rM Architecture - Tmr, _ I I1a rSIR Kingwood Village Estates Kingwood, Texas Kingwood Village Estates Planning Architecture Architecture no swill-_ \`\ 4 MI IWO X1117 i- s Nlllfll{IIIIIIII IIIIIIII IIII: lily'l 1111111!!!!!!! IIIIIIP''"''` a p . r �y, y r Pleasant Hill Senior Apartments Houston, Texas Fifth Ward Community Redevelopment Planning Architecture i Architecture LL ... 11111p19�' �' i 7 s° A'IPIPIPtp PIAPIPIPIPIAPIPIPIMgMMPI n .4 IL Park Village Apartments Park Village Development Corporation Houston, Texas Planning Architecture \ at w � Architecture Y Y A Wyndham Place Redwood City, California A Joint Venture Between W. L. Butler and Stellar Homes Planning Architecture l 4.. } Architecture �' z,•` Atherton Place Atherton, California The Plymouth Group Architecture i IN r rip4 , Planning Architecture Arc/riteclure w :SIC � ,�, ,��.._µ -.- - - ...•.. .... it I NV Lakeshire Walnut Creek, w - California Homes UDC Planning Architecture Mu11 U , Y l µn IN F; Lake Ridge Townhomes at Preston Point Cary, North Carolina Sunstar Homes Architecture Architecture WIM d i a i Mdo* ��yy• `ff � 'ry J h �f � � i m aaa 3': } w`r ' Architecture rchirc�c rrv�r First Colony Community Center Sugar • LTG Corporation Architecture _ 1 � P 111 111:..' hl 111 11/ � IR 111 111 111 111 1111 IIII IPII 1911 111111 111 1111 111 n I ' 1 F TI-11- 1 , "111111ii j Village Lakes Community Center Cary,North Carolina Sunstar Homes (The Fortress Group) Arc/iilectrrre Nr- Iasi A4 The / • at Silverado Napa, Califomia Silverado Napa Corp. Planning Architecture Architecture r. L ;111" Fa �*Y Pecan Grove Plantation Country Club Richmond, Texas Cobblestone Golf Group Architecture t �b � I I t Architecture Texas A&M University Food Court and Dining - Phase I and II College Station, Texas Interior Architecture 19 lllvo QAI I 11 vf�T ��45@ T D ,tv�. �YI�YYII a„p iv {°il. all S ra � s i r � Sonangol Company USA Corporate Headquarters Houston, Texas Interior Architecture y r, ,�� x ft•�ei/i�}. ,.�f i Lyons Village Residential above Retail Houston, Texas Fifth Ward Redevelopment Architecture �'�w� ♦{�1d ,:.,ti Mali t .!i*r r.+w�-."�®rrrs�wtiY:.. kin .MAW T JV Petro Center Houston, Texas The Fairfield Company a C f t a L � �ti • I W z -. F Architeemre to—'—t�il�' vi Y Stocking Works Newtown, Pennsylvania K.S. Sweet Associates and Whitehall Equities Architecture Interior Architecture Architecture °ate►. ... Z 41 'fir 9 i � .... , ANEW Harvey and Bernice Jones Center for Families Jones Investments Springdale,Arkansas Architecture Interior Architecture Architecture vq Har-Ber Meadows 421 Acre Master Planned Community Under Construction Estimated Completion 2001 Architecture • ��II I Ilnnnn Architecture 12 1 1 Har-Ber Meadows Springdale,Arkansas Jones Investments Architecture Y,.,IM' ..,�r 16n�� '•LL�1ryY:,+ �.y Y sw ..,. f+" 1 M r Architecture • The Lakes at Fairfield Houston, Texas Friendswood Development Company 4 Architecture L�s Lake Park Union County,North Carolina The Mathisen Company Planning 1 Architecture u' jb . h' t4 7€ Lake Park Union County,North Carolina The Mathisen Company Planning YiIJF —3w. J._1_ LLL _ C r - - I l � � 41 � yob , .1 —�ttr ."gw _ ._ - ..� • __ - AIP _ t U Aj Legend Figure 1 Single-Family Residential OEducational Duplex Residential ffiPublic & Institutional Townhouse Residential ®Parks &Open Space Existing Land Use Map -1 Multiple-Family Residential ❑Vacant Land City of South Miami l Mixed-Use Commercial Residential '-2 Water Commercial Retail - - Property Boundary Commercial Office Not to Scale Filename w/southmiami/062600.existing land use map Source:February 1996 City of South Miami;The Curtis&Kimball Company June 2000 y + oil 41 • � 1y l ; € ro n,r fix, � .14 or /e • # # .�lT (/f/ / _. w h s 1 a' Legend Figure 2 Single-Family Residential ■TO.D.D. Duplex Residential 'Residential Office Future Land Use Map Townhouse Residential Educational City of South Miami __J Multiple-Family Residential Public & Institutional -Mixed-Use Commercial Residential 13 Parks& Open Space 0 Commercial Retail & Office —•—-Property Boundary Not to Sco1a Filename:w/southmiami/062600.future land use map Source:February 1996 City of South Miami,The Curtis&Kimball Company June 2000 Or a! U I i CITY OF SUNNY ISLES BEACH z �_ • - LAND USE CATEGORIES c ' U • 192nd F-7-Density Residential 191st I er (2.5 to 6 D.U./Acre) l cc 191st St Low to Medium Density 1 ¢i 19001 St Residential III 189t (5 to 13 D.U./Acre) - • C 189th Ter -, 189th st Medium Density Residential @� 188th St :`. (13 to 25 D.U./Acre) \C� I ' 187th St �� t dium to High Density �L 18601 t Residential v (25 to 50 D.U./Acrel l 1 N N Y ind Use-High Density/Resort �VENTUf?Q, l p (50I080 D.U./Acre) . � I U IJLLJ edUse-Business BEACH } �' �=ghborhood-Business 1P`S t • r ao■ l ' Tc vn Center • 9�4 i �mmunity Facilities reation&Open Space nservation Wa ter 178th St State Highway Local Roadway - ADJACENT LAND USES h Density Residential 50 to 125 D.U./Acre m ' Winess and Office j r !7 [ ■ Future Land Use Ave NORTH Polncinia Or CITY OF SUNNY ISLES BEACH MIAMI 1f COMPREVEE I. 11LAtV� Klnys Pnlnr Ilr r 2O0D \ •, Bayvi©w Dr. • LUFT CONSULTING,INC. • ®• ■MOW,■,v• ■ •��• THE CHESAPEAKE GROUP,INC. MIAMI-DADS NORTH MERIDIAN 0 600' �-OUI'J 1 Y A