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6001 SW 70 ST_LPA-01-001B II ,D4L 1 Revised Application TODD Comprehensive Plan Amendment City of South Miami Public Facilities Impact Report and Analysis of Comparable Projects Shoal Creek Properties, LLC � ONAYAo a r c h i t e c t s Luis E. Naya A.I.A. 2100 Ponce de FL-AA0002689 Suite 1170 Tel:305-265-7177 Coral Gables Florida 33134 Fax:305-262-8435 naya @nayaarchitects.com Public Facilities Impact Report and Analysis of Comparable Projects Introduction This application for an amendment of the City of South Miami's Comprehensive Plan was originally submitted in July 2000, by Greenberg Traurig on behalf of JPI Apartment Development, L.P. As described in this narrative, the proposed project remains essentially as envisioned in the original application. The primary changes from the original application are as follows: • The developer is Shoal Creek Properties, LLC. • The boundaries of the proposed project have changed as described below. • The total square footage of the parcel is reduced from 2.68 acres to 2.37 acres. • The proposed number of residential units is reduced from 306 units to approximately 250 units. • The proposed commercial/office space is increased from 3,000 square feet to 7,500 square feet. The purpose of this section of the revised 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 parcel (the "Parcel"). Included in this section is a comparative analysis of the potential impacts the approved versus proposed designations might have on public facilities and services. This section also presents examples of comparable projects in South Florida and a discussion comparing the proposed designation to policies in the City of South Miami Comprehensive Plan (March 7, 2000). As now proposed, the boundaries of the Parcel are SW 69 Street to the north; approximately 120 feet west of the right of way on SW 59 Place on the east; SW 70 Street to the south; and the Larkin Hospital property line west of SW 61 Avenue to the west. The west boundary of the Parcel is dependent upon approval of an application for a vacation of SW 61 Avenue between SW 69 and 70 Streets. The application for the street vacation is being submitted concurrently with this application for an amendment to the Comprehensive Plan. The Parcel is currently vacant and is surrounded by a variety of land uses— residential, public and institutional, and commercial (see Figure 1). Directly to the north, across SW 69 Street, is a large, fenced Community Redevelopment Housing complex of two-story, multi-family condominium buildings widely spaced among landscaped areas with large trees. To the east, across SW 59 Place, is a two-story, block-long, U.S. Post Office. To the south, across SW 70 Street, is a sequence of commercial buildings: two one-story office buildings dominated by two four-story office buildings, approximately 54 feet in height and the back of The Hotel Villa (also four stories and approximately 54 feet high, plus roof-top space)with a parking garage entrance. To the west is a parking lot for employees of Larkin Hospital, which is visible beyond. The Parcel is located in the City's Community Redevelopment Area and is also adjacent to the City's Redevelopment and Infill District on the east and south. The bikeway path along SW 70 Street is immediately south of the Parcel. City of South Miami February 2001 Application for Comprehensive Plan Amendment Page 1 The Comprehensive Plan's 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 create additional impacts to water, sewer, solid waste and park facilities in the City of South Miami, yet the proposed use will have less impact to P.M. peak hour traffic (see Tables 1-5). For comparative purposes, generation/ demand rates for each of the public facilities given maximum development under current land use were calculated as follows: The 2.37-acre Parcel was converted to square footage by multiplying the acreage by 43,560. The result, 103,237 square feet, was then multiplied by the current Medium-Intensity Office District (MO) designation's floor area ratio (FAR) of 1.6. The sum — 165,179 —was then used in the calculations shown in Tables 2 and 4, Approved Designation Impacts, and in Table 1. Table 1A provides a summary comparison of solid waste, potable water, wastewater and park level-of-service standards for the approved designation and the proposed designations, demonstrating that water, wastewater, and solid waste impacts will be increased from the approved designation if the proposed amendment is approved. Table 1 B compares the number of trips given the approved designation and the proposed designations. Tables 2-5 give more detail regarding each calculation. Please note that as now proposed, combined office and retail square footage totals 7,500. For the purpose of determining the maximum impacts possible, office and retail calculations were figured as if each were 7,500 square feet. The results show that the maximum impacts on traffic and solid waste would be the result of all of the commercial space utilized by retail, and the maximum impact on water and wastewater would be the result of all of the commercial space utilized by offices. Preliminary information from the Miami-Dade County Water and Sewer Department suggested that a fire-flow test needed to be performed on the existing 8-inch water main located in SW 59 Place and SW 69 Street before water and sewer availability could be determined. The main was tested on June 23, 2000. The result of the test showed available flow greater than 2,000 GPM, meaning that the main passed the fire-flow test. Water connection can be made from the property to a 12-inch water main to be installed westerly in SW 69 Street to SW 61 Avenue, followed by installation and connection of a 12-inch water main southerly in SW 61 Avenue to SW 70 Street and interconnection to an existing 8-inch water main in SW 70 Street. The County also owns and operates an 8-inch gravity sewer main located in SW 69 Street and SW 59 Place abutting the northern boundary of the site to which the Applicant can connect, provided that there is sufficient depth and that there are no obstacles which would preclude construction of the sewer. With regard to solid waste, the Miami-Dade County Department of Solid Waste Management does not measure waste disposal capacity utilization on a case-by-case basis. Instead, the adequacy of capacity is evaluated on a system-wide basis in terms of existing waste delivery commitments from both public and private sector waste haulers. The Applicant is coordinating this issue with the Department of Solid Waste Management. City of South Miami February 2001 Application for Comprehensive Plan Amendment Page 3 g2e2-! k \ << \ \ � ± � e zz � qqa I ; o ° ak2 0 -C14 \ \ \ � 0zzzz E- k ° / \ { a � >- �CL EEIS / oo < o cu ] ? rZ < yE Q Boa (5 w2 } « « o = LO o o d) 0 CL w CO � CO) > cu w m � @ � � � \ _ _ CL \ ) - e $ 2z zLQ <CL JaE C.< ° \ / E o g @ ® & 2 'a C:) LL E w C) r-- ■ C; a) U) ■ � oa 6 0 CD 0 a woe ° 3 r-4? 0 § z � � < � � � ` / ® ® � « o cu IL eo CL 0 0 / z � G / 0' = U) 2 = c 0 a IL E - w 2 « « o < Q < G wo ` � S3E CL � j k ' ƒ «= E e nE � � � q � 6 E U) LU a a 0 LU gEk \ \ ■ > S \ k \ 2 2 § � $ > 77777 any ao � 2 � ~ � ~ °CL f ® � 0 um z ° _ :3U q � 2 S 0 L) « 0 » w_ Cl)_ « e : = om Q 2 � � � � Q q § \ / j � � \ � � K L [ � �\ 2 o � � = � w / 0 0) % § / � °§ / » fE CL SS L e \ )o0"� O � ~ � ka) �U±/k2 2 LU LL wU a (D kU) > ® z ® cu _ o E � k /) a '0 of « « = -0 0 0 0 a e f 7 k a � ° _ - - Q o - 2 0 W w zq kG / # 7q kBg / /-, / \ ) \ I � } \ ) / -6 CL z / fie / U) z 0 z zcq & w ] , o a < % §] << z W y e z z . #/ 0 o z @ = o @ G / Q 2 . o GG 2 a � % g 6a $ 2 c � - < 0 / � k Q \ \ \ o o o k / 6 $ / $ CL 6 \ z o a CL ° 0 k ° Ln � \k \ \ G k k Wk � e w � k � z k § z _ z o k w0 / / � o / 2 � I § 04 « « a w � ko � � UJ � o ® ± mo � k R ° < �o c § \ee / . j o wn ° n � m\ � �» \ o c -j Cl) _j � a\ m =� -_ o - R®o o® S CO &/ q § N/ w2 \ § w a o f _ � n 3:d \ k k k = 7f ƒ 7 EEI q = n � < < \3 e ze » z § 2 z z cam § uj a ui Cm = z \ » z k $ \ $ mE \ m /U. z k j Z a k « < 0 = e £ a k \ \ \ ° # ® C) o D 8 ] / n g k � ) \ I � 3 � O m U e Q G F- C14 g E $-ra 00 7 CL ® / "1! / \ / 0 K0 kF- � \ 7 S S S � LLI ^ C6 q c ? \ ° } .2 > 00 > > j x \x « w h « w 17 Lr) CD @ h « w \ 7 Lu 9 Lu y y ul I \ � e E R e f e U) 5 5 j 5 k k k k ` k ` k U) 0 \ \ 0 w ® R 3 R E R / $ 7 2 ~ P 3 ^ z zU. F kw . � (D U) « LD 0 mgt a m tn co + in Fn + -J § . § k k � W � F- � QF G m2 / S g eL g « wz « ® g « w2 « 9 * > �LLJ c R w � c ƒ @ ® U) w � c ? ? 2 ■ 2 0. V5 2 2 x F 0. 0 o x x CL IL o a ® c + ■ t CL t x ■ W a G x 2 W c / \cr f & I � E & w E $ g t / u � / g U. — e E — e e — \ e 9 5 9 u 5 R e w L ° S � 3 o S z z U) r z » Ln D / cq Q N < w R _o w § o o w § 0 0 w � v � � � M � C� E 0 d $ ` 6 8 » J k a TO § ) § / I ƒ \ / ƒ } / Tables 4 and 5 separate the approved and proposed designation impacts for traffic, again calculated to show maximum impacts. P.M. peak hour vehicular trips would decrease under the proposed designation using either 7,500 square feet of office or 7,500 square feet of retail. 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 square feet • Retail - 1 person per 500 square feet • Residential —2.83 persons per household For purposes of analysis the approved use and square footage is based on the zoning for the site, which is Medium-Intensity Office District (MO) (see Figure 3). The City of South Miami has excess park and recreation facility capacity to serve the proposed project. At present, 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 2.83 acres of park will be needed to serve the residents of the proposed project. Subtracting the 2.83 acres from the 5.5 acres of excess capacity leaves 2.67 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. The proposed project is intended and designed primarily as housing for students at the University of Miami. This type of facility compares more closely to hotel-condominium use than to residential condominiums, because student housing is usually short term and is not typically a primary homestead. It is anticipated that the majority of these residents will be unmarried and without children. Thus, it is anticipated that impacts on the public school system will be minimal. Joseph G. Goldstein, attorney for the Applicant, wrote to Ms. Sally Osborne, Supervisor of the Department of Development and Governmental Affairs for the Miami-Dade County Public Schools, on July 27, 2000, informing her of this proposed project and requesting a statement of the project's impacts on public schools. Copies of Ms. Osborne's response, dated August 17, 2000, and a letter from her to Mr. Subrata Basu, the city's then-Planning Director, dated August 18, 2000, a copy of which was sent to Mr. Goldstein, are included as Exhibit 1. There are two restrictions governing maximum development in a Transit Oriented Development District (TODD), the proposed land use: building height (MU-5 - eight stories, maximum 100 feet) and "as many units as may be permitted as can be provided with parking." The maximum height of the proposed development is eight stories, 69 feet. For each of the 250 dwelling units there will be two parking spaces, for a total of 500 spaces. City of South Miami February 2001 Application for Comprehensive Plan Amendment Page 8 �r_, r f J t ) f1 IFAA i n h9 2 •'•1 Q w'1r n ,• s� ♦ • J L • r:d l^11l�: f) r+ A N 'JJ r•r ✓ N!r rt ! •• ♦ j t 1 A,AaJ i ♦r ♦1 M f •' M �r ' Y I••r M • L .[ • I iI •,f M ,!;� MAN N ♦. f IC7Y Y rQ #u y H fJ v 3 .n•.. J• ; a• t ••�n t �- t i f j A •IJ 1i �• /. Y f N N rt I) Ja IM L/ H /• M q" f1 t, bIr r• SJ * I I • _ J(7M+MlfAE Qr t l �f r I, RACE lX/. _ ,1 • .I .I t I r ! i f RAC •44 40 AFAR MadT C ' H f ~ I ) 0 1 11 IVAL N 1 ! * ") 1 FAQ• 1 f' ! � 6•tROrSR!!AOt J �. 6, e IL IT M' • +r t w J f * �* JaYrlRl/lY fAGEM !•ZD J _i f , MAC? / rfAC: f r ♦ '•ai• Z r • _ 1 of y N . jr. W—t NEWS I. : fr 1 • ♦ ( �.""r.s Y7 '1 N!+K! MI rw ; "`'1"I I T• i' i fTl� ) M ! r v w t F1A4. ,� •,,� . }} of d► 11L ti �. .i n �• b , • r ; •" yt � el I`II'i',y �hp� •IK'L! II W, , iI F10;,1 Y., At- lip AP � y � f ! r u �1 t`1 I,`' I«11t �, *1 ,;�,�r�,p: •fir II,IN.�' � 1j, ,CC''-e11 �•L 1 • P � ¢o { .,,�; , ..;,� • � ' , �, inl :fi ,� »IA"�'�'I.I 1, ,�' `� • Lr� 't , L '°1L , L ♦ f ,f "�lR► W,W Legend Figure 3 ::Property Boundary Zoning Map City of South Miami Not to Seal. Filename:42000.5/graphicsf012601.zoning map Source:February 1996 City of South Miami;The Curtis&Kimball Company January 2001 . � < s, � ,� r � — {y Fyn.. i tt ,i . i i r � � 9+ : 1 Y ., • • The prevailing appearance of the neighborhood shows a low to medium range of building heights, from one story to multiple stories. The skyline includes the 92-foot-high Larkin Hospital, The Shops at Sunset and other substantial buildings. Looking down SW 70 Street and connecting to the neighborhood to the southeast, one sees the imposing architecture of the five- level, 92-foot Metrorail parking garage that adjoins the elevated tracks. Close by, on Sunset, are City Hall, the library, police station, and commercial outlets including a bank and a gasoline station. The future character of the neighborhood may be further changed by the addition of several levels to the parking garage and additional retail in the immediate vicinity of the Metrorail station. The neighborhood, as described, is made up of a variety of land uses in close relationship. The project site is surrounded by this mix of uses but can be viewed as a transition area between retail/commercial/office/hotel and lower density residential. The proposed building will bring to the neighborhood a compatible appearance in keeping with its compatible functions. The project will aid in the fulfillment of several planning goals: creation of a pedestrian-friendly, mixed-use neighborhood with generous off-street parking, located conveniently near to offices and public services such as medical facilities, a library, police station and a hotel. The project will bring new residents to the neighborhood who will support the retail establishments and who will use the mass transit system. Quoting from the City's Land Development Code, the purpose and intent of the TODD designation is "to encourage a mix of high density uses, specifically residential, retail and office uses." TODD encourages residential density by giving a bonus of one additional floor of residential use (with required parking)for every floor of residential use. TODD zoning does not specify a floor area ratio (FAR). Instead, floor area minimums are established for efficiency/studio, one-, two- and three-bedroom apartments. The proposed project is not the maximum development scenario that can be designed within these restrictions. More apartments could be added. The project as configured is the maximum that is marketable. Comparable Projects Two projects close by in Miami-Dade County may be compared to the proposed development in South Miami. They are: • Jefferson at Douglas Entrance, at the northwest corner of Douglas Road (37 Avenue) and Calabria Street in Coral Gables, will have 224 units in 16 stories (height: 155 feet) on 1.6 acres. (See Exhibit 2.) This development will have as neighbors commercial buildings, one- and two-story single family homes, and small multi-family buildings. With the variety of land uses and architectural styles in close proximity, this project has similar neighborhood characteristics and contrasts of density and height to the proposed project in South Miami. • Further south on Douglas Road, in the City of Miami, is another example of this type of neighborhood with a mix of characteristics, density and height: the 10-story building now called Gables East. This multi-family apartment building, now being sold as condominiums, adjoins a neighborhood of small, one-story homes to the east. The location provides easy access to office and retail buildings west of Douglas Road and extending down Miracle Mile. City of South Miami February 2001 Application for Comprehensive Plan Amendment Page 10 For further comparison are three developments elsewhere in South Florida. All are located in central urban environments with Community Redevelopment Areas, and all have densities comparable to the proposed South Miami project: • Fort Lauderdale - NE 6th Street (Sistrunk Boulevard) between NE 2nd and 3rd Avenues. 2.27 acres; 226 units; 100 units/acre; 8 stories, 73 feet high. (See Exhibit 3.) • 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, stepping up to a height of 73 feet). (See Exhibit 4.) • Jefferson on Camino Real, Boca Raton - Camino Real and US-1 (northwest corner). 2 acres; 235 units; 117.5 units/acre; 9 stories, 87 feet high. (See Exhibit 5.) Consistency with Comprehensive Plan The proposed designation is consistent and supportive of City of South Miami Comprehensive Plan. The Plan begins with a statement of Future Vision, which is quoted below in full: We value our socially diverse neighborhoods, our traditional retail service areas, our modern medical community and our small town character. We will strengthen our neighborhoods, support our Hometown District, and encourage development of our urban core link to the Metrorail transit station in a manner that enhances our community and improves our tax base. The proposed project is appropriately located for a concentration of residents in the urban core, in an attractive pedestrian-oriented setting within walking distance of public services such as the library, a variety of retail establishments, and mass transit. While improving South Miami's tax base, the project will not detract from the city's basic small town character. The proposed project also supports a number of goals, objectives and policies in the city's Comprehensive Plan, including those in this partial listing: Chapter 1: Future Land Use Element 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 new growth which is contained and transit-oriented, thereby relieving the pressure for commercial rezonings outside of this core area. 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 [TODD]. Chapter 2: Transportation Element Policy 1.1 A.c. There is a Metrorail station in the heart of the City's only intensive development area; this Metrorail station puts extraordinary commuter rail City of South Miami February 2001 Application for Comprehensive Plan Amendment Page 11 transit service at hand. Further, development of the area around the Metrorail station will further state and local goals for"in-filling" already urbanized areas and reducing urban sprawl. Chapter 3: Housing Element 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. 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. Chapter 4: Infrastructure Element Goal 1 To provide and maintain the public infrastructure in a manner that will insure public health, safety and quality of life. Chapter 5: Conservation Element Policy 1.1.3 Continue to encourage the use of Metrorail, bicycles and other alternatives to the automobile (through capital improvements). City of South Miami February 2001 Application for Comprehensive Plan Amendment Page 12 _ Exhibit 1 Fort Lauderdale N.E. 2ND AVE. RESIDENT GARAGE PROPERTY ENTRY LINE I _1, I i EXISTING SINGLE 4 LEVEL FAMILY I PARKING GARAGE (92 SPACES PER LEVEL) J I 1 I 1 I i PO( PROPERTY SPA DE- f LINE POOL j POl � a I ' I COURT) 1 1 _ 8 STORY BUILDING - - ) I I EXISTING i - OFFICE 43 SPACES @ GROUND - ' BUILDING FLOOR FOR COMIHERCIAL &RESIDENTIAL VISITORS > - i i i COMII�RCIAI-/ VISITOR GARAGE ENTRY N.E. 3RD AVENI SITE PLAN - MASONRY FENCE DATA SITE AREA=2-27 ACRES(98,550 S.F.) 29 UN1TS/FI.00RX8 FLOORS=232 UNITS LOORS=6 UNITS 2 UNITSIFLOORX3 F TOTAL--238 UNITS (11 UNITS @ GROUND FLOOR FOR [� LEASING&COMMERCIAL) W (-1 UNITS @ GROUND FLOOR FOR MECHANICAL AND TRASH ROOMS ' X • . 1 7- - �y TOTAL NO.OF UNITS=226 PARKING PARKING REQUIRED v _ 15 CARS/228 UNIT=342 CARS 5,800 SF.OF COMMERCIAL @ 1200=29 CARS TOTAL PARKING REQUIRED=371 CARS Z PARKING PROPOSED GARAGE:45 LEVEIS @ SO--LEVEL=414 CARS - TOTAL PARKING PROPOSED=414 SPACES - INDICATES"FUTURE" 6TH STREETW/4 LANES - &CENTER MEDIAN L� J I E I j - PROPERTY j LINE a-- I j ._._._._._._._._._._._..._._._._._._.T._._._.. PROPERTY j/// LINE Fr.LAUDERDALE SITE FOR JPI ROGER FRY _. ARCHITECT P.A. 2791 BIRD AVENUE COCONVI'GROVE,FL 33133 305-416-7787 N DATE SHEETNUMBER Exhibit 2 Jefferson at Young Circle Hollywood • • • s J • • I �y l � ' c �0� c 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 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) 135 acres is fee simple ownership. The entire parking garage will be owned and operated by the city. The proposed density will be 75 dttlac over the total 3.11 acre site. The apartments will include the following interior amenities: crown molding, Roman tubs, intrusion alarms, tiled entries, frill 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 Yl, 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 Proiect 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 232 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" 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 INFORIVIATION (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 ? ?; NET RENTABLE AREA 228,422 Square Feet AVERAGE UNIT SIZE 985 Square Feet LAND AREA -11-Acres — PARKING 645 spaces located in a shared structural parking garage. I 17SCi C Pace 9 of 59 Q O 9L. k QED., U I �� o N v w x .c ti y 1 1f' '. in I •, II Ij 1 I ^I ,,�t i C: '�� •�• ICI � uJ -__ �t l ' ; j` TA - , F t C/) P- LQ 00 o 0� 5 , O I® I® Iyff3 ®w UWE E[I O FIEWEV Ell=U um Am Rom I'm LO; EmIll ml in ug m go M, ful 0 IK W IM ME 199 HIM #9 93 lu LE M .;go Ig AN DEM TM 9 gom 0 ----------- LQ 0 0 < V) 0: < u 0 00 'j P4 u a 0 o i_ ED z '10 OM[o (III OR I bWD93EE UD UD LO ro I® m L 0 r D VUHI IUDD m m gm m.7tmn 4�,ap, Ropow., L � aQ ¢ � U o ` 03 w C7 I � U=•� � xa was cx U o O W cd CL I C7 O � O U i i I j F-11 - - i I , F11 1-1 1-111 r7 F-1.F-11 F31 f-1 i i r7 IJ;ri;i--m Fl f-111.-11 f 7� r7 1:7' I FA 171 4 I7 r=1 F4 171 r7 I-1 Fli r-11 °I < e r I7 ; II. PROPERTY INFORMATION (CONTINUED) G. SITE PLAN Page 16 of 59 I cn ism e CIO I j1$1--- 11 At It fir�I�r� i -3P ii "IT 7.7- ---------- ---- ---- -- C4 u 0 OCR < C) V� U 00 nom a 14 O 11 143.1 V HI I S _1171�11 CIO 'jz V-71 qv Jil6i <Z, LJ 777 -IM L 77 -T-p -4:T FM i- - rq-T q r rT''-'r H i H T 1-4 2 -. N -- ,I to L --- z FT 1XI 8t -6v ffil. FF-1 LLL- Li "X'y 0 N < ti/* PP U o"LU 11 e P4 30 Fl F J.11NaAV HIOL S II. PROPERTY INFORMATION (CONTINUED) H. FLOOR PLANS Page 17 of 59 1 _l ' N __ II'-i0• 13'-4' - o LIVING _r 4 MASTER BEDROOM f TT DINING rT t r* rT t - rrrrr-rr " tTrt 1 i.r rt r I, _ _ , --T T 1 .1-1 ^T-TT-r rl F r 1 ? 7 T-1 r r rl-.i j-T 1 ( -r 1 '-j 7 1 ?I T r rTn II f 1 7-f--1 �_FFT _T.. . T.7 _i _ T I.T T1__ j 7 l.? r i T i- i -T 00 I UNIT A - 735 S.F.A/C r - 84 EACH i r r JEFFERSON AT YOUNG CIRCLE 1 1_ .1 -loll -- o 1 0 r T � - -r- T'ri'r T'-r i TT rTITTrrr rT"- YTt T-1 F T r:r tr�- rr r TT—11 r ��- rT MASTER - T -�-,--,- --- BEDROOM r I I -TTl T I 1 I LIVING DINING — I T' UNIT B-1 825 S.F.ABC 3 EACH i _- JEFFERSON- AT YOUNG CIRCLE 0 -- T "TttTTf T -T-T-T I� rtTT TT T?T l'- Y7-7 7'tt I U T I-T T T: -T- nr T-Tr - MASTER BEDROOM j O T��? J-T I _ -- 1_T711- II -S-ST = I _ LIVING Ic 1 DINING _-I-- .- F FTF r,- it T r7 - �l i UNIT B-2 868 S.F. A/C 6 EACH JEFFERSON AT YOUNG CIRCLE o - I -r 7T r, rr TT -T- rr TTr 1TrT, ?MASTER I r--T Ti BEDROOM _-- T 1 L _I-T-T- i_--r r G T�-TT I T_r-7- T 7 r- -T O T 7 i TT O FT T T_T I = LIVING DIN1NG _ j T TI- -r ;� 1 - o T-T- -T -T i--T T- _ � DEN cc i UNIT C-1 1,000 S.F.A/C 19 EACH JEFFERSON AT YOUNG CIRCLE ! T7TtTTr�-T_1 T TTTi T rTi T 1-i TZZT i T?-T7rr' r-r r-'F-tf-T_T 0 � M ' �r�T._r � ASTER -- - -�- - - BEDROOM n -r- r 1�-T- = I TTTTii � -- T� I TT � O T-T--1-F i t rs ==JJ I it LIVING DINING I DEN n I, _ 1 I!1 UNIT C-2 1,050 S.F.A/C 6 EACH JEFFERSON AT YOUNG CIRCLE -- E C 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 oned 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 So4thwest 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- M) 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 (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- ceeding thirty-five (35) feet in (b) MIXED USE DISTRICT _NO. 1. Commer- height shall provide a ten (10) vial 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 110) foot set- conflict in other sections of this Code, the stan- dards set forth herein shall supersede. All appli- three(3)and eight(8)feet above cations shall be reviewed in accordance with the established grade. 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 � °k PARKING REDUCTION AND L,% �� that the development shall consist of FOR USES OTHER no more than one building and have -- INDUSTRIAL vi 10% THAN OFFICE at least twenty(20)apartment units. PORTION 45%0 li% INDUSTRIAL In addition, at least eighty 80 g Y ( ) per- OF DEVELOP- 3i% ins cent, but no more than ninety-five _- MENT (95)percent of the gross plan area of 7�% 35% 35% 35% »% 65% 75% building must be in apartment use. %OF DEVELOPMENT CONSISTING 3. Permitted uses. The following is a OF USES OTHER THAN OFFICE OR INDUSTRL41. 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 ground area coverage permit- set forth herein are to encourage the mix ted for Mixed-Use District No. 2 de- r- . 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- tions of the Code, the standards set forth Deck Building column included in Section 3-4(p) of this Code. herein shall supersede. 5. Floor area ratio. The maximum F.A. L 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 andJor 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 (establislunents 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 partt 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 purposes only. (3318) 41. Employment agencies, placing executives only 13. Art goods stores. 42. Engineers, professional. 14. Artists' studio and private art galleries 43. Florist shops (does not include the grow- 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 _ BEDROOM No? LIVING MASTER o BEDROOM a r DINING - r , I I ' I o r 7 --_ _- r r r--— � -- TrT (-T-7-� T J T r f-T I T(TTr 1=fr T �TI T r =�T r - .T T-�I � I-T_r_rr..r lC. fr o T_ T- __ _,_f f t Tr T T� T-r 'UNIT D 1,082 S.F. ABC 18 EACH i r I JEFFERSON AT YOUNG CIRCLE -n' I MASTER BEDROOM LIVING BEDROOM No.2 - CIA 6 i r� I -- I OI I I P11_T i DINING O T. I T-r-7 1 j , 14'-0" T - O L- Q� - r1_UNIT E 1,120 S.F.A/C 35 EACH i JEFFERSON AT YOUNG CIRCLE O: -------- II'-0.. .__ T �--TT ----- TT T-I"_i"r _T"i 1 r� _T rT 1 rrrT, rr f. l-�rT"T -- -- BEDROOM No._ i O - oo - -T T-T-rrl- -- r rTrT}T �rr rI__T_�- tTT , TTTrrrr r I -1T: T_.r ' -T FFT-FT1 T7.T 11 1 T f i-1 1"i ----------- I T-T-T T T-i-i T-rT�-- DINING MASTER __. BEDROOM li 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 i 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 Mianer, a well known and highly respected founding architect, conceived the a 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 Mianer 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. a 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 Mimer 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 A 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. 9t' will consist of 1 & 2 bedroom flats on the 1" 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 Av¢.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. IF IF fit 7° r +�� ! 3�. ;al. �• t j ,1 �0 Q• .�I Ali i •r'' d� � 'ry�j� f.T 1• �� - � t.;��i�+�j�J�yi V � '�' jI f,� �..� I' 1 �j�t: + I` � •w•`: .•--:5— Mull 41 1 ri �:ijy'�.•�. �1.'1�� ,., ` " 1 , � �� B.O. cad• 'R ,> Y 1�. •::t '.� • } s`_ _J ',;.- ,.. �h�?��?�. M ,��t Ell . 1$. � ,_ � i`'' ::��''.��: 'S:;F„ .�•' _ -1-1- 1►s +1i"i t.. `ter F } ! _ �� vii Pi IF r 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°i 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 (11 1 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. i 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 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 A. PROPERTY SUMMARY PROJECT DESCRIPTION: JPI plans to develop a 22=1-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 mired-use development. Construction will be concrete block -- with concrete floor slabs and painted stucco exterior walls with barrel the 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: a 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 the bath ❑ side-by-side washer and dryer ❑ multiple phone lines Li Roman tub in master suite ❑ gourmet kitchens _„ ❑ full size washer and dryer ❑ oversized walk-in closets ❑ ceiling fans with light kits �y ❑ 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°i �- Avenue) and Calabria Street in the city of Coral Gables. TOTAL APARTMENT HOMES 274 NET RENTABLE AREA 221,409 Square Feet AVERAGE UNIT SIZE 989 Square Feet LAND AREA 1.574 i PARKING 397 Residential Spaces 273 Office Spaces -__. Page 9 of 55 r II. PROPERTY INFORMATION (CONTINUED) • • • B. LOCATION MAPS/AERIAL PHOTO Pale 10 of 55 _ R COUNTY LINE RD DAOE rDl�1JNTY I - I BROWARO COUNTY 817 > �MaAaEE� 6A1(YI 203 ��}.OAOE COUNTY ? vw 199 ST<NONE MILL OR IVES ��RO W aVENTV m NI j IOPa.LOCK.a �� ;I C� t(bPEPO 9 p06ACN; EST c AIR ORT ` N 186 ST rt Cllr y 91 < 163 sr 9 MIAMI GAR O bR M011TN > 9Ao�MZ J T i5 f Z 4a 27 W EXPWY < = 7 ST BR4C11 • � � 163 "ST+ RL Z 93"IALEA21 r rt •'I n OP OCI:A Oro OCKA ,E7 n S LSS1, P pap TM i ---- Q / NW 736 ST 919 t15 ST 441 S 15-� j NY�66Y YAL W n n 2 L4UItDS� M4A60t311I BiiCA�'11W(W � < < NW 11957 • ' O GRAN MLDLd�' YF��'il AM i IT < Ic�5 / Z OYRtffiIDi INDIAN a W .�103 MIAMI SN011H! cp 90 FIL PVT" BAY A� �'•1 n I99 • � HI H= 79 5T = 79 W 1 EXP = 1 Z 7 ! I 110ATf1 BAY j I N W 58�0 IJ11 1 < 7xY CI VtLL►8N I Q sT = 4 . N W 51 dry h s <_vxwINIA q / Q • v« " Ir Exr O 9/F 1657 a1R 27 X y S IlUL1CSWY GOLF R � EY RD .--- NW 25 ST MIAMI INTE AI 0 Ii.YA ONAL < Y EP < seacy T � R J DOLPHIN XPW ^ NIN � w O 1Yi11 > UI �qR� J M' 6 ST MIAMI FLAGLER< ST F A ER a ST> 41 90 TRAIL --' •lu/LE7: TA < %k B7 1 ^ L__ I MIAMI SW 26 ST CORAL WAY SIN r s7 MIRACLE MILE RICKENBACKEFS `" S" o awr 1 , O _EVERGIADFS < � CRAL JIM. A SW F ST BIRO RD 976 Sry LO ST w«I ..� a LES t �, J S - a L•k•q d 111 n - _SW 56 ST MILL R OR X. -� NATIONAL e SW 72 T~ .. SUNSET OR MlIJ{ SW .•-�J _l KrrMM• A APPE PARK 1Iaka' +r' E 178 s ~ Ker Z_� N KENDALL DR SW ST N KE DAP", D 94 68 S-T a iiSI'AYWE •:/11 U W i SW 104 ST D 2 1�E sI s 990 ILLIAN pR U I KEN DA L L -- ¢ IL74 T S ?P ,• O o 0 t E.XECU 1V T � < IHOWARD DR AIRPORT O 136 ST M 167 AYE Sri 152 ST CORAL REEF OR SW 152 ST cwu�f 10 IT � Y764 ST EUREKA D ST I ; 1Ba - ,`=r Biscayne J i I i > aJT S4 \ emu- 40PP p / QUAIL ROOST OR SW 2 P 2 Baf P.Ir General Highway SW 216 R Map of z I HAINLIN .MILL OR i _ = DADE COUNTY >r n YIA sv T •9B9j ,, y x ,aISCAYNE F L O R I D A v ,�... 'I oa ;1 < -• ' • +o < •rt"-N•raryar JPNC 1.,, :)In 7 DOLPH MAP CO., INC. SW 2 ST S—th NATIOIN.AL. P r� I. .4Laln n t AII•�aHah ✓ W I HOMESTE.D BISCAYN R SW 5T/vNi w it f 0621E L. > .AVI A ON NW B ST f MPBEL Ofl HC iEERS AD AtR 1 IT ES ERA'=BASE y SW 378 S7 1 :JO.v r„ ' F 111,CfTY _ CANAL DR ;s=A5—,.,, � I I ° W PALM OR ° _ PALM < �. IMandia n ro I W376 ST _ ;ear -4-�i,•C7.� �� {;, �,��}� � v .�, � , +dry r�. 1 L1J W Aw f— �,t '' �, t( ! >;t •�, �; �.�' � '- �' Leo+' I_ � 1 :.�!S� >.-i ! yam', � ✓j _ 5�� t r: 1 y t- � „rA 1' l: ' - +ftH.l� +4y4 .t.ay. } �-.1 —„ ft I - '•F `I rs . lid 'r '',-�:r' ti;•; °J '� 7► ' ' � �' ; •.t; 11,x--'`. ..'F�''1� ::, tt u. Lt ti ,' �� ,b�� l�vb� ', k•L It TV r`k 4•��'. i t .` L� '� .r is I` r ^� .'l,,j t� •1 1 � .� a . 'I J'i R ,.; ]tf 1{1.x{{�' tr�l1 ` ►� At tk dR Y All Al 'f.'• fdl9 � '{✓;J}.!�'�t '.'�� '. ' ,uJ•Y r� •x L .F . '( w � j:' ,air +�� y•'yl •� v' • � I•�1 ri y f Lij t LLJ co �'i, I �� t I ;zM '" ' .� M 1`a• ��: � �'l: �: is 1 F- 1 if 'jT it ,�' { ;fir.,{{ � �.. •�; »i��`,.t 'u�' � ' ?"�y�'• � I': �I', I •l�•:•::• Q �� - '? � r . F,: I 117r 71�1iI1 j .� Vii!] ��. _ +Z-- .-�� ` ■..,.c �i .. 1`4 r;NP 1: A.I • '_ . JA :.�j'li• i;f' :� ni � u��+ " �� a ,( � i ��.�' �"r r�,� may.{ ;`� .��t � �• S�� *�i � � p ?111 ; 1 � �j' 'I ' �� ..n Y�§ ��' '� f,' if A � •,� ;rte{{�. II. PROPERTY INFORMATION (CONTINUED) • C. PROPERTY ELEVATION(S) Page I 1 of 55 _ ` __ --- _' _ ' - - -- � '°' `^"" ``'" ""^"^ !� | _ _ i | / ' _ ! � Oman. Do 0 11 13 0 -- i ME I ' | ! _- ` | � _ | - � ' ' i \ ' ! / ! � i | . | | 57 � ' / | | ` ! I , • �.. rI- _I. S 1 0 a 1 I H 2I d Z b I a tai O 1 21 3 1 1 0 y :1 • r rI � _• � iillll 1<II;l� rr I �C�F-IH-1t-iF-11--�!-li I�►>!��H'�8, .III 6I�I_ ■ ■ ■ ■ ■ 19 m a n ■ ■ ■ ■ ■ HHk L,I Im WiH PIi ■ ■ u ■ G ■ ■ mmm ■ m ■ ■ ■ ■a■ ■ ■ N ■ ;■ ■ ■ ■ -Room ■ ' ANN = + 1 mm. ■ : �: ■ ■ Ii Iii a! a I ■�� ■' I 1 1' V• 1 BENNO I n II Iq 1' i ■ ml♦ ■?■ ■ N (I 111 Il. n ■ ■ ■ e Now=060 W r- o ■ ■ o ■ ■ ■ ■ ■ ■ w I; ■ ■ ■ ■ m ■ ■ ■ � ■ ■ ■ ■ ■ ray _ � ■ ■ mss ■ z LQ SON m in ■ � ■ I „ V-'=-T',.r-z:'ter--ar-,r- �.i•:I I ED In Boom m ■?7■4■i■ Ali ■ ■ ■ ■ ■ - ■ ■ ■ ■ ■ ■ ■ ■ ■i■jtl� m 147..1,1 ` M111 ___ I � N S S N � 'L N S S S S '. "r � S ' I 9 I eI _• N S CI S y y •I S S S S S S N S 4. N I N I I I Z d �I I • I I� I stn� I , ■ Magog z ' ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ E 11 is ■ ■ ■ ■ ■ ■ ■i■ ■ ■ ■ LJ �fU � L _ J I ■ �� ■ ■ .. hn�t ins} - - - E ■ man : : ■ � �� ■.■ ■is ■,.■I `r MENNEN■ ■ ■ ■ ■ ■ ■ ■ r�iiiiii z 11 ■ ■ ■ ■ ■ F ■ i � iir a ■ n ■ ■ ■ w I ■ ■ ■ ■ ■ ■ ■ ■ ■ �a ■■i ■■iii Qx j ■ a LL? ■ti■ ■ ■ ■ ■ ■ ■ ■ r ■ ■ ■ ■ ■ ■ ■, ■ ■ ■7n 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. 0 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/hnedia room, business center, 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. a 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 • 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, varbaQe disposal, vegetable sprayer and dishwasher. Furnishing • Miniblinds over all windows. Designer laminate counters and euro-style cabinets in kitchens and bathrooms. Plumbina • Double sink in kitchen and 5-foot oval shaped rubs 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. Page 13 of 55 II. PROPERTY INFORMATION (CONTINUED) j F. APARTMENT HOME MIX NO. OF TYPE DESCRIPTION UNITS SF, TOTAL Al I Bdrm-1 Bath 67 770 51,590 A2 l Bdrm-1 Bath 32 833 26,656 �# of 1. Bedrooms 99 BI 2 Bdrm-2 Bath SO 1,092 87,360 B2 2 Bdnn-2 Bath/TH 21 1,161 24,381 i# of'-) Bedrooms 101 C1 2 Bdrm-2 Bath/Den 18 1,286 23,147 C2 2 Bdrm-2 Bath/Den 6 1,379 8,274 9 of 2/2/Ds 24 TOTAL 224 989 221,409 Total Land Area 1574 Acres Density 142 Units Per Acre Unit Mix l Bedroom 99 44% 2 Bedroom 101 45% 3 Bedroom 24 11% TOTAL 224 100% PaQe 14 of 55 II. PROPERTY INFORMATION (CONTINUED) G. SITE PLAN Pale 15 of 55 --—= --- f8 ! Ja � eE 1, H 0 = Z Y w- I — 1 — �T►— — — ------------------------ ----- — — s-== ac�r�aav aE �s��nECSUas�—ate x�z—aa— --- --------- - - I 4 i j \ \ — I I LCI ; 3i� % E �—1 z e LQ I z p 000a oao o Q _ j I I i I- _--q�---_ _ — —---_—_—.—.----------- - --------- i I I i i I- I ' rji �j' � �.�,;w,�_��-'D :�•e.•�- --- ',��i I I��r ��1 1 I�I i� o H N 0 1 a-4!-9 A V J 0 C1-- — Lo ---------------- r _ i h _ 11 \ . 1-.Vf.Fit CM NS —fm 1X/ gra 21- L. A II III i{�. �l V, IWI/X co 0 z CT q, �,, era :I�:}.�:1; ., ly.�_ I.�r 1 '�, �•�\ 8 A x- am OMIT, LA-H; xr iN if 44e- 41 �VMR 'M*MW11 'l '.0 , i'� ------ AAM at r�'. 14r. T9 ---,-3 NN i OItl - TO --------- ' WIC I I I I I I I I BEDROOM uvua3x lnm j _ I u u19' MOM � ur.m i i I i I I I ( i t� x.Cr i I UNIT A-2 SCAU: Unit Square Feet -----------833 s.f. Total Units -------------------32 i � I I REF. PANTRY 1 MASTER aATH QTO� POYPR s•a Ire nno 7a,06.IIA-DW I w1C s eas --- ROOM MASTER 14,10"IT -OOM i 111 11'6 I _l _I lUNIT B-1 B-2&B-3 SCE: Unit Square Feet ------------1092 s.f. Total Units --------------------- 80 c& 4 jMASM UTH bw BATTY 2 76%17 -I 6rx V10' KnrHEN 1 LINEN f\w w1C I L VD4GAMNNG ROOM P.r5 i 12'6'a 2610' I WASTER BEDROOM I2Y 13V IDEN BEDROOM 7i a 11117 ' I f UNIT C-1 SCAU:1/8-=,.-0" Unit Square Feet ------------1286 s.f. Total Units ------------------- 1 -® -- 7M 0 I 6 s 'r.h Flo* Uy 96't 9'i' MASS! o I ILD BA'M — 9'6Z 17 r RPP. LClPN — LDON Lid 1 I SZ TS' I I wtc i A'.6`6' I,NQI6ADQfM RCKW. 176'.M'10' WASTM HROON I FD - ; I1 17'6' i °@1 BEDROOM Yt t6 IIx16 t x ` h N., UNIT C-2 SCAB: =V-0, Unit Square Feet -----------1379 s.f. Total Units ---------------------6 1 I i I I I I o � D RA7tfltOOM� I 79' KMCNE H P. I 1T1'n4 �o� I I � I wl UP �wx L sJ I i I I I � t I uvQ1C' DOBW I ROOM ROOM I . 12W s 14' 11'.14' I I I --- 1st Floor Plan UNIT TH-A 1 SCE:1/8' lst 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 J�M• mm: I�t^M h c S i°;t•r,..�. ,rt � tSJy15�'� hTy��'�` � k=°�!sar., u''•.�U.e Al'dt`1r rx t rtCf`}'ry,t '� •E�' J 6 +rt' `"�'y `Jw•u Fb yA d r a _ c 1 .� yJp`�,,t� a',,� it•' 'ti Tji!6'`.yy v.5.� ;"! / � i t�fi.}�•p`� � L`:%t'A�i3... VW �"ti'a•r�)�;t(',p�''Y • • • • �r'�tT"�• y r'vrt`:.�.: }�.y{TS�„ �f rr. s .,'•��••'',�� ;..Ir i; �.E'1Fr'�.:�'I�t•'J�:r a i'y�,i` r fl: �`e7.,r t � . �i��'•q��0 $'�[}�+.f�',t...tF,l'Y I.i .. - •- • Nv Ah Af ��ii � '7i«�.r� � � a!F i.y4� r�a�?5ssa1»�� ® `..'.�� i •. t^fit;^ J ".ti"ti� F7 te�nry� �=�a'�:�,-G'�S,i.�� i_`'' • • -• 1 t '1 L 1 � •' • w x • e J Y t PP i + • � ,r 1 }oi ' `��'��t s��;�„r .fir'��,f , . `� � • . 'la�l r�� r� � � t!y;.°-•ti.G:iL `.`.!""i` i i k•�.c�F �'�Cl .x�Elzj"ZT ' Y � .Z ®� �� -``Y 1 .11 �..`1` yrC e,*K� •i�SCCetkk ll�.i:: '.�� t. v��s' �F7 ,Yi 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 -- - ; 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 i 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 r; Exhibit 6 City of Miami 02/15/01 13:11 FAX 3056480052 CURTIS & KIMBALL Q02 cU Copyrighted. Municipal Code Corp., affiliated Municipality. 2000. Pate 1 o 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 611711lar 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 Brat improved with a frontage road and landscaping in conformity with official plans, policies and standards of the city, under a Class li 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 wl;en abuttina 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 m 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.s .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 maximun•; 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;1 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. 02/15/01 13:11 FAX 3056480052 CURTIS & KIMBALL 903 CO. Copyrighted. Municipal Code Corp.,aftiliated Municipality. 20oo. l's`;e Ill,.,A, ,._n - 02/15/01 13:11 FAX 3056480052 CURTIS & KIMBALL 05 Ob 3-1 C01"b1.GABLES ZONING CODE -. permitted shall be calculated at the rate require site plan review by the Planning&Z•onina of sixty (60) units per acre or fraction Board,with appeal to the"City Commission.(33261 thereof. 1.. Locatiott eiigibi ay, A.11 properLies coned C (z) Usable open space.Usable Open Space for and located within the.following b describes 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 Sotithwe t the minimum of twenty-five(:25)per- o P Eibhth Street to the north, £'alerntl) cent of the building site and such to the south, Douglas Road to the area shall be appropriately land- east and LeJeune Road to the west. scaped with trees, shrubbery, grass, (27;9, 3326) hedges and other acceptable land- scape material.Such landscaped ma Limitation. In ord(!l• t. 1 encourage the cre- terial shall be maintained in a neat at.ive mix of ustis, 'III develul)n1c:nL3• whether existing, liew. renovated ur pru- and orderly appearance. One-third (Ys) of the above requirements may Posed shall be eligible to utilize tl7e lilixed- be located on an elevated deck. Use District No. 1 regulationsr providing that the developrr7eLIL shall Have at. lea_t 2. Accessory deck used for recreation or twenty-five('25)percent,but no more Lh;117 other tenant use may count as re- seventy five(75)percent of the grub_. floc;r quired open space up to a maximum area as residential uses. Such residenti tI 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 Ltse District No. 1 do thirty {90) feet. velopnrent may 111Clude office, rataii, restaurant, elltertair,Ineut, r creattuu tl See. 3-5. Mixed-use district regulations. and cultural uses as permitted b�: tl7e " (2734) underlying district. ij,`1126) (a) Mixed-uses.These regulations are intended 3. Setbacks. Tile fi.i110.virig t:=:Herr!! ;utl;lcks to allow the harmonious mix of complementary shall apply to Muted-Llse District No. 1 uses within a single development. They are in- developments, but shaiu [1 tt supersede tit tended to promote efficiency of land use, provide specific setbacks listed for main building; convenience, decrease vehicular traffic and en- at specific locaLlilns 111 .1 u! Eiji:; courage greater housing options.Developers wish- Code: ing to utilize the mixed use provisions outlined u. Trout, i;de Ilritertarf, .15 t? +:=11-rrt1: herein shall so indicate on their submitted plans. I I I That por bon ul`the buildillc Ox- (b) MIXED-USE DISTRICT t�'G• 1. [.'omnier- Height shall provide. a Len ± 1t; cial Use Districts. The standards set forth herein foot minimum sr l)1u 01-le are to encourage the mix of residential uses into fhot. fur each Ttiveuty fn e _' i commercial development. All regulations of the feet Over thirty live t;i5? f.-s r. underlying use district shall rernain in effect (-.'.orni-'1•Tuts-\hlclr llav ' Ito radii > except as otherwise specified herein. Whenever a 11JVC' 5r_L- '�•?') conflict exists between These standards and reg- Shilll 'l tell !i0' f-JUL ulations in other sections of this Code, the stan- back frOuli the ourner bvL%V(;erl '`'" "` three i:;l;and r i�i7t i,>;Pert ltbu�1 lords set forth herein shall supersede. All appli- cations shall be reviewed in accordance with the east„bushed -n-acir. Articles 23 and 25 of the Zoning Code, and will Stipp,No. 2 A3-16 Y° 02/15/01 13:11 FAX 3056480052 CURTIS & KIMBALL Z06 CASE DISTRICT AND REGI! . L,:1'I'I O ti S between three (3) and eight (£l) ground area coverage allowed for the feet above the established grade. Mixed-Use District No. 1 develop- '`i'=` b, Rear: ment may be ten(10)percent greater (1) Where there is a dedicated al- than that which is peirin'tted fur ley in the rear, all buildings apartments, apartment-hotels or ho- shall be set back five(5)feet up t.els alone. This increase is ec:luiva- to the first fourteen(14)feet in lent to the percentage listed it, the height.For that portion of build- Maximum n, Ground Cover Princi- ":." pal Access and Deck Building col- ;, ings above fourteen (14) feet in umn included in S(:ction S' -#tyi of height, there shall be no set- "` this Code. back requirements from the rear property line, 6. Floor,:'ir-ea Ratio. (2) Where there is no dedicated a. V-'hen multiple uses are incorpa- alley in the rear, a ten(10)foot rated 'uto a development of tour or minimum rear setback shall be more stories in height, the floor area provided. ratio (F. A. R.) for each use shall be (3) Parkin g individually determined according to Parking garages shall be re- 1; quired to provide the same min Sections 3-4(s)and 3-6(v)of&its Code imam setbacks as required for and the. highest of the individual F. the main building provided how- A. R.'s shall he applied to tiie entire development. ever, that no setback shall be 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 orrice and/or in- 4. Open Space, dustrial portion of a Mixed-[Jse Dis- a. Plazas, courtyards, arcades and log- gigs paved with a pervious material t.rict No. 1 developmeni. ' b. Required off-street parking may be may be considered open space and reduced by a given percentage: far 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 District No. 1 develop- merit paved with an impervious rnent in aCCGi'da11CC with iii(, chart. ma- 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 Couerage. 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 .�J. OC, Corr. A3-17 02/15/01 13:11 FAX 3056480052 CURTIS & KIMBALL Ij07 3-5 CORAL GABLES ZONING CODE f. OFFICE sir" ! n,PARKL14G REDUCTION i` AN " i�� FUR USES OTHER that the development shall ll cosist of 'D t 1NDt3sTRlAL no more than one building aid leave Siy^ ,___..(LY_TFL�� oFF[CE at least twenty(201 apa t t:! units. PORT?UN �g;� INDUSTRLAL In addition at least eighty (fitj) per- " OF DEVELOP. cent, but no mire than ninety llvc: {, MENT (95)percent of th(l gross plan area o' the building must be in ap<Lrtt?lf:[?t 7.5% 35% 459. 55% 65% 75% use. 90 OF DEVELOPMENT C( 3. Permitted uses. The following is a QF USE;OTHER TiiaN OFf'!CE list of Mixed-Use District No. 2 per- OR INDUSTRL•i-L mitted uses:Apartment building,Au- tomatic teller machine, Bakery no c. Required off-street parking spaces t may not be reserved,assigned and/or big on premise),Barber shop and t` designated for a certain use, busi- beauty shop, Book store, Drums t a 1u ness or individual or restricted in sundry store, Dry cleaner 'no clean any way other than that which is u�g on premises), Florist. Food store otherwise required such as handi (gourmet or convenience) Ststio cap,delivery vehicle or bicycle park- nery store. Wig- 4. Ground area cut,erage, 7'he maxi- (c) Mixed-use District No. 2. The standards nrum ground area coverage pern?it- 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 teal development. All regulations of the greater than that which is permitted in- underlying for apartment use alone. This in- ying Use District shall remain in crease is equivalent to the percent- effect except as otherwise specified herein. age listed in the ,Ni laximuni u Whenever a conflict exists between these standards and regulations in other sec- Ground Cover Prilicipal Acres; and tions of the Code, the standards set forth Deck Building colurun included in Section 3-4(.p) of this Code. herein shall supersede. 5. Flour area ratio_ The maximurn F.A. I. 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-li: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- nntun 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 parkin; Douglas Road to the east and for Mixed-Use District No, ? devei LeJeune Road to the west. opinents shall be determined accord- (2778) uig to the requirements of Article 2. Limitation. In order to provide con- K111 of this Code alld may be reduced vemence to residents of multi-family by twenty (20) percent for the nun- dwellings and reduce vehicular traf- residential use portions of,the devel- fie, all developments, whether exist- opment. ing,new,renovated or proposed shall 7. Business access. Businesses in_N i.xed- be eligible to utilize the Mixed-Use lise District No. 2 developments are District No. 2 regulations, providing primarily 'intended to OC,Corr, 1 02/15/01 13:11 FAX 3056480052 CURTIS & KIMBALL IM 08 USE Uls'€'IUC 1'AND REG1_L--L'J'!(_).NS 5iitip ;ist Uses, as described herein, and Special-Uses as 20. Barber shops and beauty situps. defused in hereof, shall be permitted. A CA-Use shall be carried on entirely within the building, 21. Book stores, except a+:loft boot sturus. completely enclosed with walls and roof, and 2 2. Broker-ruortgage. W '<' provided no operations are of such a nature as to 2 3 Building,plumbing, alyd electrical contr lc- become offensive or obnoxious to the adjacent tors office only----no shop or stora,,,. premises devoted to or adopted for other uses. (b} Permitted principal uses and structures, 2•l. Business analyst.---cuuustlurs or bi ilcers. 1. Abstract and/or title company. 'b �'ali ullrting Lind statistical ai:rvit:� 2. Accountant. ?6. Cliitla, cruckery, glasses ire 'and e;.1rt!iuu tvat'e 3lpi'e3. 3. Actuaries. 27. t_-l,u.,@1r Laid cigarette �i.ores. 4. Adjustors-insurance. '2$. Clinic, medical or dental (<st ibli5!luitlit S. Administrative office. Where two or inure medical tit' dt-nL<af 6. Advertising office-no shops. practitioners !uiv office_ tub etllt r ,.it!! consultation rooms,laboratories,ail d t Tier 7. Apartment units as part of a niulti-use cunlmon f'aciliti>;!. development which does not constitute, more tliatr fifty (50) percent of a deg°elop "� Corlrputer design studio. ;3'!S(i! 111ei1t, and subject to the requirements, 30. Currlputer nc,ftwarr ClevelUj}lueat. limitations and restrictions applicable to 31. Confectionery mid ice cretin] store:. the construction of apartments in A-Use Districts, or Mixed-Use district regula- 3' Consulates. Lions (Section 3-5). 3:3. i.'onsultalit5. 8. Apartment hotel Lulus as part of'a mixed 34. Cosmetic, pet"tomes and toiletries _;Lures. use development and subject to the re- 1G. -Ullrt 1'e'tirt111J, itll) !tl Stul'iui fr; quireinents, limitations and restrictions p 1 1 � l,li 1: . applicable thereto. - :iEi. l.r :dit reportin.L. 9, Appraisers. ` . Departiueia and d1'y woad_ _wrt•_. 14. Antique and curio shops. 3iy. !:)e ntist. 11. Architects. 39. Detective agency. 12. Art galleries and museums - P rivate, non 4U. llruJ :itid sundry _tires. profit for public cultural and educa€iunal purposes only. (ti3ldi 41. En11310"mr•nt agencies. I.'ctcln c..ulr:t 13. Art goods stories. -12. l'ngi1ieer. , 14. Artists' studio and private art galleries for retail sales. i.30b5) lb. Flurist shops (doe_ lrot include Ol in- of plaias!. 15. Attorneys. 4-1. 16. Auctioneers-office Only. •lei. Haberdas411ry shops. 17. Auditor's. ..16, hltabliy slipplie• . . ;;. lb. Automobile reut<r1 or leasing office only, �17. Hutc:l-. 19. Banks, trust companies, sav!ings institu tions , finance companies and other siari f5. Importc:r;cxportcr of[1ca _!11':. lar financial inStit LltiOnS. -.44. 111St.11'1r11Ct' !ccllCit' alid In.uld Uffl::c•. Supp. Na. 02/15/01 13:11 FAX 3056480052 CURTIS & KIMBALL 209 ss: ,. ?i §3-6 Ci-)R�L,G_�IiI:I;S 7..c1N:1NC; i',OLtE ;r< 50. Interior decorating, costuming, drapery 68. Optometrist. stores. Retail only, no work to be done on 69. Parking lots,auto mobi le-auxihary or ac- premi ses. cessory to any CA-Use. 51. Investment and securities dealer. 70, Parking lots-COmmarcial. 52. Jewelry stores. 71. Photo equipment and supplies- r:. 53. Leather goods stores. 72. Photographers, photob aph 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. Cites. 58, Millir<eiy shops. ?G. Shoe stored. {'! 59. Model agencies---no schools, 77. Souvenir stores. 60. Modiste wearing a pp arel and furriers. 78. Sporting goods store;. 61. Motel, . . 79. Stationery stores. 62. Musduloskeletal massage therapy treat g0, Stock exchange: 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 office (does not That the provision of musculoskeletal treat include telephone exchanges). ment (massage therapy) as an adjunct nction to a licensed medical clinic,health 83. Theaters and motion picture houses. e�_ fu club,spa or beauty salon shall be permit-CePt the following: <' ted in CA zoning districts subject to the (a) Open-air or drive-in type: ;;roil r following conditions: ±hi Adult motion picture LhEaier-s. (a) Facilities offering musculoskeletal b4. 'Picket Offices for airplane, bus. railroad ;. massage services shall meet all ap- and ships. plicable State and H.R.S. standards and operational requirements. 95. Travel a„encie_. (b) Only State licensed personnel regu- 86. Or other similar enterprises or biisinesos 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 c±,stt premises. munity than the 1) iiiessi, nr , 'at': prises heerem el utereted. (c) Licensing and operation shall be re- viewed on a year to year basis. enterprises shall hc. determined by the Board of Adjustment. 63. Music, radio, television and electrical ap- ` " pliartce stores (rs tail only:ti. 8"+• 'Miscellaneous silrvice establishments. 64. Notary public. (c) C'B•L'se Districts. CD-U e Districts nre in 65. Office for business and professional pur- tended to accommodate medium intensit - c0ffi- poses, niercial uses rind rrured-uses. In a CB-Use Dig 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 on.] .y) ted. A CB-Use shall he carried on entirelV V,iti-,ir 67. Optical stores. buildings contpletely enclosed With walls and rout: r� 9upp. No. 2 A3-20 ;r, r �: - � r * * * * FOLIO SEARCH PTXM0015 SUBDIV FOLIO: 09 4025 028 FICHE NO: SUBDIVISION: LARKINS TOWNSITE PARCEL OWNERS NAME PROPERTY ADDRESS 1920 LARKIN COMMUNITY HOSPITAL INC 6101 SW 70 ST 1930 DENTAL PROFESSIONAL GROUP INC 6900 SW 59 PL 1940 GEORGE ELIAS JR & RICHARD A ELIAS 1950 GEORGE ELIAS JR & RICHARD A ELIAS 6930 •SW 59 PL 1960 GEORGE ELIAS JR & RICHARD A 1970 SHOAL CREEK PROPERTIES LLC 5982 SW 69 ST 1980 SHOAL CREEK PROPERTIES LLC 5986 SW 69 ST 1990 SHOAL CREEK PROPERTIES LLC 5990 SW 69 ST 2000 SHOAL CREEK PROPERTIES LLC 2010 SHOAL CREEK PROPERTIES LLC 6010 SW 69 ST E7�c�. *** ENTER SUBDIVISION NAME OR FOLIO, AND PRESS ENTER ***** tR-DISPLAY PF3-INQUIRY PF4-CLEAR PF8-MENU PF10-FINISH *** bRE FOLIOS TO BE DISPLAYED -- PRESS "ENTER" *** I 'I i CA FOLIO SEARCH . * * * * PTXM0015 SUBDIV FOLIO: 09 4025 028 FICHE NO: SUBDIVISION: LARKINS TOWNSITE PARCEL OWNERS NAME PROPERTY ADDRESS 2011 SHOAL CREEK PROPERTIES LLC 2020 SHOAL CREEK PROPERTIES LLC 6011 SW 70 ST 2030 SHOAL CREEK PROPERTIES LLC 6005 SW 70 ST 2040 SHOAL CREEK PROPERTIES LLC 5961 SW 70 ST 2041 SHOAL CREEK PROPERTIES LLC 5965 SW 70 ST 2050 GWYNN M ELIAS & R A ELIAS 6940 SW 59 PL 2060 ALAN D MOBLEY TR 5887 SW 70 ST 2070 CITY OF SOUTH MIAMI 5890 SW 69 ST 2080 CHAR-BETT INC 5927 SW 70 ST ***** ENTER SUBDIVISION NAME OR FOLIO, AND PRESS ENTER ***** ENTER-DISPLAY PF3-INQUIRY PF4-CLEAR PF8-MENU PF10-FINISH *** ALL FOLIOS HAVE BEEN DISPLAYED *** I I' i 05/08/2001 14:00 305-859-8410 JW HARRIS PAGE 02 05/02/2001 13:15 30575de695 AHLSTEDT PAGE_ 02 D Da EXEC TIVE SUMMARY The proposed University Place project is a mixed us® project consisting of a 250 dwelling unit apartment building with 7,500 gross square feet of retail space. The s �] project includes a $00.space parking garage. The site, which is currently vacant, is located in the City of South Miami on the north (� side of SW 70th Street between SW 58th Plane and SW 61st Avenue. a O ° o It is estimated that the proposed project will generate 163 vehicle trips during the A ° peak hour and 177 vehicle trips during the PM peak hour. � (� Primary access to the site Is via SW 70th Street. The SW 70th Street cross-section provides for one lane In each direction with parking on either side. At the signalized intersections with SW 62nd Avenue and SW 59th Place parking is removed to accommodate left turn lames, SW 70th Street appears to have a 6,0',right-of-way. Within that delft-of-way there@ are 6'sWewalks on either side, 2' of curb and gutter oR - either side and 34' of pavement. SW 70th Street east of$W 62nd Avenue currently ac mmmodates 58ft vph in-the AM peek hear and 640 vpb in the PM peak hour. The proposed project would add 34 vph during the AM peak hour and 51 ,vph in the PM peak hour. This traffic can be accommodated in the existing cross-section. v According to the project planner, based upon the exj§ting comprehensive plan and zoning, the ,site could be developed to acCVminadate a 137,998 GSF office building. Such a development, assuming 95% automobile usage, would generate 222 vehicle trips per hour during the PM peak hour. The proposed residential/retail development is projected to generate 177 vehicle trips. This equates to a 21% reduction in potential PM peak hour traffic. In addition to generating potentially fewer PM peak hour vehicle trips than the currently approval tend.-use, the prayed project,tends to impact roadways in the non-peak direction. For example, during the PM peak hour, when traffic is heaviest in the westbound direction on Sunset Drive, the majority of project traffic is heading in the eastbound direction, Although, due to its location in a redevelopment and infill district, the project is exempt from ooncurrency standards; level of serviC@I analyses were conducted for purposes bf identifying any specific localized impacts of the project which might need to be mitigated. The level of service analysis was conducted for the existing year 2001 conditions, and future conditions in the year 2003 with and without the prpject. These analyses included link and intersection level of service analysis. The.anatysis concluded that: - • the proposed project will not have any impact an the existing roadway levels of service in t11e area-, and, • there are no specific,roadway improvements required to accommodate the additional traffic generated by the proposed project. 1 �%� �� 4. '4 ` � Y �.{ :.� ;,�,. � r - yP.P. 05/08/2001 14:00 305-859-8410 JW HARRIS PAGE 03 05/00/2091 13:15 3057548695 AHLSTEDT PAGE 93 - a f� At the direction of City of South Miami staff, particular attention was paid to potential project impacts In the neighbortfioods to the west and north of the site. It is not anticipated that the project will add to observed cut-through traffic. Project tr8ft which might.potentigily cut-through the nelghbotood to the west would be associated with Sunset Drive west of SW 62nd Avenue, It is estimated that in the AM peak hour project traffic on:this section of Sunset Drive would amount to s vph eastbound,and 26 vph westbound. During the PM p�e8k hour project traffic on this section of Suriset Drive would amount to 24 vph eastbound end 13 vph westbound. During the AM and PM,peak hours,,pcoiect traffic sxiting IN site would most likely travel south on SW 61 st Avenue-and turn right to westbound sunset Drive. Similarly, project traffic entering the site wouid most nicety make a left turn at the intersection of Sunset Drive-and SW 62nd Street and access the site via SW 70th Streeii, 'If the project creates any cut-through traffic in the area it would most likely occur in the eastbound direction during they PM peak hour. , A preliminary analysis of traffic operations in the area leads to the conclusion that a sign>fieant amount of,the perceived cut-through traffic on.SW 70th Street west of SW 62nd Avenue is traffic associated with the medical office building located at 7000 SW 62nd Avenue.and the general office building located in the northwest comer of SW 70th Street and SW 62nd Avenue. An additional problem is created on Sunset Drive where there is a left tum prohibition for northbound traffic on SW 62nd Place_ SW 62nd Place is a major entrance/exit for South Miami Hospital. The turn restriction results in a high percentage of u-turns from the eastbound left turn lane on Sunset Drive at SW 62nd Avenue. Observations during the FM{peak indicate that as much-as on®-third of the vehicles using this Left turn lane are making a u-tum. This situation reduces the effectiveness of the left tum lane, creMes a ftmpfien forth*aouthbwM-SW 62ndAvanue right turn to westbound Sunset Drive movement, and may encourage cut-through traffic in the area, With respect to the neighborhood to the north, it is anticipated that,project traffic traveling to and from Red Road north of US-1 wilt tend.to use SW 596 Place and SW. 64th Avenue_ The estimated project traffic for this movement is: • AM peak hour- 9 vph in-bound and 28 vph out-bound. • PM peak hour* 26 vph in-bound and 14 vph out-bound. Because of congestion at the intersection of Iced Road and US-1, turn prohibitions and street discontinuities; a preliminary review of the traffic operations in this area concluded that there is little likelihood of significantly altering this anticipated routing of project traffic. A comprehensive neighborhood traffic study should be undertaken to: 2 05/08/2001 14:00 305-859-8410 JW HARRIS PAGE 04 21 iQ8-'?L)71 13;15 3057548695 AHLSTEDT PAGE 3a V O u n W • reduce cut-through and speeding on SW 70th Street west of SW 82nd Avenue; • improve-traft oparauons on SW 62nd Avenue between SW 70th Street and Sunset Drive; and, • impr+Ove traffic operations at the intersection of Sunset Drive and SW 62nd Avenue. In performing the comprehensive neighborhood traffig study consideration should be given to the following- Traffic mitigation mees' urges such as enforcement, turn restrictions, traffic circles, ono-way streets, traffic diverters and street closures. • Reducing the volume"of eastbound u-turn traffic at the intersection of Sunset Drive and SW 62nd Avenue. • • • Improving the southbound SW 62nd Avenue right turn at Sunset Drive. Finally, because at least a part of the,traffic in the area is associated with the Florida Department ofTranglionation ( DOT) decision to use SW 70th Street between SW 62nd Avenue and US-1 as ilea left turn for the eastbound Sunset Drive (SR 986) to northbound US-1 (SR-5); consideration should be given to requesting that: FDOT maintain and fund improvements to than section of SW 70th Street; and. • participate in and fund ell or part of a Comprehensive neighborhood traffic study. 3 7 ! ORDINANCE NO. 23-01-1754 AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI FLORIDA, AMENDING THE FUTURE LAND USE MAP OF THE SOUTH MIAMI COMPREHENSIVE LAN BY CHANGING THE FUTURE LAND USE CATEGORY FROM THE MIXED-USE COMMERCIAL RESIDENTIAL CATEGORY TO THE TODD, TRANSIT ORIENTED DEVELOPMENT DISTRICT CATEGORY ON PROPERTY LEGALLY DESCRIBED AS LOTS 1 THROUGH 25, BLOCK 15, LARKINS TOWNSITE SUBDIVISION. THE SITE IS BOUNDED ON THE SOUTH BY S.W. 70TH STREET, ON THE EAST BY SW 59TH PLACE,ON THE NORTH BY SW 69TH STREET, AND ON THE WEST BY SW 61ST AVENUE; PROVIDING FOR SEVERABILITY; PROVIDING FOR ORDINANCES IN CONFLICT;AND PROVIDING AN EFFECTIVE DATE. WHEREAS, Application No. LPA-01-001 was submitted to the Planning and Zoning Department by Shoal Creek Properties L.L.C. said application requesting 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 category to the TODD, Transit Oriented Development District category on property legally described as Lots 1 through 25, Block 15, Larkins Townsite Subdivision, said site is bounded on the south by S.W.70" Street, on the east by S.W. 59h Place, on the north by S.W. 69h Street, and on the west by S.W.6I"Avenue;and WHEREAS, on , July 10, 2001, after Public Hearing regarding the proposed amendment, the Local Planning Agency recommended approval of the application subject to certain conditions, by a vote of 5-0 ; and WHEREAS, the City Commission desires to accept the recommendation of the Local Planning Agency and enact the aforesaid amendment. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND THE CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA: Section 1. That the Future "Land Use Map of the South Miami Comprehensive Plan is hereby amended by changing the future land use category from the Mixed-Use Commercial Residential category to the TODD, Transit Oriented Development District category on property being legally described as Lots 1 through 25, Block 15, Larkins Townsite Subdivision, said site bounded on the south by S.W.70'' Street, on the east by S.W 59P Place, on the north by S.W. 69'h Street, and on the west by S.W.61�` Avenue. Section 2 . That the development regulations applicable to the subject property shall be as specified in the Land Development Code and as set forth in the zoning use district amendment ordinance which will be required to be adopted in order implement the proposed development of the site. Section 3 If any section, clause, sentence, or phrase of this ordinance is for any reason held invalid or unconstitutional by a court of competent jurisdiction, this holding shall not affect the validity of the remaining portions of this ordinance. Section 4 All ordinances or parts of ordinances in conflict with the provisions of this ordinance are hereby repealed. 1 \ ti Ord. no. 23-01 -1754 i 2 Section 5 This ordinance shall become effective thirty-one (3 1) days after the adoption of this amendment. PASSED AND ADOPTED this 2`d day of October, 2001 ATTEST: APPROVED: CITY CLERK YOR 1St Reading—July 24, 2001 2°d Reading—October 2, 2001 (as amended) COMMISSION VOTE: 5-0 READ AND APPROVED AS TO FORM: Mayor Robaina: Yea Vice Mayor Feliu: Yea Commissioner Russell: Yea _ Commissioner Bethel: Yea 49 Commissioner Wiscombe: Yea CITY ATTORNEY L t so U r� South Miami AII•America Cily 1 • INCORPORATED • 1927 P C RtV 2001 Excellence, Integrity, Inclusion MEMORANDUM To: Honorable Mayor, Vice Mayor Date: October 2, 2001 City Commission 14 From: Charles Scurr RE: Agenda Item # City Managert;r ; Comprehensive Plan Future %-' - Land Use Map Amendment: Shoal Creek Properties Request AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI FLORIDA, AMENDING THE FUTURE LAND USE MAP OF THE SOUTH MIAMI COMPREHENSIVE PLAN BY CHANGING THE FUTURE LAND USE CATEGORY FROM THE MIXED-USE COMMERCIAL RESIDENTIAL CATEGORY TO THE TODD,TRANSIT ORIENTED DEVELOPMENT DISTRICT CATEGORY ON PROPERTY LEGALLY DESCRIBED AS LOTS 1 THROUGH 25, BLOCK 15, LARKINS TOWNSITE SUBDIVISION. THE SITE IS BOUNDED ON THE SOUTH BY S.W. 70TH STREET, ON THE EAST BY SW 59TH PLACE, ON THE NORTH BY SW 69TH STREET, AND ON THE WEST BY SW 61ST AVENUE; PROVIDING FOR SEVERABILITY; PROVIDING FOR ORDINANCES IN CONFLICT; AND PROVIDING AN EFFECTIVE DATE. SUMMARY OF REQUEST The applicant is requesting,a Comprehensive Plan Future Land Use Map amendment in order to construct a residential apartment building with 294 dwelling units and 6,812 square feet of commercial / office space, according to the information submitted with the application. The height of the proposed structure is six stories. The apartment building is designed to cater to graduate and married students of the University of Miami and young professionals who are looking for the convenience of the Metro-Rail and have easy access to most necessities within walking distance. The subject property encompasses the entire block bounded by SW 70th Street on the south, SW 59th Ave. on the east, SW 69th Street on the north, and SW 61St Ave. on the west. The property consists of 23 vacant lots and two lots occupied by a one-story building currently used as a : t Future Land Use Map Amendment Shoal Creek Properties October 2, 2001 Page 2 of 9 dentist office. The site does not have any significant features other than the fact that a number of large mature trees are scattered through out the site. The subject property has a current Land Use designation of "Mixed Use Commercial Residential". The applicant has applied to the City to have the site's Future Land Use Map category changed to the "Transit-Oriented Development District(TODD)" category. PREVIOUS APPLICATION In July, 2000 an application was submitted to the City requesting a Comprehensive Plan Land Use amendment to the TODD category for the same property plus 9 additional lots facing SW 59th Place. The size of the development parcel was 2.68 acres. The application, filed by JPI Apartment Development, L.P., was proposing a similar residential development of 6 stories with 306 dwelling units and 3000 square feet of retail space. At the Local Plamiing Agency's meeting on August 29, 2000, the applicant requested a deferral. In April 2001, a revised application was submitted for the same block excluding the lots facing SW 59th Pl. A smaller residential building containing 225 units was proposed. The revised proposal was not heard by the Planning Board due to the lack of a quorum at the Board's scheduled May 8, 2001 meeting. The applicant on June 6, 2001 submitted a third revised application that is the subject of this report. COMPREHENSIVE PLAN AMENDMENTS: GENERAL INFORMATION All proposed development projects must be compatible with the policies contained within the Comprehensive Plan and with the land use categories listed in the Plan and as shown on the Future Land Use Map (FLUM). A property owner or developer may want to use a property for a use, which is not permitted in or exceeds the standards specified for the land use category applicable to the site. This will require, as is the situation of the subject application, an amendment to the Future Land Use Map of the City's Comprehensive Plan. An amendment to the City's Comprehensive Plan Document or the Future Land Use Map requires the adoption of an ordinance by the City Commission after receiving a recommendation from the City's Local Planning Agency (Planning Board). Following adoption by the City Commission, (after second reading of the ordinance) the application package is then submitted to the Florida Department of Community Affairs (DCA). This amendment qualifies as a small- scale amendment; therefore, DCA will not review or comment upon the application unless a compliance protest is filed within a specified time period. The review process for a Comprehensive Plan Future Land Use Map amendment differs from the process used to review zoning district changes, variances, and site plans. A future land use map amendment review is concerned with the following basic issues: 1) compatibility of the proposed use with surrounding uses; 2) compatibility of the proposed density and height to the limits contained in the Plan and to the immediate neighborhood; 3) impact of the proposed use on the City's infrastructure and; 4) is the amendment compatible with and does it advance the City's objectives and policies contained in the Comprehensive Plan. r ti Future Land Use Map Amendment Shoal Creek Properties October 2, 2001 Page 3 of 9 COMPARISON OF LAND USE CATEGORIES The applicant's request to amend the Future Land Use Map is a result of limitations contained in the City's Comprehensive Plan for the existing land use category. The Mixed-Use Commercial/Residential category, in which the proposed development site is located, mandates mixed use development (office, retail, residential), whereas the proposed development is primarily a residential development with limited amount of retail/commercial space. The proposed development deviates from the standards set forth in the Comprehensive Plan for the Mixed-Use Commercial/Residential land use category. The proposed development is more appropriate for the TODD Land Use category and meets the standards set forth for TODD. The maximum height of six stories for the project exceeds the maximum height of four stories allowed in the Mixed-Use Commercial/Residential category but is within the TODD height limitation of maximum of eight stories. The current Mixed-Use Commercial/Residential land use designation further mandates that all developments shall be subject to a maximum residential density of 24 units per acre. The density of the proposed project is 105 dwelling units per acre will exceed the maximum,permitted standards of the existing land use category. The TODD category on the other hand does not impose development limitations in the form of dwelling units per acre. Therefore the higher density would be permissible if the parking requirements are met. A full description of these categories also appears on p.23 of the Comprehensive Plan (copy of the page is attached to this report). SITE ANALYIS Surrounding Parcels Comprehensive Plan Land Development Code Actual Use Existing Land Use Existing Zoning District Cate o North Multifamily Residential RM 18 Residential Condominium Low density multi-family 117 units;2 stories 2 story maximum permitted East TODD TODD(MU-4) Us Post office 2 story maximum permitted South Mixed Use Commercial/ MO/Medium Intensity office Hotel; Offices, Residential 4 story permitted Mostly 4 stories West Mixed Use Commercial/ H/ Hospital/ height compatible Hospital parking lot Residential w/surrounding area HISTORY OF SITE The City's records indicate that most of the previously exiting structures on this now vacant site were built during the periods of 1920-39 and 1950-59. There were single-family residences facing SW 70th Street and SW 69th. All of these buildings have been demolished. In 1980, the subject site was part of the planning area for the South Miami Station Area Profile, a part of the Dade County Station Area Design and Development Program. The report issued at Future Land Use Map Amendment Shoal Creek Properties October 2, 2001 Page 4 of 9 that time, designated the block as an opportunity area as a secondary commercial district where significant redevelopment could occur. The.City's 1989 Comprehensive Plan identified the subject property in the Future Land Use Map as "Medium-Intensity Office," four-story maximum height. In 1994, the adopted "Hometown Plan Area 2" refers to the subject area in a section on the height of buildings and in a section outlining specific proposals. The first reference addresses how the City should respond to proposals which exceed four stories in height; the second addresses potential uses for the block (mixed use with residential uses facing north). Excerpts from this plan document (pp 15, 20) are attached. In 1996, the subject block was part of a larger Comprehensive Plan amendment, which changed the Future Land Use Category from Medium-Intensity Office Use to a new category, "Mixed- ' Use Commercial/Residential." This amendment to the Comprehensive Plan was part of the City's Evaluation and Appraisal Report, subsequently adopted by the City in 1997. The new land use category was created to implement development concepts from the Hometown Two Charrette. In 1998, upon suggestions from the Department of Community Affairs, the Land Use category was amended to include development standards of 1.6 F.A.R. for the total development including 24 dwelling units per acre. CURRENT PLANNING The City's Zoning Task Force is in the process of reviewing the entire Land Development Code. Its recommendations are expected to be completed by September 2001. A subcommittee of the Task Force has examined the TODD zoning district. The Task Force has recommended the expansion of the TODD (zoning district and land use district) to include additional blocks, including the site subject to this application. The Task Force has also recommended allowing for building heights to transition from four to eight stories. The eight stories would be limited primarily along the properties abutting the transit station, four stories along the outer limits of the TODD boundaries and six stories in between. A six (6) story height limit is recommended for the subject property. REZONING APPLICATION The Land Use Map amendment is a pre-requisite for a future zoning district change application, which will specifically allow for the new development. In order to proceed with the development as proposed the applicant will also be required to submit a rezoning application in order to change the current zoning district from the "MO", Medium-Intensity Office Use District to the "TODD (MU-5)", Transit Oriented Development District (Mixed-Use 5) Use District. The applicant has submitted a rezoning application that was reviewed and recommended upon by the Planning Board at its August 28, 2001 meeting. The first reading of the rezoning ordinance was held at the City Commission meeting on Septemberl8, 2001. PROPOSED AMENDMENT REVIEW 1. Compatibility of Use: The proposal to place a residential development on this site is permitted by the definition of the TODD Future Land Use . Category. A residential i A Future Land Use Map Amendment Shoal Creek Properties October 2, 2001 Page 5 of 9 development at this location would take full advantage of being adjacent to the transit station and within walking distance of shops, post office, hospitals, restaurants and other amenities of the downtown area. The use would also provide a transition between lower density residential to the north and commercial development to the south. 2. Compatibility of Density/Height: The TODD land use category allows for a maximum height of eight stories (four stories granted via incentives). The proposal to build six stories, including a six story parking garage, is within the height limits of the TODD. The TODD does not specify limits on residential density, which is generally expressed in terms of units per acre. The developer has indicated that the project is contemplated to have 294 units, or 105 units per acre. 3. Impact on Public Facilities: An important element of the land use map amendment is to assess the impact of the contemplated development on the public infrastructure serving the site. The developer, as part of his submission requirements, has submitted a document entitled "Public Facilities Impact Report and Analysis of Comparable Projects" (attached) which compares the infrastructure impact of the proposed development with what could be built under the approved or existing land use and zoning use districts. For purposes of this report, presented below is a summary of the impact of the proposed development on public facility capacity. a) Park/Recreation Facilities Project 778 persons, requires additional 3.08 acres LOS: City Comprehensive Plan: 4 acres per 1000 pop. Capacity: sufficient: (Existing 57.6 acres, Required 52.2 acres before this project) b) Schools Project impact: 41 additional students Capacity: School impact mitigation plan to be proffered by applicant (see Public Schools letter dated 8/17/2000 attached) c) Solid Waste Project: 449.9 tons/annually; LOS: Determined by Miami-Dade County Capacity: Applicant seeking County determination d) Wastewater (Sewer) Project: 62,200 gallons/per day; LOS: Determined by Miami-Dade County Capacity: Applicant seeking County determination e) Potable Water j Project: 62,200 gallons/per day; LOS: Determined by Miami-Dade County Capacity: Applicant seeking County determination t ` Future Land Use Map Amendment Shoal Creek Properties October 2, 2001 Page 6 of 9 f) Traffic/Streets Project: 1902 Average Daily Trips (Res. & office) 2084 Average Daily Trips (Res. & retail) Capacity: sufficient , based upon: Florida Department of Transportation review letter attached dated 8/18/2000 Applicant's engineer's report Traffic Impact Analysis(June, 200 1) 4. Compatible with Comprehensive Plan. A proposed Future Land Use Map Amendment should be compatible with and advance the goals and policies contained in the City's Comprehensive Plan. The proposed amendment is consistent with and supports the following goals and policies: HOUSING Goal I 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. 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. LAND USE 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 re-zonings outside of this core area Goal 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 [TODD]. STAFF OBSERVATIONS 1. The proposed amendment is consistent with and supports the goals and policies of the City's Comprehensive Plan. 2. The property is located in the Community Redevelopment Area. The amendment request and the proposed project are consistent with the goals and objectives of the CRA Board. 3. Any future development on this site will have to have a mitigation plan for the mature trees on site. 4. The existing land use category, Mixed Use Commercial/Residential, mandates a mix of uses in order to create an active urban fabric. TODD on the other hand encourages mixed-use development but does not mandate it. In the context of a transit oriented district mixed-use Future Land Use Map Amendment Shoal Creek Properties October 2, 2001 Page 7 of 9 developments are generally 'preferable. However, a residential development with adequate service related commercial serving 'the residential development and the surrounding community, creating a mix of uses, is highly desirable. Such a development provides the "eyes on the street" active street life by providing activities not limited to only certain hours of the day and is transit supportive. 5. A residential development, which introduces into the neighborhood a critical mass of additional residents (primarily graduate students, married students, young professionals) will create a social and economic synergy that would be beneficial to the immediate area where the project is located and to the vitality of the community at large. The proposed development has the strong potential for acting as a catalyst for further developments in the area to improve the quality of life and to create a safer neighborhood. 6. The traffic pattern from a residential development is generally more dispersed through out the day and night and has less impact on peak traffic. Traffic analysis of the development currently permitted as-of-right; as compared with the traffic that will be generated by the proposed residential development, indicates that the proposed land use change may actually reduce the total number of vehicle trips generated by this property. 7. The proposed amendment, which would allow for the placement of a residential building at this site, would be compatible with the surrounding properties. The extension of the TODD future land use category to this site is appropriate based upon the need to encourage new development in the vicinity of the transit station. 8. Commitments have been made from the developer to provide employment opportunities for local residents, in order to contribute to the economic vitality of the important residential community adjacent to the property. 9. A traffic study analyzing the impact of the proposed development on the surrounding regional roadway network has been submitted by the applicant. The report states that the proposed development will generate less rush-hour traffic than the currently approved land use for the subject site, and will not have negative impacts on the surrounding roadway network. STAFF CONCERNS 1. The proposed height of the project must be compatible with the scale and density of the surrounding properties. Planning Department staff recommends that the height of the structures proposed for the site be limited to a maximum of 60 feet / 6 stories, in order to achieve compatibility with the surrounding neighborhood. 2. It is important that the proposed commercial square feet of street-level frontage on S.W. 59th Place be utilized to provide appropriate community oriented commercial, retail and service establishments, in order to meet the goals for vitality, walkability and urbanism contained in both the Hometown Plan and the TODD concept. Future Land Use Map Amendment Shoal Creek Properties October 2, 2001 Page 8 of 9 3. The mechanism used to place limitations or conditions on a development project is the submission and approval of a detailed site plan, which is part of the rezoning process. Although the applicant has submitted an illustrative site plan and renderings, the Comprehensive Plan amendment review process does not require site plan review. The applicant has agreed to submit a rezoning application containing detailed site plans and development parameters. This information will be helpful as part of the final review and approval of this Future Land Use Map Amendment. The approval of the Plan amendment and the rezoning application should occur simultaneously at the City Commission level. LOCAL PLANNING AGENCY (PLANNING BOARD) RECOMMENDATION The City's Planning Board, acting in its capacity as the Local Planning Agency, conducted a public hearing on the amendment application at its July 10, 2001 meeting. The LPA adopted a motion recommending approval of the proposed amendment with the following condition: "Applicant shall submit a rezoning application, with detailed site plans, which are restricted to the following development parameters: a) Maximum number of dwelling units 300 b.) Maximum height of structures on the site —6 stories (60 feet);c) Maximum floor- area-ratio —2.25; d) Minimum of 10,000 sq. ft. of retail/commercial space to be located along the ground floor of the S.W. 591"Place frontage. The rezoning application shall be reviewed and approved by the City Commission prior to the second reading final adoption) of this Comprehensive Plan Land Use Amendment. The approval of the Plan amendment and the rezoning application would then occur simultaneously at the City Commission level." The motion to approve the application with a condition was made by Mr. Comendeiro and seconded by Ms Gibson. The motion was adopted by a vote of 5 aye 0 nays. CITY COMMSSION ACTION The City Commission at its July 24, 2001 meeting approved on first reading, the ordinance amending the Comprehensive Plan as requested. At that time the Commission also specified that the second reading and adoption of the Comprehensive Plan Future Land Use Map amendment would be scheduled at the same meeting as the rezoning application is considered. RECOMMENDATION It is recommended that the proposed Comprehensive Plan Future Land Use Map (FLUM) amendment be approved on second reading, subject to the subsequent adoption of the related rezoning application and the conditions specified therein. This ordinance would be effective on the date when the Florida Department of Community Affairs issues a finding of compliance with applicable Florida State Statues. Future Land Use Map Amendment Shoal Creek Properties October 2, 2001 Page 9 of 9 Attachments: Proposed ordinance Application Letter of Intent Location map Letter from Miami Dade Public Schools dated August 17,2000 Letter from Florida Dept.of Transportation dated August 18,2000 Comprehensive Plan excerpt(p.23) Excerpt from Hometown Plan Area 2(Nov 1994)pp 15,20 Excerpt from Station Area Profile(Fall 1980) Citizen Comment letter(6-29-01)(14 pp) Citizen comment letters(2) Planning Board Minutes 7-10-01 Public notices Public Facilities Impact Report CS/AL/SAY D:\Comm Items\2001\10-2-01\Comp Plan Amend.Shoal Creek report.doc City of South Miami Planning & Zoning Department City Hall,6130 Sunset Drive, South Miami, Florida 33143 Telephone: (305)663-6326; Fax: (305)666-4591 Application For Comprehensive Plan Amendment and Public Hearing Before Local Planning Agency (LPA) & City Commission Address of Subject Property: SW 70 St. & 59th Place Lot(s)1-25 Block 15 Subdivision Larkin Twn. PB 2 105 Meets & Bounds: Se "Alf Size of Property : 2.8 Acres Applicant.- Phone: Shoal Creek ProiDerties, LLC. 3 _ Representative: Joseph G. Goldstein, Es Organization: Esq. Akerman, Senterfitt & Edison, PA One SE Third Street, 28th Floor Address: Miami, F. 33133 Phone: (3 ) 75 -5855 Property Owner: . tt tt Signature: See Attached Exhibit B Mailing Address: & Consent Letters Phone. Architect/Engineer:Mouriz, Salazar & Assoc. , Inc. Phone: (305) 273-9911 Miqmi, PI 3,11.513 AS THE APPLICANT, PLEASE INDICATE YOUR RELATIONSHIP TO THIS PROJECT: _Owner _Owner's Representative .XContract to purchase _Option to purchase Tenant/Lessee APPLICATION IS HEREBY MADE FOR THE FOLLOWING: SUBMITTED MATERIALS PLEASE CHECK THE APPROPRIATE ITEM: PLEASE CHEi,V;Z4 THAT APPLY: Comprehensive Plan Amendment Letter of irjtena Text: _.XJustiticatioris for change Future Land Use Map Amendment: _XPublic Facilities Ijnpact'9e9cr( Future Land Use Map Amendment Note:See DCA Form.RPM-BSP XProof of o;vnershdp or letter,from owrer (Small-Scale Map Amendment) Small-Scale 1 (Attached) > Power of attorney Briefly explain application, cite specific Plan sections to be amended; or indicate _X Contract to purchase FLUM category change: _X Current survey (? original sealed and Amendment to the Comprensive Plan to include the signed/1 r?duced copy C 11"x 17") Subject Property in the TODD (4 + 4) Land Use _X 15 copies 0 Si;e. Plan 1 reduced copy 0 11":: 1 7" _20% Prop?rty owner signatures District. _Mailing labels (3 sets) and map Required Fee(s) un er igned has rea ► comp ete application an represents t at t e rn ormation and all submitted materials are true and c rrect to a best of the ant's knowledge and belief. o� A I I s Signature and le Date � W11 and n reccipt, applicatioifs and all submitted materials will be reviewed for compliance with the City's Lard Development Code, Florida Statutes and Florid., dministrative.Code and other applicable regulations. Applications found not in compliance will be rejected and retwmed to the applicant. OFFICE USE ONLY: Date Filed Date of LPA Hearing Date of Commission Petition Required Accepted Method of Payment f I 8i2/00 i, PROPERTY OWNER'S SWORN TO CONSENT I, Eliana Gonzalez, as President of Dental Professional Group,Inc., which is the Owner of the property legally descnbed in the attached Exhibit"A," and which is the subject of the proposed Comprehensive Plan Amendment, do hereby grant consent to Shoal Creek Properties, L.L.C., to file this application for a public hearing. Dated at Miami-Dade County,Florida,this Zt day of 2001. DENTAL PROFE ROUP, INC., By: Print Name: &zT-o ..g em'ea j,A LtZ Address: C goo sue+ s-t TN PL r. rN us m Fc► 3 3 r y) WIT"S Signature Print Name: SasTLpjf.S A wA A L Hd Signature Print Name: MIAM AMESS/1206317/p%st01l.DOC/5/17/01 1 / EXHIBIT A -THE LAND Lots 1 & 2, Block 15, TOWNSITE OF LARKINS, Plat Book 2, at Page 105, City of South Miami, Miami-Dade County, Florida. . 1 fMI574838.3}EXHIBIT B—SURVEYOR'S CERTIFICATE Page 1 FROM ELIAS PHONE N0. 305 661 5791 Jun. 78 2001 02:27PN P1 PROPERTY OWhTiWS SWOWNTO CONSF-NT We,George Elias, Jr., Richard A.Elias and G. M.Elias, as OwuC n of the Property legally described in the attached Exhibit"A," and whict is the subject of the proposed Cornprebe=ive Plan Amendment, do heronry grant xnsent to Shoal Creek Properties, L.L.C., to f•II.0 this application for a public hearing. Dat-.d at Miami-Dade County,Florida,this ,day of 2001. EA S E S; ' Q GEORGE 2;)✓ ,]R. Sigaa xo Print Name. r i L__ S , .. Sl✓S3 00 . RICHARD A.ELIAS Signatue Print Nrsme. , a s a ES: i 0. M.ELIAS ; Signature i Print Name: C� `�l �. 1 . Print Name: D Hatmnuvma�:omiyyes c��OC.IIlAt FP.ON ELIRS PHONE NO. 305 661 5791 Jun. 08 2001 02:27PM P2 05/15/2021 14:52 325-855-8,112 JW HAP,RIS p4hGE ki- EXHIBIT A-THE LAND Lots 3, 4, 5, 6, 7. 21. 22. 23, 24 and 25 of Block IS of the t.aridns Townsite Subdvision, Cry of South Miami, Miami-Dade County, Florida. , Page 1 J.W. Harris & Company 2665 South Bayshore Drive • Suite 702 • Coconut Grove,FL 33133 Licensed Real Estate Broker Telephone:305.859.8420 • Facsimile:305.859.8410 Licensed Mortgage Broker June 8, 2001 Mr. Richard Lorber Planning Director City of South Miami 6130 Sunset Drive South Miami, Fl. 33143 Re: Shoal Creek Properties, LLC - Comprehensive Land Amendment Dear Mr. Lorber: Pursuant to our conversation we have included the consent letters from the Elias property owners and the Dental Group for the remaining parcels, a revised form of Application For Comprehensive Plan Amendment and Public Hearing Before Local Planning Agency(LPA) & City Commission, a letter from Mr. Harris describing the boundary modification and a letter from Mr. Gwynn Babe Elias agreeing to provide either a site plan or enter into a covenant prior to final adoption of the land use change. Furthermore, as we discussed,if the necessary information or documents are not provided to the City by the other property owners our application will continue to move forward without any delays and if necessary remove those properties from the boundaries so our arhPnd property:s approved for final adoption in a timely manner I appreciate all your cooperation and your assistance in this process. Sincerely, J. W. HARRIS & COMPANY Michael J. Getz Development Director cc: James Harris Joe Goldstein, Esq. File SHOAL CREEK PROPERTIES, LLC James W.Harris 2665 South Bayshore Drive•Suite 702• Coconut Grove,FL 33133 Managing Member Telephone:305.859.8420•Facsimile:305.859.8410 June 8, 2001 Mr. Richard Lorber Planning Director City of South Miami 6130 Sunset Drive South Miami, Fl. 33143 Re: Shoal Creek Properties, LLC - Comprehensive Land Amendment Dear Mr. Lorber: As requested we are modifying the boundaries of the application to include all the property within Block 15 lots 1 thru 25, of the Larkin Township Subdivision PB 2-105 covering approximately 2.8 acres. However, we are amending these boundaries to include additional properties but reserve our right to reduce the size of the property in the future in the event that the owners of the other properties being added to the application fail to provide documentation or information that the City or we deem necessary in order to secure the approval of this application on the amended property in a timely manner. incerel , SHOA CRE ERTIES,LLC J es W. Harris anaging Member cc: Joe Goldstein, Esq. Michael J. Getz File AKERMAN SENTERFITT ATTORNEYS AT LAW SUNTRUST INTERNATIONAL CENTER ONE SOUTHEAST THIRD AVENUE, 28TH FLOOR MIAMI, FLORIDA 3 3 1 3 1-1 71 4 PHONE(305) 374-5600 • FAX (305) 374-5095 http://www.akerman.com Joseph G.Goldstein (305)755-5855 w��w.j�oldstein @akerman.com June 21, 2001 VIA HAND DELIVERY Mr. Richard Lorber Planning Director City of South Miami 6130 Sunset Drive South Miami, FL 33143 Re: Shoal Creek Properties, L.L.C. ("Shoal Creek") / Third Amended Letter of Intent and Filing of Modification to Application for a Comprehensive Plan Amendment Dear Mr. Lorber This constitutes the second amended letter of intent to the pending application originally filed by JPI Apartment Development, L.P. ("JPI") for an amendment of the City of South Miami (the "City") Comprehensive Plan. As you may be aware, JPI filed an application during July of 2000 to amend the City's Comprehensive Plan / Future Land Use Map as it affected an approximately 2.68 acre parcel of vacant and unimproved property located at S.W. 59" Place and S.W. 70`I' Street in the City (the "Original Application Property"). That request was scheduled for consideration by the City's Planning Board, but was deferred in order to allow the Application to be amended, with the understanding that the configuration of the Original Application Property may change in light of concerns expressed by certain owners of that land. JPI was, at the time, the contract purchaser who had assembled the Original Application Property through a series of purchase and sale agreements (the "Original Agreements"). In one form or another, those Original Agreements were terminated or assigned, and'or new agreements have been reached with a new entity, Shoal Creek Properties, L.L.C. for the acquisition of 1.98± acres of land (the "Revised Property"), which included the majority of the Original Application Property. As part of our first amended application, we had included a portion of right of way that was adjacent to Larkin Hospital. We had filed an application to close a portion of S.W. 6151 Avenue and had intended to make that closed road part of our application area. A second amendment removed that portion of the application property and formally withdrew our application to close that street. {\41629588;2} AKERMAN, SENTERFITT & EIDSON, P.A. FORT LAUDERDALE JACKSONVILLE • ORLANDO TALLAHASSEE TAMPA WEST PALM BEACH Mr. Richard Lorber 6/21/01 Page 2 This amendment adds a land that was included in the Original Application Property and another small parcel that is currently located on the corner of S.W. 59' Avenue and S.W. 69' Street. Shoal Creek has entered into contracts to purchase the Revised Property described in the attached.Exhibit "A" (the "Final Revised Property") and seeks to amend the Application in the following manner: (1) modify the area subject to the Application to be the Final Revised Property of approximately 2.8 f acres; and (2) provide new plans, data, forms and supporting documentation to address the revised plans of Shoal Creek. The Final Revised Property is generally zoned as a Medium-Intensity Office District (MO) in the City's Official Zoning Map and is generally designated as a Mixed Use Commercial Residential district (which maintains a fifty foot height restriction) in the Comprehensive Plan/ Future Land Use Map. It remains Shoal Creek's intent to amend the Comprehensive Plan / Future Land Use Map to include the Final Revised Property within the boundaries of the Transit Oriented Development District. The Property is situated directly across the street from the South Miami MetroRail facility and parking garage, and is surrounded by the following: a United States Post Office and the MetroRail facility to the east and southeast, respectively; Larkin General Hospital and a parking lot to the west; a condominium development to the north; and the garage of the 117 room Hotel Vila to the south. The Property is also located within a few short blocks of the University of Miami campus. Shoal Creek believes that this location is perfectly situated for a student residential facility, and is proposing the construction of a six-story rental apartment building of 300± units, to be designed and marketed to meet the housing needs of the area, particularly young professionals who work downtown and need easy access to the MetroRail and to University of Miami undergraduate and graduate students. , The local geography uniquely qualifies the Revised Property for inclusion in the City's Transit Oriented Development District (TODD). The TODD was created by the City Commission to-surround the mass transit facility and to encourage high density uses which will promote the efficiency of the land use. The purpose of the TODD is to maximize the presence of the rapid transit center within walking distance of the district boundaries. As mentioned, the Revised Property is directly across the street from the South Miami MetroRail facility. Moreover, parcels east of, and one block south of the Property that abut the MetroRail facility are designated as TODD's on the City's Future Land Use Map. As you may be aware, it is Shoal Creek's understanding that the TODD designation had been considered for the Final Revised Property in early transit committee meetings. In addition, the facility proposed for the Final Revised Property is consistent with the type of development intended for.this land use designation. The maximum utilization of.the TODD encourages high density residential uses in multi-story projects that are characteristic of (M1629588;21 Mr. Richard Lorber 6/21/01 - Page 3 transit-oriented developments. It is expected that residents of this facility will more regularly utilize the rapid transit system for going to work downtown or for attending classes and extracurricular activities at the University of Miami, who will also be more likely to walk and ride bicycles rather than consistently using vehicular transportation. Furthermore, redevelopment with high density uses is actually encouraged in the TODD through flexible zoning regulations. Bonus allocations are provided in the City's zoning code which are intended to accomplish the aforementioned goals of higher density residential development which reduces vehicular traffic, while at the same time, encouraging a high quality pedestrian environment. In short, the proposed apartment building is precisely the type of transit-oriented development contemplated by the TODD. As further justification for this application, an analysis of the impacts of the proposed student housing facility was prepared by the Curtis & Kimball Company and provided under separate cover for your review. In addition, preliminary site drawings and elevations are being provided so that City staff will have the opportunity to visualize what is being proposed. We do note, however, that the enclosed plans are conceptual and that they are being provided merely to represent the intent of the applicant as to height, bulk and general design for the project. Detailed site plans will be provided as part of the zoning application, should the City approve this revised application for an amendment to the Comprehensive Plan. To that end and based on the foregoing, Shoal Creek respectfully requests your favorable recommendation of this request for an.amendment to the City's Compr ensive Plan / Future Land Use Map to include the Revised Property in the Transit-Oriented evelopment District. Sincerely Jose G. ste' attachments cc: Mr. Michael Getz Mr. J.W. Harris Mr. Tony White Stephen M. James, Esq. MIA MI/JAMESS/1155116/_r@k01 P.DOC/6/21/01 (M1629588;2) SHOAL CREEK DEVELOPMENT PROJECT Comprehensive Plan Future Land Use Map Amendment s SUBJECT PROPERTY co aw US k` OFFI E cn SOU M MIAMI :2; � 0) SW 71ST ST METRORAIL STATI Z = D r UN R C 3 7�T N 100 0 100 200 300. 400 500 600 700 800 900 1000 Feet W' E 5 MIAMIDADE. PUB SCHOOLS GOVERNMENTAL AFFAIRS AND LAND USE POLICY ANDACOUISITION•1450 N.E.2nd Avenue,Room 525•MI (305) 995-7280 AMI,FLORIDA 33132 Roger,C. Cuevas Miami-Dade County Sch go Superintendent of Schools August 17, 2000 Nis. Perla Tabares Han ool 001 and Dr. Nfichael M.Kro P, Chair Vice Chair Mr.G.Holmes Braddock Mr. Joseph G. Goldstein Dr. Robert B. Ingram Ms. Betsy H. Kaplan Greenberg, Traurig, P.A. Mrs. hfanty Sabatds Morse 1221 Brickell Avenue Mr. Demetrio Perez,Jr., M S Miami, FL 33131 Dr. Marta Perez Dr. Solomon C. Stinson, Re: Pending South Miami Comprehensive PIan Amendment/Transit Oriented Development District ("TODD") Northwest Corner of S. V. 59`h Place and SAK 70`h Street Dear Mr. Goldstein: Attached please find Miami-Dade County Public Schools' (MDCPS)preliminary review of impact for the above referenced application. Based on the information recently pre id€d to MDCPS, the proposed application of 242 additional units would generate a school impact of 41 students; 22 elementary school students, 10 middle school students and 9 senior high school students. The proposed application currently creates concerns. The District would be clad to further discuss this matter with you. However, please note that should you desire to propose.a mitigation plan, it must be forwarded through the District's Management Team process. Please be aware that all mitigation proposals also require School Board approval. If you have any questions, or wish to be scheduled before the Management Team, please call me at 305-995-4603. Sincerely, Sally Osborne Supervisor SO:aj L467 Attachments V a, cc: Mr. Delio G. Diaz � 2' ?G00 Mr. Alex David /Mr. Subrata Basa Florida Department of Transportation JEB BUSH OFFICE OF PLA+`NING.DLSrMCY SDC , GOVERNOR 6JS so CH MLLNU AYE�ILF,MU�II,FLORrDA 73130 I SOtitAS F.B.1$Ity,JR P1IA`T (JOS)3775710 CSC)452-5910 SECREI4RX F:1X: (30 )377-5634 (M 4n_sQ4 August 18, 2000 post-lt"brand fax transmittal memo 76 1. 4ofpages, To From Mr. Joseph Goldstein, Esquire Co. St+L-a..+c, &. Ca. aeenberc, Trauria, P.A. AStn Sf� 1221 Brickell Avenue Dept. Phone 4 Miami, 1~lorida 33131 ° Fax¢ Dear Mr. Goldstein: SUBJECT: City of South Miami: Proposed Comprehensive Plan Amendment - Thank you for the opportunity to review your letter, dated July 27,2000, and the attachments, which outline the proposed amendment to expand the transit oriented development district. I have reviewed the information, and it does not appear that the Department would have any issues with the proposed amendment. Based on this information, it is unit ly'that the Department would have any objections, recommendations, or comments on the amendment when it is transmitted to the Depamnent of Community Affairs for review, provided there are no significant changes. Please do not hesitate to contact me if you have any questions. Sincerely, Phil Steinmiller, MCRP Systems Planning Administrator cc: Gary- Donn, District Director of Planning and Public Transportation Subrata Basu, Assistant City Manager and Planning Director AUG 2 1 29 Ail wvw -dot.state.fLus ®RECYCLED P.'PER Commercial Retail a' ifffce(Two-Story) ' The commercial retail and office land use category is intended to provide for retail and retail service office use and office services that are characteristic of commercial develo merit. Ado led s regulations shall reinforce the "no widenings" olicy as set forth in the Traffic Circulation Zoning encouraging the containment of develo ment along existing State and County hia - Element by _h design roadway faci_ (t�s. (97-1 R) itifixed-Use Commercial/Residential (Four-Storv) The mixed-use commerciat.'residential land use category is intended to provide for different levels of retail uses. office uses. retail and office services and residential dwelling units with an emphasis on mixed-use development that is characteristic of traditional downtowvns. Permitted heights and intensities shall be set forth in the Land Development Code. Regulations regarding the permitted heig and intensity in zoning districts for areas designated as mixed-use commercial/residential shall provide incentives for transit-oriented develo ment and mixed-use development. Zoning regulations shall reinforce "no Nvidenings" policy set forth in the Traffic Circulation Element bv- encouraging Nletrorail system. (97-IER) Pursuant to the recommendation by the Department of Co use of mm unity Affairs to include Floor Area Ratio F.A.R.) in the Comprehensive Plan as opposed ' the Provisions in the Land Development Code). the City adopts a F.A.R. of 1.6 for this land use categon� which is the existing F.A.R. in the Land Development Code for the corresponding zoning district. In addition. the City ado is a maximum residential density of 21 units per acre. In order to ensure a mix of uses. the City reaujres that a minimum of tvvo of the above uses must be develooed within this category . For residential proiects. at a minim.m. -at least one floor must allow retail. For retail rro'ects. at a mimimum . at least one floor must contain residential or office. For office proiects at a minimum at least one floor must contain residential or retail (9S I ER) Transit-Oriented Development District ITODDi (Flexible Height up to 8 stories) The Transit-Oriented Development District is intended to provide for the development of ofr'ice uses. office services. office-related retail. retail. retail services. and residential uses in multi-story and mixed- use projects that are characteristic of transit-oriented develooments Permitted heights and intensities shall be set forth in the Land Development Code including design standards Zoning regulations shall encourage development xithir the TODD in con unction with limiting new development within the Special Flood Hazard Area The City shall Dur;Ue an incentives program for redevelopment including flexible building heights and design standards to incur: that responsible. effective and aesthetically- pleasing proiects result (96-1 ER) Public ^rmed-;4rg-Ru44e Institutional Uses (Four-Ston.) The public and semi-ublie institutional land use category is intended to provide for pgblic schools. municipal facilities, utilities, a-R4 churches, temDles. syna2021.ies and similar uses. Areas designated public and-s@FnTpublic institutional should not be used for other purposes v�ithout an amendment to this plan. Zoning regulations could permit public and institutional Sergi pu�!it uses on sites not so designated by this plan. he b t�-he—i jet r ' _. �- „a^ � f�, `�. 12'--Fa die �:,--tee �:us-�an� e-, _e-,�'—�--L�-iz---�—- _ e-. the avei:age b •Idi r (97-1 ER) Educational Uses (as a sub-catego)y of the public institutional uses land use designatiat) The "educational uses" land use sub-category is intended to provide for public schools uses. Areas designated as educational should not be used for other-DUrPOSeS without an amendment to this plan. Zoning regulations could permit public educational uses on sites not so designated by this plan Public schools are hereby defined a; public institutions of general education offering_kindergarten through l2" grade education or some substantial Dortion thereof. and are owned and operated by the Dade Count,: Ord.No. 12-98-1660. 8/4/98: DCA No.98-R 1 Element 1 Page \urnl—r 23 TBE HONMTOWN PLA-N- ARE-A 2 Detailing Additional Neighborhoods in SO= MIAM, FLORIDA S 4 f: Dover, Kohl & Partners, Urban Design With Judson & Partners Holland &Knight Peter M.-Fernandez,PE November. 11, 1994 ' The streets should be thoub'llt "of as three-di»rensiona! 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 productivit-, of the g land). One-story buildings�s are inappropriate, for example, for streets as wide or important as Sunset Drive, SW 59th Place, and SW 62nd Avenue: building; oii these streets should be a minimum two stories in height. Building ilciglit 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 particii�ants both for and against this regulation. By increasing the permitted height to six or eight stories i certain circrnrrstarrces with special conditions, ti7- development attraction and the tax base could be enhanced. Such a change could require an amendment to the Citti•'s Compreliensive plan. This chance, if pursued, should he lunited to properties fronting Sunset Drive Or SIY 62nd Avenue south of Std' 70th ,Street and north of Dirie Hivhu•m•, 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 over«helrn pedestrians or neighbors. If taller buildings are permitted, then they should be designed with a sizable "step-beck" terrace at the fourth floor terrace level, should include a cornice or "expression line" between tine first and second floor, and should provide an arcade over the sidewalk. The City, should allow exceptions to its four-.story height crrstnrn vrr1. for buildings That arc e.remplan 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 pemlitted,�they could be required to include a balanced mix of uses («•ith, for example, storefronts oil 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 corriplirnehtar<- affordable housin within walking distance.) The Cityshould allow exceptions to its four-story he=ight custom only for developments that are "self-solti in�Q" tr ith regard!o r;egative impacts on the surrounding neighborhood 15 Proper community pre, and Visual bli-ht will be re lac p n 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 1 motorists, properties fronting 70th Street will .021n, more viJbilily makjagcy mdevel"ment. • The blocks north of SW 70th Street between S��162nd Avenue and SW 59th Place should have mixed-use buildings on their south half and residential buildings (i.e. rowhouses) on their nosh half, to best face the Lee Park Cooperative townhouse complex. Economic development plus improved character and 4 italic;. Metrorail Station: • Add a "liner" building onto the existing parking garage along 70th Street `` `" � t and 59th Place. • Permit cart vendors or kiosks at transit entry plaza. • Re-orient the crosswalk at US 1 for the shortest distance. ` • f mprovc lighting within the uaragc. Benefits: The street will become a �`=m 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 u.L'Tw r.�'-'r R-' ;R a..tkt`tr ''•�- -�" -�}.-t�t.:.�•: r.^ r •rte K3' •h�:c� _ .-°' .i'L�'�-�'Y�:'+` >i•�}ij�'t'Y.4`�-��y;�lrf! '�'� yy 2- `tY•Si�'r•' �' 'ice - _ :l%_��f-�- _ - ,V`.?rL. .:R,-.�.;/+ ..tea i •� t•��•'•�i��. •:1:. ��y.'�•�is« � ',b:;f_,r� � � C `S=�"•�+ :-r;�/'.r ',14 �(:'"' ��.<'%r�-"��-r'''te?',-z'' :-.'�''�sc: r^ '! -�?�-j� ria C-�:.•�tts•`.�...:.F_r��y.,,,ll.-r_,.:�2'•�C+'j'�.r.�" �' "-r0��ttr��. ''�� {_a '-r•i�^•"t/.^ ```�-:�'t�};�5:,t:;..- iyL.:.��t-'..V�'-rt��• r c�t�d y... �~ a�1 a •�: � `t'e +i'!Y,r �"�..�.:_ra.. c !`{�.�.�,_^.r..;..•t t"C`'�{•:'?(TL... � to ••\ 1 ti`r• - �, " a •tom:? ��.�• � :y�� `�'1.'�:.• �:��r,];r.=a��,',4� �F�'r � 'r i{� � �"-77.L�rL?h`t;c tti•/ts�"''•'+ •'�� ;F�t•�� :lil�Y i. �S:\i ��•,''.. e .sir--�:•°•-' % `•�t+: � �� 'k -�� -.l�'� :,,y'3- .�. ;'.C.'='t,�;S:'. Ir��;�.; t��:��;�: .'ti•�t •�ti' ^L�1f,1,• �•4.• �C, �,,� - a .a. .T'�'. a. � i•�,;��, -'S� 4�.;•<.a.r!r��`aj: ��. _��.• `�I va�.:,S.J .) ',.• .V' r4. .(;1:� ��C��Yl��:�.}a,.. �f,�i�k'• r,,a L:.ra..,.V�.�� s �v.y.,c."'�_��`�i r rN`!_Vy:s2.r•..:r•��•:� ��2��•+f�_•.►.r� ,`t='w��a�y,��'.,�,::•__:{. ^iY VTrr _ar • ,y�:_� r•'7: FJ!'�,� � L try �.�,�,_: �) L'. S• .'..•s..-• �. �wk�,p u '••`'Yh'�C'(=. Sr !0.'J. '�:•�y{l;�l i�{ T��`w'..aF•�'w�J•�,�"-�`2� ` 1�/ � °rC/��:;L: :.,: � r f�s�,,,a4,:.?�er"�it me� `�• *' �Y,- • to IT Tic :••�. W �.`�: _�• J-•;S; ''�C"�:ZL�:t.� �[r "k�T_ P rr'-•'�,r A ate•• I'• v•F=�. 7..•.,�J• ,. `ii'�� F.^•!-. ��. tip. S \'! Y �: ~"'Y ti.•�w. :�•�.*�:;`i�:S•��t?-•. ::i.1:�_„4.;::i •.y,..�.ti,:YS...�r-. :11�`_• .,try_ .," - - _ 'L'.. :L;:�'_�'c`_'w:-t_'a c�"�%v°�.:�.ry�_�S i��'y n.....^.__ ��....' - �:�— - - •tv'c.�Y:� _ •v- _�.� �}. .C:.'1 .r L j DR11, t Cl Is T-z;CPII ER 0 d 0 C 01 L El Cl SUNSET DR.(S.W 72 ST) FT 31 0 C3 _71 j; j !; 0 fill OPPORTUNITIES In addition ho the vacant tracts wiUhinthe U.S. l. where S:g�5oon, phvo�'prope�Y s.u./u" area where new de�e!opment assemblage h 1reody occurred. may most obviously occur, there are ol ' least five distinct on*oo Of the South x4iomi Sko5on area where the station the station si'e, I,,) the blocks between could spur significant new development. Sunset Drive, Smi 6;�th Street. S.W 59th T d S.W. 62nd Avenue. Although he h�� hoo� (l� � tno� o� Mhe Hoburn some significant structures exist here, Uokeq/ for if the bakery na|000tas it vacant land' and mcny low intensity uses would /eove'o (o centrally located' _ �ootofoknos�l2 � redevelop- n�en� Theseoondo�m[2)is�heo�obeh* "'w"� /oemousmoo�o to)nonnorma S�VV 73/d and 7�U� Streets ondSyy between shzhon »ihe, despite i� diversified own' o»d �8MhAvanueson the fringe 5/m ership pattern, w/|/ likely sae some ' downtown. Here v000n� h�Je�o/ Mne changes inusogs |fthese changes are large onao o� � pn000 and siQn/�oo»Lthey oou/d.infum'lead hzthe ^ at-grade om/»g md/' edeve�prnento[M�ahoolno�hofthe cote the availability of the /ond, ond industrial area on R-ed Road,currently o their location appears appropriate to attract investment. gomeempohum.This piece of land has The third area (3) is the block im_ o his zryofchonging us-=s. ^ meUiotely south of the station site across 1 E ' �J Jay F. Beckman JUL 3 %c,Oj 6520 SW 65 Street South Miami, FL 33143 Plann ng Department June 29, 2001 South Miami Planning Board Richard Lorber City of South Miami 6130 Sunset Drive South Miami, Florida 33143 Dear Planning Board, This letter concerns the requested change in the future land use category of the vacant site, located at the northeast corner of SW 70 St. and SW 61 Avenue, from the Mixed-Use Commercial Residential (four-story height) to the TODD District category (flexible height up to eight stories). Summary The proposed future land use/zoning change, with the current conditions of six-stories, is opposed for the following reasons: • Expansion of the TODD 4+4 land use/zoning designation is not consistent with the Hometown Plan. • The proposed Land Use/zoning designation of TODD 4+4, even with the current conditions of six-stories, is not compatible with the scale (height) of adjacent properties. • The proposed increase in residential density increases the deficiency of city recreation facilities. • The impact on the local schools resulting from the proposed increase in residential density has not been adequately addressed. • Expansion of the TODD 4+4 land use/zoning designation may ultimately lead to over-development with respect to the traffic impact, which would adversely affect residential neighborhoods. •. The proposed land use/zoning change is not compatible with many of the goals and objectives of the Comprehensive Plan. S 2 Compatible With Hometown Plan In 1993 the City of South Miami created it's "Hometown Plan". One of it's major thrusts was to limit buildings to four-stories, with certain arguable exceptions, in order to maintain a small town atmosphere. The possible exception area was limited to properties fronting Sunset Drive or SW 62 Avenue south of SW 70 Street and north of Dixie Highway; and if six or eight-story buildings were permitted, they should be designed with a sizable "step-back" terrace at the fourth floor level to maintain an agreeable street space and to not overwhelm pedestrians or neighbors. The purpose given for creating the exception area was: "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." In 1997 the Transit-Oriented Development District (TODD) was established without the ability to require special conditions as needed. . The proposed land use/zoning change to expand the TODD 4+4 district, and the existing TODD 4+4 district, is not compatible with the "Hometown Plan" because (1) the reasons given in the "Hometown Plan" Area 2 for allowing six or eight-story buildings, in a confined area, do not exist anymore,, (2) given the confined area and existing buildings of four-stories or less, taller buildings cannot be reasonably fitted into the area, (3) buildings taller than 4-stories are not consistent with the building design principles given in the "Hometown Plan" area 2. 1. The reasons given in the "Hometown Plan" Area 2 for possibly allowing six or eight-story buildings, in a confined area, do not exist anymore. One reason was to enhance the development attraction. Renovation and new construction of buildings of four-stories or less has greatly improved this area, and special incentives to attract further development are not needed. The second reason given for allowing taller buildings was to enhance the tax base. Increasing the building height by a few stories, for a few buildings, cannot increase the tax base enough to have any appreciable effect on property tax rates. Theoretically, if a larger area near the metorail were redeveloped with taller buildings, the tax base could be significantly enhanced. However, this over-development would adversely impact the aesthetics of the area, public facilities, and the quality of life in the nearby single-family neighborhoods. This would be a bad trade-off. Hence, the major concern should be that all buildings are of high quality, are physically compatible with adjacent and nearby buildings, and beautify the community. In the case of the subject property, this is best achieved by a four-story limit. 2. Given the confined area, existing buildings of four-stories or less, and need to step down building heights gradually to be compatible with the low-rise residential area to the north; buildings taller than four-stories simply are not physically compatible with the area. The distance between Sunset Drive and the existing low-rise residential properties along 69 Street is only three blocks, and the area already is largely built out mostly with buildings 4-stories or less. Most of these buildings are relatively new, currently being constructed, or recently renovated. i 3 It has been pointed out by City Staff that a subcommittee of the City's Zoning Task Force has had preliminary discussions on expanding the TODD Zoning district to include additional blocks including the property concerned in this application. It should be recognized that many citizens, including the South Miami Homeowners Association (SMHA), are opposed to this proposed zoning change because the possible harmful effects caused by TODD zoning is greater than any possible beneficial effects. The SMHA is working to get an initiative on the February 2002 Ballot to limit building heights throughout the Hometown District to a maximum of 4-stories. 3. Buildings taller than four-stories are not consistent with the three design principles for buildings given in the "Hometown Plan" Area 2. The first is included with "Neighborhood Design Principles", page 10, and states: "Compatible building types should face one another across the street. Buildings should be placed along their streets consistently to create harmony." The second is included with "Architectural Design Principles", page 11, and states: "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." The third included with "Building Height," page 15, and states: "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." The best consistency with these design principles is achieved by maintaining a four-story limit. In the case of the subject property, the proposed six-story building would over-whelm the narrow, two-lane streets on all four sides; and the two-story zoned properties on two sides. Compatible With Adjacent Properties In the City of South Miami Comprehensive Plan, Future Land Use Element, Goals, Objectives and Polices; Policy 1.1.2 states, "In reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent uses shall be the major determinant." In order to assess the physical (building heights) compatibility of the proposed development with adjacent properties, standards must be established. These standards are given in the Comprehensive Plan and the Hometown Plan. Goal 1 of the Future Land Use Element of the Comprehensive Plan is, "To preserve and enhance the City's small town character, especially the quality of life in the existing single-family residential neighborhoods." Buildings taller than four-stories generally are not consistent with a small town character, and the two reasons given in the "Hometown Plan" Area 2 for possibly allowing taller buildings in a confined area, no longer exist (see the previous section of this letter). Building design principles are given in the "Hometown Plan" Area 2. The first is included with "Neighborhood Design Principles", page 10, and states: "Compatible building types should face one another across the street. Buildings should be placed along their streets consistently to create harmony." The second is included with "Architectural Design Principles", page 11, and states: "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." Hence, the Hometown Plan places the major emphasis 4 on creating a physical harmony with the street space and surrounding buildings, rather ;then on creating the largest building space that can be fit into an area. Similar guidelines are given in the Modern Architectural classic, "A Pattern :Language," whose principles have been used extensively in the planning of small cities and towns. In Pattern 21 it is stated, "In any urban area, no matter how dense, keep the majority of buildings four stories high or less. It is possible that certain buildings should exceed this limit, but they should never be buildings for human habitation." In Pattern 96 it is stated, "Do not let the height of your buildings vary too much from the predominant height of surrounding buildings. A rule of thumb: do not let your buildings deviate more than one story from surrounding buildings. On the whole, adjacent buildings should be roughly the same height." It has been pointed out by City Staff that a subcommittee of the City's Zoning Task Force is considering to expand the TODD and allow adjacent building heights to transition as much as four-stories, such as from eight to four-stories. Such a proposal is arbitrary and inconsistent with both the Comprehensive Plan and the Hometown Plan. For the subject property, the proposed six-story building is not compatible with adjacent properties because (1) it is not compatible with existing adjacent buildings and (2) it is not compatible with existing adjacent zoning districts. 1. An increased building height to six-stories is not compatible with the existing, adjacent properties. To the east is a one-story Post Office. To the west is a parking lot, then a two story building. To the north is a two story condominium complex. To the south is a four-story hotel, a one story building at the corner of SW 70.Street and SW 59 Place, and a one-story building at the corner of SW 70 Street and SW 61 Avenue. Hence, the subject property is bordered mostly by one and two-story buildings on three sides and four-story buildings on one side. A three-story limit is compatible with existing, adjacent properties. 2. An increased building height to six-stories is not compatible with the existing, adjacent zoning districts, as shown on the City of South Miami Official Zoning Map. The subject property is presently zoned Medium-Intensity Office (four-story maximum). The property to the east is zoned TODD Mixed Use 4 (two-story maximum). To the west is zoned Hospital (four-story maximum). To the north is zoned Low Density Multi-family Residential (two-story maximum). To the south is zoned Medium-Intensity Office (four-story maximum). Hence, the subject property is bordered on two sides by zoning districts with a maximum height of four-stories, and on two sides by districts with a maximum height of two-stories. A four-story limit is compatible with existing, adjacent zoning districts. I(tact on Public Facilities The impact of the proposed development on public facilities are discussed below. However, if the possibility of the City's Zoning Task Force recommending expansion of the TODD 4+4 district is used to justify this application; the impact on Public Facilities 5 from the entire rezoning area needs to be accessed, rather than just the site subject to this application. Park/Recreation Facilities: A review of the Recreation and Open Space Element of the South Miami Comprehensive Plan was done. A copy of this review is attached. The findings are that current park acreage and some facilities are likely deficient. Hence, land use/zoning changes that result in increased residential density may not be appropriate. Schools: The proposed land use/zoning change will increase the impact on local schools. The impact needs to be assessed for the scenario that the residents of the building are working families rather than students, because that could be the case someday. This should be done before decisions about land use/zoning changes are made. It is unacceptable that our local schools become even more over-crowded, or that local students cannot attend local schools. If the local schools are expanded, the City loses recreation land. It would be a devastating loss if part of Palmer Park is lost due to expansion of South Miami Middle School. Land use/zoning changes that allow additional high-intensity multi-family development may not be appropriate. Traffic/Streets: The subject property is not adjacent to the existing TODD (MU-5) zoning district. Hence, the requested land use/zoning change of the subject property must be viewed as part of a larger expansion of TODD (MU-5). As this zoning district is enlarged, the uncertainties concerning the ultimate traffic impact get larger because it cannot be known how many buildings will eventually be developed or redeveloped to the higher TODD intensity. Therefore, it cannot be known what the ultimate building intensity or mix of uses of the area will be, or what the ultimate traffic impact will be. The TODD (MU-5) district, and especially an enlarged district, may lead to over-development with respect to the ultimate traffic impact, which would adversely impact residential neighborhoods. The traffic impact is especially significant because the residential neighborhoods just west of 62 Avenue, between US-1 and 64 Street, are currently being studied for traffic calming because of a large amount of cut-through traffic. Compatible with Comprehensive Plan The proposed land use/zoning change is not compatible with many of the goals and objectives of the Comprehensive Plan. Future Land Use Element Goal 1: To preserve and enhance the City's small town character, especially the quality of life in the existing single-family residential neighborhoods. Comment: The term "small town character' is never formally defined in the Comprehensive Plan. However, attributes of it are mentioned throughout the Hometown and Comprehensive Plans, and include: human scale buildings that create an agreeable street space and don't overwhelm pedestrians and neighbors, buildings 1 6 proportioned in relation to the public space and adjacent buildings, buildings and streetscapes that function as people-friendly space and encourage pedestrian movement, development that transitions well to low rise residential neighborhoods, few four-lane streets and no future street widening, manageable traffic that does not intrude on residential neighborhoods, adequate open space and recreation facilities for the. residential population. The proposed land use/zoning change should not be approved because in some respects it will do harm the City's small town character. The "Hometown Plan" area 2, page 15, states: "The City should allow exceptions to its four-story height custom only for buildings that are exemplary in all other respects." Policy 1.12 In reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent uses shall be the major determinant. Comment: Noncompliance with this policy was discussed in this letter under the heading, "Compatibility With Adjacent Properties." 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 new growth which is contained and transit-oriented, thereby relieving the pressure for commercial rezonings outside of this core area. Comment: The subject property should not be given a land use/zoning change to be included in the Transit-Oriented Development District, for all of the reasons given in this letter. However, it is notable that the present zoning of Medium-Intensity Office promotes this policy better than the proposed apartment building with some office space. Goal 3: To achieve a tax base adequate to support a high level of municipal services via increased mixed-use projects and flexible building heights in conjunction with a Transit-Oriented Development District (TODD). Objective 3.1: Achieve over the next five years an increase in the tax base through new development and increased,property values. Comment: As discussed in the "Compatible With Hometown Plan" section of this letter, increasing the allowable building height of a few buildings near the metorail station has little capacity to enhance the tax base or lower property tax rates. It makes no sense to harm the small town character of the City, to possibly save homeowners a relatively small amount in property taxes. There is allot of capacity for development within a four-story limit in the "Hometown District", on both sides of Dixie Highway. Special incentives of allowing additional building height are not needed, as evidenced by the renovations and new buildings currently under construction. The major concern should be that all buildings are of high quality that enhance and beautify the community. 7 Policy 3.1.4: Create a Transit-Oriented Development District within walking distance of the Metorail transit station to permit new development in a bounded and delimited core area, including provisions for mixed-use projects, flexible building heights and incentives to promote redevelopment. The City of South Miami encourages development and redevelopment in the Transit-Oriented Development District. Existing streetscape widths along S.W. 62 Avenue and Sunset Drive will permit increased building heights that are aesthetically- pleasing. The City encourages transparent street-level retail with a mix of retail services, office use, office services and residential uses in mixed-use and multi-story projects, as well as encouraging a district-wide mix of land uses via multiple projects. Comment: The Transit-Oriented Development District (TODD) is supposed to be in a bounded and delimited area, and that area is supposed to be only along a portion of Sunset Drive and 62 Avenue that have wider streetscapes to accept buildings taller than four-stories. Although, it can be argued that eight-story buildings fronting these streets is not aesthetically pleasing as evidenced by the eight-story building at Sunset Drive and 59 Place, and the seven-story building at 62 Avenue and 70 Street. The area is also confined to a small area to prevent over-development that would adversely affect public facilities and quality of life in near-by single-family neighborhoods. The subject property does not front Sunset Drive or 62 Avenue, but is bounded by narrow two-lane streets on all four sides. The subject request and any other proposals to expand TODD is not compatible with this policy. Housing Element 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. Comment: This goal can be accomplished with the current land use/zoning designations and four-story limit. Traffic Circulation Element "Future Land Use Plan Implications" (page54): Since the Land Use Plan calls for a reduction in land use intensities (particularly commercial), no significant increase will occur in traffic generated by South Miami. The principal goal of the land use plan is to avoid the adverse impacts that accompany street widening. Comment: The City recently reduced the development intensities of the Downtown areas to protect the residential neighborhood character of South Miami. The residential neighborhoods were being threatened by a high level of traffic filtering through adjoining neighborhoods and the possibility of street widening (Comprehensive Plan, page 8, Downtown). It makes no sense to enlarge the TODD (4+4) land use/zoning district as is currently being proposed. There is no way to predict what the final building density will be because it is not known how many buildings will be redeveloped I t RR V I with the higher TODD intensity. Hence, there is no way to predict the ultimate traffic impact from the TODD. Recreation and Open Space Element Policy 1.1.1: Retain the existing park* acreage and facilities, thereby providing a level of service standard of 4 acres per 1,000 population. See Table 6-3 for facility standard . guidelines. *Includes City and School Board recreation acreage. Comment: Both the acreage and some facility standards are presently deficient. Hence, land use/zoning changes that allow more high intensity multi-family residential developments are not justified. Recommendations 1'. The proposed future land use/zoning change to TODD(4+4), with the present conditions, should be denied. If a residential development is desired at this location, then a zoning change to Medium Density Multi-family Residential, which has a four-story limit, may be more appropriate. 2! If the future land use/zoning change is to be granted, the building should be more strictly conditioned to be compatible with the adjacent buildings and streets, although this would require the present four-story limit. The conditions on the building should be explicitly nailed down such as the number of stories, height of building and residential density. In other words, be sure that only minor architectural changes can be made after land use/zoning changes are approved. i 3.1 Revise the TODD as follows: have a four-story limit for the existing (MU-5) zones; possibly allow the existing (MU-4) zone, south of 70 Street, to be rezoned for four-stories; possibly allow the southern half of the existing (MU-4) and (LI-4) zoned area, between SW 68 Street and 70 Street, to be rezoned for four-stories. There are also a few one-story buildings within the existing (MU-5) zone that could be redeveloped. Hence, there is room for growth in the area, while creating an environment where buildings are compatible with each other and the street-space, and not creating zoning districts that could one day lead to over-development of the area. I i1 i i I i i 1 Jay F. Beckman 6520 SW 65 St South Miami, FL 33143 ,I July 2001 REVIEW OF SOUTH MIAMI COMPREHENSIVE PLAN, RECREATION AND OPEN SPACE ELEMENT Summary As mandated in Appendix A-6 of the South Miami Comprehensive Plan, a review of the Recreation and Open Space Element of the Comprehensive Plan was completed. A thorough and reasonable assessment shows that current recreation acreage and facilities are likely deficient. Compliance with Objectives and Policies Policy 1.1.1 states, "Retain the existing park* acreage and facilities, thereby providing a level of service standard of 4 acres per 1,000 population. See Table 6-3 for facility standard guidelines. *Includes City and School Board recreation acreage. Tables 6-1, 6-2 and 6-3 from the Comprehensive Plan are attached and have been corrected to reflect current conditions. Corrections made to Table 6-1 include the following: at South Miami Field eliminated six tennis courts because they don't exist, reduced number of playing fields to the number of games that can be played at any time, reduced the basketball courts to 3.5; at Murray Park reduced playing fields to the number of games that can be played at any time; at Williamson park eliminated the tennis courts because they don't exist; at Brewer Park reduced the basketball court to one-half because there is only one basket and the court size is less than half-court; eliminated the S. Martin Community Center because this building is being used as office space; added Open Space Park.which is being developed. i Corrections made to Table 6-2 include the following: at Ludlum Elementary School the acreage has been reduced because of school expansion; the Girl Scout Little House was eliminated because it is a privately owned property with limited access to a very small portion of the city population; inclusion of the YMCA property is questioned because it is privately owned property (not City or School Board recreation acreage as described in Policy 1.1.1), and has more limited public access than City or School Board recreation property. It can be seen on the attached Tables 6-1 and 6-2, that if the YMCA property is included that there is 4.97 acres of recreation acreage per 1000 population; and that if the YMCA is eliminated that there is 4.06 acres of recreation acreage per 1000 population. 2 However, an examination of the northern portion of the city (see attached map) shows that the YMCA and Fairchild Elementary-are surrounded by large areas of County residential areas. In fact Fairchild Elementary is not included within the city borders. If all of the residential areas north to the YMCA and Fairchild Elementary were annexed into the city, even with the YMCA included, recreation acreage would likely be deficient. If the spotty residential areas to the extreme north were deannexed to even out the city border, than both the YMCA and Fairchild Elementary are lost and recreation acreage again is likely deficient. Also, there is interest in annexing property south of the city, which contains no recreation acreage, further making recreation acreage deficient. r ' It can be seen on the attached Table 6-3 that with infill annexation, the number of tennis courts and football/soccer fields could be deficient. Recommendations 1';. Address how adequate parkland and facilities will be achieved given that the YMCA is private property and does not fit the definition for parkland as given in the Comprehensive Plan, and the likelihood of annexation or deannexation to smooth out the northern border of the city. 2: Do not allow anymore large scale multi-family developments that will further overload the area schools and recreation facilities. The loss of part of Palmer Park due to expansion of South Miami Middle School would be devastating to recreation in the city. 3.', Although opportunities are limited, add passive park/green space areas whenever possible, including in the downtown area. 4.' Design and construct a city-wide sidewalk/bikepath system with tree lined streets to allow recreational walkers, runners and bikers to move throughout the city. 5. : Lobby Miami-Dade County to construct a tree-shaded multi-use recreation path along the abandoned railroad tracks that run along the western boundary of the city. I I L // / Table 6-1 (1995) Fro, Co oplehc ns, ✓e I / m ,y } � r I J I � 3 C E :2 } �� C m c G N fh O If I � r C N N is U 2 M `m o .. 7 y U t i Q J � Z A cri „ O Qtr 9L U. ` Q I Q y O } ,Q- i� N r'! O 0 a o = m U I � 1-- O V = a a Cj 0 bo C7 C 7 CO N . a O Z F- U F rn i U hQ- C) CD G0 } } } } > m E V r- cl I m p R CL c R � Q a X Q N M to O to Ln LO LE) m U O ai n L6 Ci C+ 0 G N CL N o U) U) F- Y m >- Y u m tL C m c E ° n. o m w Y y Y m a m E T ti a ? co o = m M - 7 C L Ts c .m O m m O J U. i �i I i I C / l .Table 6-2 QUASI-PUBLIC PARK AND RECREATION FACILITIES, 198 7 i SERVING THE CITY OF SOUTH MWW I Activities&Facilities Facility Name Size BB SF PG CMP Ludlam Elementary School C. —?+cam" --Yar-- x1 South Miami Elementary School 4.0 ac. -- X1 tt - Fairchild Elementary School S.2 ac. -_ LX xx fRE Lee Comm.School 1.5 ac. Lx __ `1 _. YMCA 9.6 ac. x tit Ll Girl Scout House t1 i r v Note: BB--Basketball. SF=Softball.PG=Playground. CMP=Camping. Source: South Miami Recreation Department. lames Duncan and Associates. i I i I i I �I i i it i li Table 6-3(1995) LEVEL OF SERVICES,CITY RECREATION FACHMIES, 1995 CIT r'OF SOUTH MIAMI 1987 National Service 1995 City Level of Service Facilities Standard Basketball Courts 1/5,000 residents -4J4-,5IITresidents f�r75 U Tennis Courts 1/1,500 residents 44&57- esidents IA s(3 Playing Fields 1/7,500 residents 1�2� 2s 41t-,1b-9 residents ` Y/1-So Tot Lots 1/15,000 residents �hase 6��1) 1/3,557 residents ( cavc.��Y) Community Parks 1/25,000 residents 1110,5)8 residents 1-5��c Neighborhood Parks 1Ac.11,000 residents 3 Ac.11,000 residents Source: City of South Miami Recreation Department, 1995. Brian T. Soltz, City of South Miami 1995. i i III i I yMC4 F4� 8hd Ad. o� SOUTH MIAMI 5'T — o HS T. ' t for Dr, - 0 0 Q/1DE COUNTY Q C�X4••:n-jri;3``€•-'�••�•:�(� ' O Y sfdo Dr:* _ ��LJUUUL �C �R� U 9 = 1C _ �72ND ST. � Qoaoo� =_ nset Dr. rim IL U- l� - coo oTH ST. avis Rd� J _ ff �_ Figure 1.7 Cad t1f Ct Enclave Annexation Area ^ CG i.tn`�� p; y-V-1 CITY OF SOUTH MIAMI PLANNING BOARD Regular Meeting Action Summary Minutes Tuesday, July 10, 2001 City Commission Chambers 7:30 P.M. I. Call to Order and the Pledge of Allegiance to the Flag Action: The meeting was called to order at 7:')5 P.M. 'Action: The Pledge of Allegiance was recited in unison. II. Roll Call. Action: Mr. Morton performed roll call. Board members present constituting a quorum: Mr. Liddy, Mr. Illas. Mr. Morton, Ms. Gibson and Mr. Juan Comendeiro. Board member absent: Mr. Mann. City staff present: Subrata Basu (ACM), Richard G. Lorber (Planning Director), Sandy Youkilis, (Planning Consultant), Luis Figueredo, (City Attorney). and Maria M. Menendez (Board Secretary). III. Local Planning Agency : Public Hearings LPA-01-001 Applicant: Shoal Creek Properties L.L.C. 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 2.8 ACRE VACANT SITE, SAID PROPERTY BEING LEGALLY DESCRIBED AS LOTS 1 THROUGH 25, BLOCK 15, LARKNS TOWNSITE SUBDIVISION. THE SITE IS BOUNDED ON THE SOUTH BY S.W. 70TH STREET, ON THE EAST BY SW 59TH PLACE, ON THE NORTH BY SW 69TH STREET, AND ON THE WEST BY SW 61ST AVENUE. THE PURPOSE OF THE APPLICATION IS TO ALLOW FOR THE FUTURE CONSTRUCTION OF A RENTAL APARTMENT BUILDING. Planning Board Meeting July 10, 2001 Action: Mr. Illas read the request into the record and Mr. Lorber presented a summary of the request where the applicant is requesting a Comprehensive Plan Future Land Use Map amendment in order to construct a residential apartment building, designed to cater to the University of Miami students and young professionals who would welcome the convenience of the easy access to Metro-Rail and to most necessities within walking distance. The above-referenced amendment will change the site's Future Land Use Map category to the "Transit-Oriented Development District (TODD)" category. The main factor in this would be a switch from a primarily office/commercial designation to a residential designation, Mr. Lorber added. Also, the proposed amendment is consistent with important goals and policies of the City, such as: assuring availability of affordable housing; encouraging mixed-use residential multi-family projects in the Rapid Transit Zone; as well as discouraging urban commercial sprawl by promoting grovrth in the area surrounding the Metrorail transit station. The Board expressed some concern about setting a precedent with the expansion of the TODD zone, but staff explained that the Zoning Task Force has been discussing this issue in recent meetings, looking at the TODD in general, and is planning on recommending a moderate expansion in that district. It was also clarified by staff that this hearing was for the purpose of considering a map change only, not for considering specific site development regulations. The Board and staff also discussed the amount of stories that should be allowed, as well as the traffic issue. Mr. Lorber noted that a detailed traffic study had been submitted by the applicant. Applicants: Joseph Goldstein, James Harris, Michael Getz (Shoal Creek Properties) Mr. Goldstein provided a detailed visual / verbal presentation of the proposal. The Board inquired about which lot size measurement (gross or net area) is used to determine F.A.R (floor-area ratio). Mr. Goldstein referred to the City's zoning code for explanation. The Board inquired as to the square footage size of the dwelling units. The applicant's representative responded that the average size will be 930 s.f. with the highest being 1,130 s.f. (for the 3-bedroom unit). Mr. Lorber emphasized that all those details V611 be covered in the zoning application. The Board also raised concern regarding the height of the building which appears to them to exceed the maximum height allowed by code. Staff explained that some ornamentation above the roof may give the appearance of a higher structure but it is not counted as part of the height. Mr. Lorber informed the Board that the applicant would be required to go before the Environmental Review & Preservation Board (ERPB) for the ornamentation phase of the project. The Board expressed concern regarding this project as it would contribute to consume the valuable resources of the few vacant land existing in the City, and the fact that no provision was being made to provide affordable housing. Staff noted that renting is much more affordable than purchasing and a large scale of the population could benefit from the project. 2 Planning Board Meeting July 10, 2001 The Board further inquired about the relatively small percentage of space designated for retail presented with the proposal. The applicant's representative noted that there were various issues involved such as security issues, possible lack of tenants, and that they would be bringing more information on this issue at their next presentation. Before opening the public hearing the attorney noted there was no need for the speakers to be sworn in since the following would not be a quasi-judicial hearing. Speakers: (residents in support of the proposal): (residents against the proposal): Cal Rosenbaum, 6101 Sunset P1 Walter Harris, 7100 SW 64" Ct Joe C. Francis Meltzer, 8340 SW 60th Ave Michael Miller, 6796 SW 62nd St Dean Witman, 6259 SW 70th St Bill Enright, South Miami Hospital Mark Radosevich, 5703 SW 83`d St Christopher Cook-Yarborogh, 6800 SW 64th Ave Mario J Salazar, 7030 SW 63rd Ct Luciana Barreto, 5959 SW 71St St Ida Harris, 7100 SW 64th Ct Charles Fostini, 5900 SW 82nd Gus Williams, 7000 SW 63rd Ct Dick Ward, 8325 SW 62nd Ct David Tucker, Sr., 2556 SW 78th Ter Roxanne Scalia, 6925 SW 63`d Ct Al Elias, 7150 SW 62nd Ave Greg Oravec, CRA Director In summary, residents who spoke in support of the proposal, felt that the construction of a primarily residential apartment building would be beneficial to the City, since it would enhance the area, create a safer environment, particularly at night, and definitely be much better than having an office building. They also favor the idea of having accessible retail in the proposed area. For those residents who spoke against of the proposal, the majority expressed concern about over development within the City, and also preferred a four-story as opposed to a six-story building. Mr. Goldstein returned to the floor and recapped his presentation, assuring those present that the applicant will be working with the City with the details of the proposal as part of the rezoning process, which should be back before the Planning Board at its August 14tH, 2001 meeting. Motion: Mr. Comendeiro moved and Ms. Gibson seconded the motion to approve the request 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); the approval to be subject to the following staff recommended conditions: Planning Board Meeting July 10, 2001 Applicant shall submit a rezoning application, with detailed site plans, which are restricted to the following development parameters: • maximum number of dwelling units 300; • maximum height of structures on the site—6 stories (60 feet); • maximum floor-area-ratio-2.25; • minimum of 10,000 sq. ft. of retail /commercial space to be located along the ground floor of the S.W. 59`h Place frontage. The rezoning application shall be reviewed and approved by the City Commission prior to the second reading (final adoption) of this Comprehensive Plan Land Use Amendment. the approval of the Plan amendment and the rezoning application would then occur simultaneously at the City Commission level. Vote: Approved 5 Opposed 0 LPA-01-002 Applicant: City of South Miami Request: AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA, AMENDING THE ADOPTED SOUTH MIAMI COMPREHENSIVE PLAN IN ORDER TO UPDATE THE RECREATION AND OPEN SPACE AND CONSERVATION ELEMENTS OF THE PLAN, BY ADDING AND REVISING OBJECTIVES AND POLICIES ENCOURAGING LAND ACQUISITION FOR PARK AND RECREATIONAL FACILITIES, GREENWAYS AND TRAILS, AND PROTECTION OF NATIVE SPECIES; PROVIDING FOR RENUMBERING AND/OR COMBINATION PARTS OF THIS ORDINANCE WITH OTHER SECTIONS OR PARTS OF THE SOUTH MIAMI COMPREHENSIVE PLAN; PROVIDING FOR SEVERABILITY; PROVIDING FOR ORDINANCES IN CONFLICT;AND PROVIDING FOR AN EFFECTIVE DATE. Action: Mr. Morton read the request into the record. Staff presented the item emphasizing the need for this amendment which will help the City to score much higher on competitive applications for grants that will be used in the acquisition of recreation and open space facilities, preserve and protect native species, and encourage the creation of greenways and trails. Speakers: Joe C. Jay Beckman The Board and staff briefly discussed the request. Staff advised that time is of the essence on the proposed amendment due to a deadline in November of this year in order to qualify for the competition of these grants offered by the State. Staff also explained that these amendments are not intended to revise the entire element. The Conservation and Recreation elements are revised once every five years and the process is called EAR (Evaluation and Appraisal Report). 4 Planning Board Meeting July 10, 2001 Mr. Beckman addressed the Board and staff that during research for the previous LPA-01- 001, he found discrepancies in the Comprehensive Plan having to do with public facilities, etc.' Mr. Lorber accepted his suggestions stating that these will be addressed at a later date. Motion: Mr. Comendeiro moved for approval of the request and Mr. Illas seconded the motion. Vote: Approved 5 Opposed 0 At this point Mr. Morton closed the Local Planning Agency agenda and called the Planning Board to order. IV. Planning Board : Public Hearings Mr. Morton announced that item PB-01-011 (Corporate Property Services) on the agenda would be deferred at the request of the applicant. PB-01-010 Applicant : City of South Miami Request: AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA, RELATING TO AN AMENDMENT TO CHAPTER 4 OF THE CITY'S CODE OF ORDINANCES, WHICH IS ENTITLED "ALCOHOLIC BEVERAGES," IN ORDER TO EXEMPT RESTAURANTS LOCATED ON US 1 (SOUTH DIXIE HIGHWAY) FROM THE DISTANCE REQUIREMENTS FROM RESIDENTIAL ZONING DISTRICTS; PROVIDING FOR SEVERABILITY, ORDINANCES IN CONFLICT.AND PROVIDING AN EFFECTIVE DATE. Action: Mr. Morton read the request into the record and staff presented the item. Speakers: David Tucker, Sr. Ricky Warman The Board and staff discussed the proposed amendment. Mr.,Lorber explained there is a provision of the City Code which requires a minimum distance between an establishment selling alcoholic beverages and residential property, churches, and schools. The distance is five hundred feet. However, this provision also exempts restaurants facing Bird Road. The amendment would extend this exemption for all restaurants located on properties -facing US L The issue of setting a precedent as for other fast food establishments to sell alcoholic beverages was also discussed. Motion: Mr. Morton moved approval of the request subject to the inclusion of wording limiting this exemption only to restaurants with consumption on the premises. Mr. Liddy seconded the motion. Vote: Approved 5 Opposed 0 5 Planning Board Meeting July 10, 2001 V. Approval of Minutes Action: A. The Board duly voted on and approved the minutes of May 29, 2001 with an amendment to item PB-01-004 (AT&T Wireless Services). See attached Revised Page 2 of May 29,2001 minutes. Vote: Approved 5 Opposed 0 V.I. Discussion Items There were no discussion items. VII. Adjournment Action: There being no further business before the Board, Mr. Morton adjourned the meeting at approximately 10:30 PM. RGL/mmm K:\PB\PB Minutes\2001 MinutesMNS 07-10-01.doc i i i i 6 n I �enro O i r 0 q n • � ' n � ci K v m I 7 7 { Q m O 71 c c 0 ' O O I O O m tl I �J C ID I m I N y� • C I I 3� z I I-e o I I 1••�N m I H I spy tz J I ti u a ' i b ' O , to H � tl ' 7 m y I I i I OM aj 1 H � y 1 I b 3 O a I � N H r v � v I m I m z nn 0 A m H I H I ^ vrol n H y i n HO I �zl ro I I I o I I N z ' I a m I o 1 � I • I I 1 I I I j I I I I I i I I I i , a i i I ^ � � I I I ' i CITY OF.SOUTH'MIAMI NOTICE OF COMPREHENSIVE PLAN AMENDMENT.: NOTICE`OF'PUBLIC.HEARING All interested persons are hereby:notified that the City Commission of the City of South Miami.:will conduct a public hearing of;itsregular;City;.Commissior'meeting scheduled for Tuesday, October 2, 2001:beginning,at 7:30 PM in the City Commission Chamber, City Hall 6130 Sunset Drive,,to consider the following described ordinance(s). AN ORDINANCE OF.THE,MAYOR AND CITY COMMISSION: OF THE CITY OF SOUTH`MIAMI FLORIDA,AMENDING THE FUTURE LAND USE',MAP OF THE SOUTH MIAMI COMPREHENSIVE,PLAN"BY.CHANGING THE FUTURE LAND USE CATEGORY :FROM7!`THE. MIXED-USE COMMERCIAL RESIDENTIAL,CATEGORY TO.THE.TODD, TRANSIT ORIENTED DEVELOPMENT DISTRICT CATEGORY . ON PROPERTY LEGALLY:-DESCRIBED AS LOTS 1 THROUGH_. 25', BLOCK,; '15, LARKINS.. TOWNSITE . SUBDIVISION.THE SITE IS BOUNDED ON THE SOUTH BY S.W.70TH STREET,ON THE EAST BY S.W.59TH PLACE,ON THE NORTH BY S.W.69TH STREET,AND ON THE WEST BY S.W. 61ST AVENUE; PROVIDING FOR,,,SEVERABILI'TY;" PROVIDING FOR ORDINANCES IN CONFLICT;--AND PROVIDING AN EFFECTIVE DATE.'' • . •.� : : , .: �, Jam. . wMNri us ORE 1=71 �ROrpTM'',:. B "�r54" SfA Location Map:Proposed Amendment The subject ordinance can•be inspected in the City Clerk's Office,-Monday,Friday during regular office hours.Inquiries concerning this item should be directed to the Planning Department at.305-663-6326. All.interested parties are invited to attend.,., ' Ronetta Taylor,CIVIC City Clerk City of South Miami geeuent to Florae SteMM M-0105,ere Cey ha.eq-WW-ew peblk met R•Pe.em deddn tp eppeet WV d.WM male by mb 9eer4 Apercy v Lanrnhelan rM rsepeq a erry nueer ooneawed et b.meetrq p hwbp.M a eM we need a rernrd d e+e pmceedep..eia msf br eucn purpose.seeded person me,need tp Braun met•.erbeutr .xad d the prpceed'e+pa N mede~record W des me tesunay sM smxo upon stedt me eppoW Y to be Oned. u D V� 2 2C�Oi Public Facilities Impact Report and Analysis of Comparable Projects Ppartment Introduction This application for an amendment of the City of South Miami's Comprehensive Plan was originally submitted in July 2000, by Greenberg Traurig on behalf of JPI Apartment Development, L.P. A revised application was submitted on February 14, 2001. A second revised application was submitted March, 2001. As described in this narrative, the proposed project remains essentially as envisioned in the original (July 2000) application. The primary changes from the original application are as follows: • The developer is Shoal Creek Properties, LLC. • The total area of the parcel has been recalculated and increased from 2.68 acres to 2.82 acres. • The proposed commercial/office space is increased from 3,000 square feet to approximately 10,000 square feet. The proposed number of dwelling units remains at approximately 306 units. The purpose of this section of the revised 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 parcel (the "Parcel"). Included in this section is an analysis of the potential impacts the approved versus proposed designations might have on public facilities and services. This section also presents examples of comparable Projects in South Florida and a discussion comparing the proposed designation to policies in the City of South Miami Comprehensive Plan (March 7, 2000). As now proposed, the boundaries of the Parcel are SW 69 Street to the north; SW 59 Place on the east; SW 70 Street to the south; and SW 61 Avenue to the west. The Parcel is currently vacant and is surrounded by a variety of land uses — residential, public and institutional, and commercial (see Figure 1). Directly to the north, across SW 69 Street, is a large, fenced Community Redevelopment Housing complex of two-story, multi-family condominium buildings widely spaced among landscaped areas with large trees. To the east, across SW 59 Place, is a two-story, block-long, U.S. Post Office. To the south, across SW 70 Street, is a sequence of commercial buildings: two one-story office buildings dominated by two four-story office buildings, approximately 54 feet in height and the back of The Hotel Villa (also four stories and approximately 54 feet high, plus roof-top space) with a parking garage entrance. To the west is a parking lot for employees of Larkin Hospital, which is visible beyond. The Parcel is located in the City's Community Redevelopment Area and is also adjacent to the -City's Redevelopment and Infill District on the east and south. The bikeway path along SW 70 Street is immediately south of the Parcel. City of South Miami Revised June 2001 Application for Comprehensive Plan Amendment Page 1 i,.0 i•�r ? � ! ! >a r � N w •• 4 k 1♦ • • 1 FF —. -T i •s w v •.''• ; - •r. Tr— 4 AP 'Rid .St• —I "'j•. +.�. "{s rte? "".� j 1 Legend Figure 1 OSingle-Family Residential OEducational O Duplex Residential Ell Public&Institutional OTownhouse Residential OParks&Open Space Existing Land Use Map ®Multiple-Family Residential 0Vacant Land City of South Miami IlMixed-Use Commercial Residential BWater El Commercial Retail — — Property_Boundary O Commercial Office Not to Scao Filename:w2000-16 South Miami/Comp Plan/060601.existing land use map.Option2 Source:February 1996 City of South Miami;The Curtis&Kimball Company January 2 0I The Comprehensive Plan's 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 create additional impacts to water, sewer, solid waste and park facilities in the City of South Miami, yet the proposed use will have less impact to P.M. peak hour traffic (see Tables 1-5). For comparative purposes, generation/ demand rates for each of the public facilities, given maximum development under current land- use, were calculated as follows: a) The Parcel area was converted to square footage by multiplying the acreage (2.82) by 43,560 square feet/acre. b) The resulting square footage (122,839 square feet) was multiplied by the floor area ratio (FAR) of 1.6 for Medium-Intensity Office District (MO), the current zoning classification. c) The sum — 196,543 —was used in the calculations shown in Tables 2 and 4, Approved Designation Impacts, and in Tables 1A and 1 B. Table 1A provides a summary comparison of solid waste, potable water, wastewater and park level-of-service standards for the approved designation and the proposed designations, demonstrating that water, wastewater, and solid waste impacts would increase above the approved designation if the proposed amendment is approved. Table 1 B compares the number of trips currently approved with the maximum number of trips allowable under the proposed designations. Tables 2-5 give more detail regarding each calculation. Please note that as now proposed, combined office and retail square footage totals 10,000. For the purpose of determining the maximum impacts possible, office and retail calculations were figured as if each were 10,000 square feet, and the higher impact for each infrastructure system was reported. As Tables 1A and 1 B indicate, the maximum impact on solid waste would result from all commercial space being utilized as retail, while the maximum impact on water, wastewater, and P.M. peak hour traffic would result from all commercial space being utilized by offices. Preliminary information from the Miami-Dade County Water and Sewer Department suggested that a fire-flow test needed to be performed on the existing 8-inch water main located in SW 59 Place and SW 69 Street before water and sewer availability could be determined. The main was tested on June 23, 2000 and demonstrated an available flow greater than 2,000 GPM. Therefore the main passed the fire-flow test. Water connection can be made from the property to a 12-inch water main to be installed westerly in SW 69 Street to SW 61 Avenue, followed by installation and connection of a 12-inch water main southerly in SW 61 Avenue to SW 70 Street, and interconnection to an existing 8-inch water main in SW 70 Street. The County also owns and operates an 8-inch gravity sewer main located in SW 69 Street and SW 59 Place and abutting the northern boundary of the site. The Applicant can connect to this gravity main, provided that there is sufficient depth, and that there are no obstacles that would preclude construction of the sewer. With regard to solid waste, the Miami-Dade County Department of Solid Waste Management does not measure waste disposal capacity utilization on a case-by-case basis. Instead, the adequacy of capacity is evaluated on a system-wide basis in terms of existing waste delivery commitments from both public and private sector waste haulers. The Applicant is coordinating this issue with the Department of Solid Waste Management. City of South Miami Revised June 2001 Application for Comprehensive Plan Amendment Page 3 Ul i ! F S t • 4 �_ r� to=..•w Jt. .-. •. I s a W .:rte 41r Z lid do NP K 4 P. W. 4 + -r y' j .'. 1 .�► f * � � � I • fJ/ �J � y 4 f �� r - • I '�- f ♦ i � H rr.R • - ;It__. 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Y o ~ > W e f ) W C o V) W O CL N + o +O o Di O p - o O Cl a M _mom � a — 2 R c + aN E . x x;tl CL a ' x M � a 3 x W � a = � Q W N a W ^ N a w ^ N W W C) ' n n u U Fw- o U. LL LL J ~ Q E- rn 0 0 Z co Z o q Z o °o_ D m p p M o W C* W w O _o W p o _o W p o v_ LU n ~ O N ~ O N o U c 0 w w w 4;cn v) w `° uj 76 F- C p C (0 Z — f0 I i I Tables 4 and 5 separate the approved and proposed designation impacts for traffic, again calculated to show maximum impacts. P.M. peak hour vehicular trips would decrease under the proposed designation using either 10,000 square feet of office or 10,000 square feet of retail. 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 • Multi-Family Residential —2.54 persons per household (City of South Miami Comprehensive Plan) For purposes of analysis, the approved use and square footage is based on the zoning classification for,the site, Medium-Intensity Office District (MO) (see Figure 3). The City of South Miami has excess park and recreation facility capacity to serve the proposed project. At present, 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 with an additional seasonal population of 2,577 persons, 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 2.83 acres of park will be needed to serve the residents of the proposed project. After subtracting the 3.01 acres from the 5.5 acres of excess capacity, 2.39 acres of excess park and recreation facility capacity remains. 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. 'The proposed project is intended and designed primarily as housing for students at the University of Miami. This type of facility is more comparable to a hotel-condominium use than to a residential-condominium use; student housing is usually short term and is not typically a primary homestead. It is anticipated that the majority of these residents will be unmarried and without children. Thus, it is anticipated that impacts on the public school system will be minimal. Joseph G. Goldstein, attorney for the Applicant, wrote to Ms. Sally Osborne, Supervisor of the Department of Development and Governmental Affairs for the Miami-Dade County Public Schools, on July 27, 2000, informing her of this proposed project and requesting a statement of the project's impacts on public schools. Copies of Ms. Osborne's response, dated August 17, 2000, and a letter from her to Mr. Subrata Basu, the city's then-Planning Director, dated August 18, 2000, a copy of which was sent to Mr. Goldstein, are included as Exhibit 1. There are two restrictions governing maximum development in a Transit Oriented Development District (TODD), the proposed land use: building height (MU-5 - eight stories, maximum 100 feet) and density ("as many units as may be permitted as can be provided with parking"). The City of South Miami Revised June 2001 Application for Comprehensive Plan Amendment Page 8 �� •�- - r.-•�--ter, • '_ .z v.7tl�ai:ct:r � 0 .a,..�r.,rt■ IT 02 M • /��) j. u •t. a �'.• �C'��J� 11�11111111t „ n l °vUM" - �" ► a/ . ir` !�f::, ', .rafiy V 1i;I:'a;I[..l to Ifs` '11 111' P.q �� i� ill'2��':,�i tl::.• .;1;.t.`�l Emilia . , 1 1 n1r-a. t , ,I�rr r .l Qt{It- �� lU • �t�� ! �l�r 1p +`}1 Ip.� I�I L' �..1� .1�, '::C•':C.�14.U� ? t.'i t Id7r gyp/ �, 1' 1 1 y, lli tttll�l y• �� ,t�IIN r l r 1 i � i,. : '�:t ' t .y . •�,�� nlIlit�rl l i.r I� 1 ! a r t 1 1 t ' ) ! r h If • 1 r; 1�'► Ali I�ltl�lff!(1� � � �1 ., + I' {,.i I :� I�'I f{.!�t�,al will r,U,lh iJ�i f �jtt � h1 t r {� •�II lyi-'I' (L11 MI 1 .� j I b1.'��.1�tl� .�®' •• r=N��ul�il:,t,.i�.�.l:ult i .l.ul Is I I �y�_ fil I�;E tt ti Id��x„11„I ! ;I a;,t�.;,.� -I� � ,• • • p , ��! f��llii'il 11 li�''�I `.�tG:7 M r �4�Iijtlil I, I�� Yll�+�pk,� —I a r J' � kkkk `kt�. {I'�I I• 1 ;}+�I�`'l:�t�1 �11�. llll+l�llll: i�N� i � dill��. ® r T i maximum height of the proposed development is eight stories, 69 feet. For each of the 306 dwelling units there will be two parking spaces, for a total of 575 spaces. i i i City of South Miami Revised June 2001 Application for Comprehensive Plan Amendment Page 9 e The prevailing appearance of the neighborhood shows a low to medium range of building heights, from one story to multiple stories. The skyline includes the 92-foot-high Larkin Hospital, The Shops at Sunset and other substantial buildings. Looking down SW 70 Street and connecting to the neighborhood to the southeast, one sees the imposing architecture of the five- level, 92-foot Metrorail parking garage that adjoins the elevated tracks. Close by, on Sunset Avenue, are the City Hall, public library, police station, and commercial outlets, including a bank and a gasoline station. The addition of several levels to the parking garage and additional retail in the immediate vicinity of the Metrorail station may result in further change to the future character of the neighborhood. The neighborhood, as described, is made up of a variety of land uses in close relationship. The project site is surrounded by this mix of uses, but can be viewed as a transition area between retail/commercial/office/hotel and lower density residential. The proposed building will be compatible with the neighborhood, both in appearance and function. The project will aid in the fulfillment of several planning goals to create a pedestrian-friendly, mixed-use neighborhood with generous off-street parking; conveniently located near offices and public services such as medical facilities, a library, police station and a hotel. The project will bring new residents to the neighborhood who will support the retail establishments and use the mass transit system. Quoting from the City's Land Development Code, the purpose and intent of the TODD I esignation is "to encourage a mix of high density uses, specifically residential, retail and office uses." TODD encourages residential density by giving a bonus of one additional floor of residential use (with required parking) for every floor of residential use. TODD zoning does not specify a floor area ratio (FAR). Instead, floor area minimums are established for efficiency/studio, one-, two- and three-bedroom apartments. The proposed project is not the maximum development scenario that can be designed within these restrictions. More apartments could be added. The project as configured is the maximum that is marketable. Comparable Projects Jefferson at Douglas Entrance, at the northwest corner of Douglas Road (37 Avenue) and Calabria Street in Coral Gables, is comparable to the proposed development. The project will have 224 units in 16 stories (height: 155 feet) on 1.6 acres. (See Exhibit 2.) This development will neighbor commercial buildings, one-and two-story single family homes, and small multi- family buildings. Considering the variety of land uses and architectural styles in close proximity, this project has similar neighborhood characteristics and contrasts of density and height to the proposed project in South Miami. Two developments elsewhere in South Florida are offered as additional comparable projects. Both are located in central, urban environments with Community.Redevelopment Areas, and both have densities comparable to the proposed South Miami project: • Fort Lauderdale - NE 6th Street (Sistrunk Boulevard) between NE 2nd and 3rd Avenues. 2.27 acres; 226 units; 100 units/acre; 8 stories, 73 feet high. (See Exhibit 3.) • 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 City of South Miami Revised June 2001 Application for Comprehensive Plan Amendment Page 11 units/acre; range of building heights (3-8 stories, stepping up to a height of 73 feet). (See Exhibit 4.) Consistency with Comprehensive Plan The proposed designation is consistent and supportive of City of South Miami Comprehensive Plan. The Plan begins with a statement of Future Vision, which is quoted below in full: We value our socially diverse neighborhoods, our traditional retail service areas, our modern medical community and our small town character. We will strengthen our neighborhoods, support our Hometown District, and encourage development of our urban core link to the Metrorail transit station in a manner that enhances our community and improves our tax base. The proposed project is appropriately located for a concentration of residents in the urban core, in an attractive pedestrian-oriented setting within walking distance of public services such as the library, a variety of retail establishments, and mass transit. While improving South Miami's tax base, the project will not detract from the city's small town character. The proposed project supports a number of goals, objectives and policies in the city's Comprehensive Plan, including those in this partial listing: i Chapter 1: Future Land Use Element 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 new growth which is contained and transit-oriented, thereby relieving the pressure for commercial rezonings outside of this core area. 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 [TODD]. Policy 5.1.4 Implement priority SMCRP programs and projects, including but not limited to: "in-fill" housing, construction of multi-family units, substantial rehabilitation of housing (HUD Complex), and streetscape and infrastructure improvements. Chapter 2: Transportation Element Policy 1.1.1.0. There is a Metrorail station in the heart of the City's only intensive development area; this Metrorail station puts extraordinary commuter rail transit service at hand. Further, development of the area around the Metrorail station will further state and local goals for"in-filling" already urbanized areas and reducing urban sprawl. City of South Miami Revised June 2001 Application for Comprehensive Plan Amendment Page 12 C- Chapter 3: Housing Element 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. 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. Chapter 4: Infrastructure Element Goal 1 To provide and maintain the public infrastructure in a manner that will insure public health, safety and quality of life. Chapter 5: Conservation Element Policy 1.1.3 Continue to encourage the use of Metrorail, bicycles and other alternatives to the automobile (through capital improvements). i I . City of South Miami Revised June 2001 Application for Comprehensive Plan Amendment Page 13 ® CITY OF SOUTH MIAMI INTER-OFFICE MEMORANDUM To: Honorable Chair& Local Date: May 8, 2001 Planning Agency Members From: Richard Lorbe `° Re: Comprehensive Plan Future Director of Planning Land Use Map Amendment: Shoal Creek Properties ITEM: LPA-01-001 Applicant: Shoal Creek Properties L.L.C. 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 1.98 acre vacant site, said property being legally described as Lots 8 through 25, Block 15, LARKINS TOWNSITE SUBDIVISION. The site is located at the northeast corner of S.W. 70t' St. and S.W. 61" Ave. The purpose of the application is to allow for the future construction of a rental apartment building. SUMMARY OF REQUEST The applicant is requesting a Comprehensive Plan Future Land Use Map amendment in order to construct a residential apartment building with 250 dwelling units and 7500 square feet of retail/commercial establishments at the ground floor, according to the submitted application. The height of the structure proposed would range from 5-8 stories. The apartment building is designed to cater to graduate and married students of the University of Miami and young professionals who are looking for the convenience of the Metro-Rail and have easy access to most necessities within walking distance. The subject property has a current Land Use designation of "Mixed Use Commercial Residential". The applicant has applied to the City to have the site's Future Land Use Map category changed to the "Transit-Oriented Development District(TODD)" category. PREVIOUS APPLICATION In July, 2000 an application was submitted to the City requesting a Comprehensive Plan Land Use amendment to the TODD category for the same property plus 9 additional lots facing SW Future'Land Use Map Amendment Shoal Creek Properties May 8, 2001 Page 2 of 9 59th Place. The size of the development parcel was 2.68 acres. The application, filed by JPI Apartment Development, L.P., was proposing a similar residential development of 6 stories with 306 dwelling units and 3000 square feet of retail space. At the Local Planning Agency's meeting on August 29, 2000, the applicant requested a deferral. At the next meeting of the Agency, the applicant stated that there were contractual issues that needed to be resolved and an indefinite deferral was requested and granted. This application was submitted as a revision to the previously submitted application, with an appropriate additional fee charged to defray expenses. COMPREHENSIVE PLAN AMENDMENTS: GENERAL INFORMATION All proposed development projects must be compatible with the policies contained within the Comprehensive Plan and with the land use categories listed in the Plan and as shown on the Future Land Use Map (FLUM). A property owner or developer may want to use a property for a use, which is not permitted in or exceeds the standards specified for the land use category applicable to the site. This will require, as is the situation of the subject application, an amendment to the Future Land Use Map of the City's Comprehensive Plan. An amendment to the City's Comprehensive Plan Document or the Future Land Use Map requires the adoption of an ordinance by the City Commission after receiving a recommendation from the City's Local Planning Agency (Planning Board). Following adoption by the City Commission, (after second reading of the ordinance) the application package is then submitted to the Florida Department of Community Affairs (DCA). This amendment qualifies as a small- scale amendment; therefore, DCA will not review or comment upon the application unless a compliance protest is filed within a specified time period. The review process for a Comprehensive Plan Future Land Use Map amendment differs from the process used to review zoning district changes, variances, and site plans. A future land use map amendment review is concerned with the following basic issues: 1) compatibility of the proposed use with surrounding uses; 2) compatibility of the proposed density and height to the limits contained in the Plan and to the immediate neighborhood; 3) impact of the proposed use on the City's infrastructure and; 4) is the amendment compatible with and does it advance the City's objectives and policies contained in the Comprehensive Plan. REZONING APPLICATION The Land Use Map amendment is a pre-requisite for a future zoning district change application, which will specifically allow for the new development. In order to proceed with the development as proposed the applicant will also be required to submit a rezoning application in order to change the current zoning district from the "MO", Medium-Intensity Office Use District to the "TODD (MU-5)", Transit Oriented Development District (Mixed-Use 5) Use District. The applicant has the option initiating the rezoning at the same time as the Comprehensive Plan is being processed or may choose to wait until the Comprehensive Plan amendment is approved. Future Land Use Map Amendment Shoal Creek Properties May 8, 2001 Page 3 of 9 During the zoning change process, which includes review and approval of a detailed site plan, very specific issues, such as, building height and density, mix of uses, architectural style, building design, set backs, landscaping, open space, pedestrian/vehicular access, can be considered. A detailed site plan adopted as part of a rezoning application becomes binding upon the developer and the City. HISTORY OF SITE The City's records indicate that most of the previously exiting structures on this now vacant site were built during the periods of 1920-39 and 1950-59. There were single-family residences facing SW 70th Street and SW 69th. All of these buildings have been demolished. In 1980,the subject site was part of the planning area for the South Miami Station Area Profile, a part of the Dade County Station Area Design and Development Program. The report issued at that time, designated the block as an opportunity area as a secondary commercial district where significant redevelopment could occur. The City's 1989 Comprehensive Plan identified the subject property in the Future Land Use Map as "Medium-Intensity Office," four-story maximum height. In 1994, the adopted "Hometown Plan Area 2" refers to the subject area in a section on the height of buildings and in a section outlining specific proposals. The first reference addresses how the City should respond to proposals which exceed four stories in height; the second addresses potential uses for the block (mixed use with residential uses facing north). Excerpts from this plan document (pp 15, 20) are attached. In 1996, the subject block was part of a larger Comprehensive Plan amendment, which changed the Future Land Use Category from Medium-Intensity Office Use to a new category, "Mixed- Use Commercial/Residential." This amendment to the Comprehensive Plan was part of the City's Evaluation and Appraisal Report, subsequently adopted by the City in 1997. The new land use category was created to implement development concepts from the Hometown Two Charrette. In 1998, upon suggestions from the Department of Community Affairs, the Land Use category was amended to include development standards of 1.6 F.A.R. for the total development including 24 dwelling units per acre. CURRENT PLANNING The City's Zoning Task Force is in the process of reviewing the entire Land Development Code. Its recommendations are expected to be completed by July 2001. A subcommittee of the Task Force is currently examining, in detail, the TODD zoning district. The subcommittee has had preliminary discussions on expanding the TODD (zoning district and land use district) to include additional blocks, including the site subject to this application. The subcommittee is also discussing allowing for building heights to transition from four to eight stories. The eight stories would be limited primarily along the properties abutting the transit station, four stories along the outer limits of the TODD boundaries with possibilities of some six stories in between. It is important to note that these discussions are only preliminary and have not been recommended by the full Task Force. Future Land Use Map Amendment Shoal Creek Properties May 8, 2001 Page 4 of 9 COMPARISON OF LAND USE CATEGORIES The applicant's request to amend the Future Land Use Map is a result of limitations contained in the City's Comprehensive Plan for the existing land use category. The category in which the proposed development site is located, the Mixed-Use Commercial/Residential mandates mixed use development (office, retail, residential) whereas the proposed development is primarily a residential development with limited amount of retail/commercial space. The proposed development deviates from the standards set forth in the Comprehensive Plan for the Mixed-Use Commercial/Residential land use category. The proposed development is more appropriate for the TODD Land Use category and meets the standards set forth for TODD. The maximum height of 8 stories for the project exceeds the maximum height of four stories allowed in the Mixed-Use Commercial/Residential category but is within the TODD height limitation of maximum of eight stories. The current Mixed-Use Commercial/Residential land use designation further mandates that all developments shall be subject to a maximum residential density of 24 units per acre. The density of the proposed project of up to 126 dwelling units per acre will exceed the maximum permitted standards of the existing land use category. The TODD category on the other hand does not impose development limitations in the form of dwelling units per acre. Therefore the higher density would be permissible if the parking requirements are met. A full description of these categories also appears on p.23 of the Comprehensive Plan (copy of the page is attached to this report). SITE ANALYIS Surrounding Parcels ComprehensivePlan Land Development Code Actual Use Existing Land Use Existing Zoning District Cate o North Multifamily Residential RM 18 Residential Condominium Low density multi-family 117 units;2 stories 2 story permitted East Mixed Use Commercial/ MO/Medium Intensity office Vacant lots; Residential 4 story permitted One story office building South Mixed Use Commercial/ MO/Medium Intensity office Hotel;Offices Residential 4 sto ermitted Mostly 4 stories West Mixed Use Commercial/ H/ Hospital/ height compatible Hospital parking lot Residential w/Surrounding area The subject property is vacant and encompasses approximately 75% of the block bounded by SW 70th Street on the south, SW 59th Ave. on the east, SW 69th Street on the north, and SW 61" Ave. on the west. The site excludes the all of the lots which face SW 59th Ave. The site does not have any significant feature other than the fact that a number of large mature trees are scattered through out the site. A current tree survey will be required prior to zoning hearing. Future Land Use Map Amendment Shoal Creek Properties May 8, 2001 Page 5 of 9 PROPOSED AMENDMENT REVIEW 1. Compatibility of Use: The proposal to place a residential development on this site is permitted by the definition of the TODD Future Land Use Category. A residential development at this location would take full advantage of being adjacent to the transit station and within walking distance of shops, post office, hospitals, restaurants and other amenities of the downtown area. The use would also provide a transition between lower density residential to the north and commercial development to the south. 2. Compatibility of Density/Height: The TODD land use category allows for a maximum height of eight stories. The proposal to build 8 stories on the south portion of the site and 5 stories on the north portion is within the height limits of the TODD. The TODD does not specify limits on residential density, which is generally expressed in terms of units per acre. The developer has indicated that the project is contemplated to have 250 units, or 126 units per acre. While Planning Department staff supports the general concept that the applicant has proposed for the site there are serious concerns that the proposed density is exceedingly high Residential infill projects in transit corridors and in dense urban cores have been shown to be successful at a density of 80-100 units per acre; however, densities above 100 units per acre occur primarily in the highest intensity urban areas. In addition staff is also very concerned that the portion of the development facing north must assure compatibility with the existing low-rise 2 story residential community. A height of 4 stories/40 feet is the maximum height that Department staff believes would be compatible with the low-rise Nartments immediately adjacent to the north. 3. Impact on Public Facilities: An important element of the land use map amendment is to assess the impact of the contemplated development on the public infrastructure serving the site. The developer, as part of his submission requirements, has submitted a document entitled "Public Facilities Impact Report and Analysis of Comparable Projects" (attached) which compares the infrastructure impact of the proposed development with what could be built under the approved or existing land use and zoning use districts. For purposes of this report, presented below is a summary of the impact of the proposed development on public facility capacity. a) Park/Recreation Facilities Project 572 persons,requires additional 2.8 acres LOS: City Comprehensive Plan: 4 acres per 1000 pop. Capacity: sufficient: (Existing 57.6 acres, Required 42 acre before this project) b) Schools Project impact: 41 additional students Capacity: School impact mitigation plan to be proffered by applicant (see Public Schools letter dated 8/17/2000 attached) Future Land Use Map Amendment Shoal Creek Properties May 8, 2001 Page 6 of 9 c) :Solid Waste Project: 366.55 tons/annually; LOS: Determined by Miami-Dade County Capacity: sufficient. d) Wastewater(Sewer) Project: 50,750 gallons/per day; LOS: Determined by Miami-Dade County Capacity: sufficient. e) Potable Water Project: 50,750 gallons/per day; LOS: Determined by Miami-Dade County Capacity: sufficient f) Traffic/Streets Project: 1,600 Average Daily Trips Capacity: sufficient Florida Department of Transportation review letter attached dated 8/18/2000 4. Compatible with Comprehensive Plan. A�proposed Future Land Use Map Amendment should be compatible with and advance the goals and policies contained in the City's Comprehensive Plan. The proposed amendment is consistent with and supports the following goals and policies: 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. (HOUSING) 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.(HOUSING) 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 re-zonings outside of this core area.(LAND USE) Goal 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 [TODD]. (LAND USE) Future Land Use Map Amendment Shoal Creek Properties May 8, 2001 Page 7 of 9 STAFF OBSERVATIONS 1. The proposed amendment is consistent with and supports the goals and policies of the City's Comprehensive Plan. 2. The property is located in the Community Redevelopment Area. The amendment request and the proposed project are consistent with the goals and objectives of the CRA Board. 3. Any future development on this site will have to have a mitigation plan for the mature trees on site. 4. The existing land use category, Mixed Use Commercial/Residential, mandates a mix of uses in order to create an active urban fabric. TODD on the other hand encourages mixed-use development but does not mandate it. In the context of a transit oriented district mixed-use developments are generally preferable. However, a residential development with adequate service related commercial serving the residential development and the surrounding community, creating a mix of uses, is highly desirable. Such a development provides the "eyes on the street" active street life by providing activities not limited to only certain hours of the day and is transit supportive. 5. A residential development, which introduces into the neighborhood a critical mass of additional residents (primarily graduate students, married students, young professionals) will create a social and economic synergy that would be beneficial to the immediate area where the project is located and to the vitality of the community at large. The proposed development has the strong potential for acting as a catalyst for further developments in the area to improve the quality of life and to create a safer neighborhood. 6. The traffic pattern from a residential development is generally more dispersed through out the day and night and has less impact on peak traffic. Traffic analysis of the development currently permitted as-of-right, as compared with the traffic that will be generated by the proposed residential development, indicates that the proposed land use change may actually reduce the total number of vehicle trips generated by this property. 7. The proposed amendment, which would allow for the placement of a residential building at this site, would be compatible with the surrounding properties. The extension of the TODD future land use category to this site is appropriate based upon the need to encourage new development in the vicinity of the transit station. 8. Commitments have been made from the developer to provide employment opportunities for local residents, in order to contribute to the economic vitality of the important residential community adjacent to the property. Future Land Use Map Amendment Shoal Creek Properties May 8, 2001 Page 8 of 9 STAFF CONCERNS 1. The proposed height of the project on the north side of the property, facing the adjacent 2 story residential area, is not compatible with the scale and density of the surrounding properties. Planning Department staff has recommended from the initial submission of the application that the height of the structures proposed to front SW 69th Street be reduced to a maximum of 40 feet/4 stories, in order to achieve compatibility with the low-rise residential neighborhood adjacent to the property. 2. Given the concerns about compatibility with the surrounding neighborhood, as well as overall community concerns about permitted densities within the City as they apply to traffic congestion, parking, and overall quality of life issues, Planning Department staff believes that the overall project density should be moderately reduced. The density of the overall project should be restricted to a maximum of approximately 100 units per acre and an overall gross floor area ratio of approximately 2.25 FAR. This proposed density/intensity, which should result in approximately 200 dwelling units, will most certainly enhance the goals of the TODD, while avoiding the potential for over-development that is more characteristic of the extreme high density urban cores such as Brickell Avenue or Downtown Coral Gables. 3. It. is important that the street-level frontage on S.W. 70th Street be utilized to provide appropriate community oriented retail and service establishments, in order to meet the goals for vitality, walkability and urbanism contained in both the Hometown Plan and the TODD concept. Given the length of the 701h Street frontage (325 feet), the proposed 7,500 square feet of retail/commercial/office space proposed by the applicant for this location results in a depth of only 23 feet. Planning Department staff believes that this is too shallow of a depth for viable retail/commercial establishments. Therefore, staff recommends that the application be conditioned on the requirement that a minimum of 14,000 square feet of retail/commercial space be provided along 70th Street. 4. A traffic study analyzing the impact of the proposed development on the surrounding regional roadway network has been commissioned by the applicant, but to date, has not been submitted to the City. The report should be submitted before review by the Commission. 5. The mechanism used to place limitations or conditions on a development project is the submission and approval of a detailed site plan, which is part of the rezoning process. Although the applicant has submitted an illustrative site plan and renderings, the Comprehensive Plan amendment review process does not require site plan review. In order to assure adherence to the basic parameters specified in paragraphs 1, 2 and 3, one of following must occur. The applicant could execute a legally binding instrument, committing to the density, height and retail/commercial requirements specified. Otherwise, the applicant could submit a rezoning application containing detailed site plans and development parameters. This would be submitted to the City for approval prior to the second reading '(adoption) of this Land Use Amendment. The approval of the Plan amendment and the rezoning application would then occur simultaneously at the City Commission level. Future Land Use Map Amendment Shoal Creek Properties May 8, 2001 Page 9 of 9 RECOMMENDATION It is recommended that the proposed Comprehensive Plan Future Land Use Map (FLUM) amendment be approved with the following conditions: 1. The applicant shall submit a legally binding instrument committing to limit the density of the overall project to a maximum of 100 units per acre, limiting the height of the structures on the north half of site to 4 stories/40 feet, and committing to 14,000 s.f. of retail/commercial space to be located along the first floor of the S.W. 70th Street frontage. Alternatively, the applicant shall submit a rezoning application, with detailed site plans and development parameters reflecting these dimensions, which shall be reviewed and approved by the City Commission prior to the second reading (final adoption) of this Comprehensive Plan Land Use Amendment. The approval of the Plan amendment and the rezoning application would then occur simultaneously at the City Commission level. 2. A traffic study, analyzing the impact of the proposed development on the surrounding roadway network, shall be submitted prior to review by the City Commission. Attachments: Application Letter of Intent Location map Illustrated Site Plan(color) Elevations(2)(color) Letter from Miami Dade Public Schools dated August 17,2000 Letter from Florida Dept.of Transportation dated August 18,2000 Comprehensive Plan(p.23) Excerpt from Hometown Plan Area 2(Nov 1994)pp 15,20 Excerpt from Station Area Profile(Fall 1980) Copies of Public Notices(3) Letter received from SM Homeowners Assoc.4/30/01 Survey(1-30-01) Site Plan(large scale) Public Facilities impact Report, 3-28-01 RGL/SAY D:\PB\PB Agendas StaffReports\2001 Agendas Staff Reports\5-8-01\LPA-01-001 COMP PLAN Amend.Shoal Creek ® _ _-.-City_ South Miami Planning & Zoning Department ® City Hall,6130 Sunset Drive,South Miami,Florida 33143 Telephone:(305)663-6326; Fax: (305)666-4591 Application For Comprehensive Plan Amendment and Public Hearing Before Local Planning Agency (LPA) & City Commission Address of Subject Property: Lot(s) 8-20 Block 15 Subdivision Larkins S. W. 70th Street and 61st Avenue PB 2 -�05 Townsite Meets & Bounds: See attached Exhibit "A" Size of Property : 1.98 Acres Applicant: Shoal Creek Properties LLC Phone: P (305) 859-8420 Representative: Joseph G. Goldstein, Es Organization: Q• Akerman, Senterfitt & Eidson, PA Address: One S. E. 3rd Avenue, 28th Floor Miami, Florida 33131 Phone: (305) 755-5855 Property Owner: Signature: See attached Exhibit "B" Mailing Address: Contracts of Sale and Phone: Consent Letters Architect/Engineer: Phone: Mouriz Salazar & Assoc. (305) 273-9911 AS THE APPLICANT, PLEASE INDICATE YOUR RELATIONSHIP T_ O THIS PROJECT: _Owner _Owner's Representative X Contract to purchase _Option to purchase _Tenant/Less ee • APPLICATION IS HEREBY MADE FOR THE FOLLOWING: SUBMITTED WTIfNALS .... PLEASE CHECK THE APPROPRIATE ITEM: PLEASE CHECK'ALL 4iAT AFcL' * Comprehensive Plan Amendment X Letter of intent Text: X Justifications1gr chInge Future Land Use Map Amendment: X Public Faciliti*s-1* ct Repps . • Future Land Use Map Amendment Note:See DCA Form RPM-BSP Proof of ownership or Iette?kz r;owner••° �' (Small-Scale Map Amendment) Small-Scale 1 (Attached) — ' _Power of atto;n'ey Briefly explain application,cite specific Plan sections to be amended; or indicate g Contract to purchase IlII FLUM category change: . • X Current survey , °)D] (1 original sealed and ' Amendment to the Comprehensive Plan signed/1 reduced co;oy @ 11"x '.7") to include the Subject Property in X 15 copies of Silc ?:an ; Z:af , 1 reduced copy @ 11"x 17" the TODD (4 + 4) Land Use District X 20% Property owner signatures X Mailing labels(3 sets)and map _Required Fee(s) u erstgne as read this—completed application an e represents that t in ormation and all submitted materials are true and orrec to the best t e applicants knowledge and belief. plicant's Signature and title Date Upon receipt, applications and all submitted materials will be reviewed for compliance with the City's Land Development Code, Florida Statutes and Florida Administrative.Code and other applicable regulations. Applications found not in compliance will be rejected and returned to the applicant. OFFICE USE ONLY: Date Filed Date of LPA Hearing Date of Commission Petition Required__r__ Petition Accepted Method of Payment 8/2/00 -- � —— -AKERMAN-- ENTERFITT - - . . ATTORNEYS AT LAW ' ' ' ' • • • • 0000 •• • •, • ••,• 0000 SUNTRUST INTERNATIONAL CENTER • • • 0000 • • ONE SOUTHEAST THIRD AVENUE, 28TH FLOOR • • • • • 0000 0000 MIAMI, FLORIDA 33131-1714 •• • PHONE (305) 374-5600 • FAX(305) 374-5095 ' • • • •• 0000 http://www.akerman.com '0000' 06.0.0 •,•o 0000 Joseph G.Goldstein • • •••a ••••.a (305)579-0609 •• •• 6 6 • %v,,vw.aoldsteinj@gtlaw.com gtlaw.com Apn13, 2001 • •e.e ...e,, •�a.eo •es• • • VIA HAND DELIVERY 0000 • 0000, Mr. Richard Lorber Planning Director City of South Miami 6130 Sunset Drive South Miami, FL 33143 Re: Shoal Creek Properties, L.L.C. ("Shoal Creek") / Second Amended Letter of Intent and Filing of Modification to Application for a Comprehensive Plan Amendment of JPI Apartment Development, L.P. Dear Mr. Lorber This constitutes the second amended letter of intent to the pending application originally filed by JPI Apartment Development, L.P. ("JPI") for an amendment of the City of South Miami (the "City") Comprehensive Plan. As you may be aware, JPI filed an application during July of 2000 to amend the City's Comprehensive Plan / Future Land Use Map as it affected an approximately 2.68 acre parcel of vacant and unimproved property located at S.W. 59`h Place and S.W. 70`h Street in the City (the "Original Application Property"). That request was scheduled for consideration by the City's Planning Board, but was deferred in order to allow the Application to be amended, with the understanding that the configuration of the Original Application Property may change in light of concerns expressed by certain owners of that land. JPI was, at the time, the contract purchaser who had assembled the Original Application Property through a series of purchase and.sale agreements (the "Original Agreements"). In one form or another, those Original Agreements have been terminated or assigned, and/or new agreements have been reached with a new entity, Shoal Creek Properties, L.L.C. for the acquisition of 1.98± acres of land (the "Revised Property"), which includes the majority of the Original Application Property. As you can see from the legal description and survey, which have been provided under separate cover, certain parcels that were within the Original Application Property, which fronted on S.W. 59"'Place, have been removed. As part of our first amended application, we had included a portion of right of way that was adjacent to Larkin Hospital. We had filed an application to close a portion of S.W. 61"Avenue and had intended to make that closed road part of our application. area. This amendment removes that portion of the (MI629588;1) AKERMAN, SENTERFIT17 & EIDSON, P.A. FORT LAUDERDALE JACKSONVILLE ORLANDO TALLAHASSEE TAMPA WEST PALM BEACH Mr. Richard Lorber 4/4/01 - Page 2 application property. In addition, with this letter, we formally withdraw our application to close that street. As indicated in our first amended letter of intent, Shoal Creek has entered into contracts to purchase the Revised Property described in the attached Exhibit "A" (the "Revised Property") and seeks to amend the Application in the following manner: (1) establish Shoal Creek as the applicant, in place of JPI, which no longer has a contractual interest in any of this land; (2) modify the area subject to the Application to be the Revised Property; and (3) provide new plans, data, forms and supporting documentation to address the revised plans of Shoal Creek. The Revised Property is generally zoned as a Medium-Intensity Office District (MO) in the City's Official Zoning Map and is generally designated as a Mixed Use Commercial Residential district (which maintains a fifty foot height restriction) in the Comprehensive Plan / Future Land Use Map. It remains Shoal Creek's intent to amend the Comprehensive Plan / Future Land Use Map to include the Revised Property within the boundaries of the Transit Oriented Development District. The Property is situated directly across the street from the South Miami MetroRail facility and parking garage, and is surrounded by the following: a United States Post Office and the MetroRail facility to the east and southeast, respectively; Larkin General Hospital and a parking lot to the west; a condominium development to the north; and the garage of the 117 room Hotel Vila to the south. The Property is also located within a few short blocks of the University of Miami campus. Shoal Creek believes that this location is perfectly situated for a student residential facility, and is proposing the construction of a rental apartment building ranging between 48 feet (on the north) and 77 feet (on the south) in height to be designed and marketed to meet the housing needs of the area, particularly young professionals who work downtown and need easy access to the MetroRail and to University of Miami undergraduate and graduate students. The local geography uniquely qualifies the Revised Property for inclusion in the City's Transit Oriented Development District (TODD). The TODD was created by the City Commission to surround the mass transit facility and to encourage high density uses which will promote the efficiency of the land use. The purpose of the TODD is to maximize the presence of the rapid transit center within walking distance of the district boundaries. As mentioned, the Revised Property is directly across the street from the South Miami MetroRail facility. Moreover, parcels east of, and one block south of the Property that abut the MetroRail facility are designated as TODD's on the City's Future Land Use Map. As you may be aware, it is Shoal Creek's understanding that the TODD designation had been considered for the Revised Property in early transit committee meetings. {M1629588;1) Mr.-Richard ------------- ----_ - — --- 4/4/01 Page 3 In addition, the facility proposed for the Revised Property is consistent with the type of development intended for this land use designation. The maximum utilization of the TODD encourages high density residential uses in multi-story projects that are characteristic of transit- oriented developments. It is expected that residents of this facility will more regularly utilize the rapid transit system for going to work downtown or for attending classes and extracurricular activities at the University of Miami, who will also be more likely to walk and ride bicycles rather than consistently using vehicular transportation. Furthermore, redevelopment with high density uses is actually encouraged in the TODD through flexible zoning regulations. Bonus allocations are provided in the City's zoning code which are intended to accomplish the aforementioned goals of higher density residential development which reduces vehicular traffic, while at the same time, encouraging a high quality pedestrian environment. In short, the proposed apartment building is precisely the type of transit-oriented development contemplated by the TODD. As further justification for this application, an analysis of the impacts of the proposed student housing facility was prepared by the Curtis & Kimball Company and provided under separate cover for your review. In- addition, preliminary site drawings, elevations and artists renderings are being provided so that City staff will have the opportunity to visualize what is being proposed. We do note, however, that the enclosed plans are conceptual and that they are being provided merely to represent the intent of the applicant as to height, bulk and general design for the project. Detailed site plans will be provided as part of the zoning application, should the City approve this revised application for an amendment to the Comprehensive Plan. To that end and based on the foregoing, Shoal Creek respectfully requests your favorable recommendation of this request for an amendment to the City's Comprehensive Plan / Future Land Use Map to include the Revised Property in the Transit-Oriented Development District. Sincerely, Jo G. old in attachments cc: Mr. Michael Getz Mr. J.W. Harris Mr. Tony White Stephen M. James, Esq. MIAMI/JAMESS/1155116/_r@k01!.D0G4/04/01 (M1629588;1) EXHIBIT "A" SITE -� S.W. 68TH STREET I � !! ! w a o z S.W. 69TH STREET Co U-) Uj 14 l i Q -000 . UO is N vi N S.W. 1 70TH STREET E ��P LOCATION SKETCH SCALE: I" = 300' N LEGAL DESCRIPTION: Lots 8 thru 20, Block 15, REALTY SECURITIES CORPORATION'S TOWNSITE OF LARKINS, according to the plot thereof, as recorded in Plot Book 2 at Page 105 of the Public Records of Miami—bode County, Florida. M IAMI-DAD_E-NOUN _ _ Lr _ H 0 __T YP B C S C L S_U GOVERNMENTAL AFFAI RS AND LAND USE POLICY AND ACQUISITION-1450 N.E.2nd Avenue,Room 525-MIAMI,FLORIDA 33132 (305) 995-7280 Roger C. Cuevas Miami-Dade County School Board Superintendent of Schools August 17, 2000 Ms. Perla Tabares Hantman, Chair Dr. Michael M. Krop,Vice Chair Mr. G. Holmes Braddock Mr. Joseph G. Goldstein Dr. Robert B: Ingram Greenberg, Traurig, P.A. Ms. Betsy H. Kaplan Mrs. Manty Sabatds Morse 1221 .Brickell Avenue Mr. Demetrio Perez,Jr., M. S. Miami, FL 33131 Dr. Marta Perez Dr. Solomon C.Stinson Re: Pending South Miami Comprehensive Plan Amendment/Transit Oriented Development District ("TODD") Northwest Corner of S.W. 59" Place and S.W. 70th Street Dear Mr. Goldstein: Attached please find Miami-Dade County Public Schools' (MDCPS)preliminary review of impact for the above referenced application. Based on the information recently provided to MDCPS, the proposed application of 242 additional units would generate a school impact of 41 students; 22 elementary school students, 10 middle school students and 9 senior high school students. The proposed application currently creates concerns. The District would be glad to further discuss this matter with you. However, please note that should you desire to propose a mitigation plan, it must be forwarded through the District's Management Team process. Please be aware that all mitigation proposals also require School Board approval. If you have any questions, or wish to be scheduled before the Management Team,please call me at 305-995-4603. Sincerely, Sally Osborne Supervisor SO:aj L467 Attachments cc: Mr. Delio G. Diaz AUG 2 200 Mr. Alex David /Mr. Subrata Basa Room Florida Department of Transportation JEB BUSH OFFICE OF PLANNING•DISTRICT SIX GOVERNOR 602 SOUTH KWgl AyUqE,MAIM,FLORWA 33130 THOMAS F.BARRY,JR PHONE:(30S)377-5910 (SC)45Z-5910 SECRF LARx FAX: (305)377-5684 (SC)452-5664 August 18, 2000 Post-It'm brand fax transmittal memo 7671' x of W9�� From�a.�G� • Mr. Joseph Goldstein, Esquire Ta 6tt CO. ' Greenberg Traurig, P.A. BAsti Co. 1221 Brickell Avenue Dept. Phone# Fax# Fax# Miami, Florida 33131 Dear Mr. Goldstein: SUBJECT: City of South Miami: Proposed Comprehensive Plan Amendment Thank you for the opportunity to review your letter, dated July 27, 2000, and the attachments, which outline the proposed amendment to expand the transit oriented development district. I have reviewed the information, and it does not appear that the Department would have any issues with the proposed amendment'. Based on this information, it is unlikely that the Department would have any objections, recommendations, or comments on the amendment when it is transmitted to the Department of Community Affairs for review, provided there are no significant changes. Please do not hesitate to contact me if you have any questions. Sincerely, Phil Steinmiller, MCRP Systems Planning Administrator cc: Gary Donn, District Director of Planning and Public Transportation J Subrata Basu, Assistant City Manager and Plannin g Director 4 AUG 21 2000 NOW www.dot.state.fl.us - RECYCLED PAPER Commercial Retail an office(Two-Storv) - The commercial retail and office land use category is intended to provide for retail and retail services office use and office services that are characteristic of commercial development. Ado ted zoning regulations shall reinforce the "no widenings" Po licv as set forth in the Traffic Circulation Element b encoura2in2 the containment of develo ment alone existing State and County high-des' n roadway facilities. (97-lER) Mixed-Use Commercial/Residential (Four-Story) The mixed-use commercial/residential land use category is intended to provide for different levels of retail uses. office uses, retail and office services, and residential dwelling units with an em-1---:- on mired-use development that is characteristic of traditional downtowns. Permitted heights and intensities shall be set forth in the Land Development Code. Regulations regarding the permitted he'ght, density and intensity in zoning districts for areas designated as mixed-use commercial/residential shall rovide incentives for transit-oriented develo ment and mixed-use development. Zoning regulations shall reinforce "no widenings" policy set forth in the Traffic Circulation Element by encouraging use of Metrorail system. (97-lER) Pursuant to the recommendation by the Department of Community Affairs to include Floor Area Ratio (FAR ) in the Comprehensive Plan (as opposed to the provisions in the Land Development Code) the Citv adopts a F.A.R. of 1.6 for this land use category which is the existing F.A.R. in the Land Development Code for the corres ondinQ zoning district. In addition. the City adopts a maximum residential densitv of 24 units per acre In order to ensure a mix of uses. the City requires that a minimum of two of the above uses must be developed within this category For residential projects at a minimum at least one floor must allow retail. For retail proiects at a mimimum at least one floor must contain residential or office. For office protects. at a minimum at least one floor must contain residential or retail (98 1 ER) Transit-Oriented Development District [TODD] (Flexible Height up to 8 stories) The Transit-Oriented Development District is intended to provide for the development of office uses MM40W office services, office-related retail, retail, retail services, and residential uses in multi-story and mixed- use Projects that are characteristic of transit-oriented developments Permitted heights and intensities shall be set forth in the Land Development Code including design standards Zoning regulations shall encourage development within the TODD in conjunction with limiting new development within the Special Flood Hazard Area. The City shall pursue an incentives program for redevelopment including flexible building heights and design standards to insure that responsible. effective and aesthetically- (easing projects result. (96-lER) Public and Semi y Institutional Uses (Four-Story) The ublic and s@mi publie p institutional land use category is intended to provide for up blic schools, municipal facilities, utilities, a-nd churches, temples. synagogues and similar uses. Areas designated public and = blie institutional should not be used for other purposes without an amendment to this plan. Zoning regulations could permit public and institutional s ie uses on sites not so designated by this plan. Schools ar-@ hereby meant to be institutions of gen@Fal edueation off-ering a a - a substantial peFtien the-Feef. Building, exee-@ the average ef4he a ° in the d a zoning d heights, 1. ♦ i shall building (97-1 ER) a Educational Uses (as a sub-category of the public institutional uses land use designation) The "educational uses" land use sub-category is intended to provide for public schools uses Areas designated as educational _should not be used for other purposes without an amendment to this plan Zoning regulations could permit public educational uses on sites not so designated by this plan Public schools are herebv defined as public institutions of general education offering kindergarten through 12`h grade education or some substantial portion thereof, and are owned and operated by the Dade County Ord.No. 12-98-1660.8/4/98: DCA No.98-R 1 Element 1 Page Number 23 i E s THE 'HOM'EO��T PLAN T ►► AREA 2 Detailing Additional Neighborhoods in SOUTH MLAAE, FLORIDA Dover, Kohl & Partners, Urban Design with Judson &Partners Holland &Knight Peter M.-Fernandez,PE I .t November. 11, 1994 Building-to-Street Prop- (ions: 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 lleiglit Present]), 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 spacial 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 he lii?riteci to properties fronting Strrtset Drive or SW 62nd Avenue south of SIP' 70th ,Street and north of Dtrie Highwcn.. Two concerns arise from taller buildings. but both are addressable: First. there is concern about maintaining a human scale. Four story buildings alone the street create an agreeable street space and do not overwhelm pedestrians or neighbors. If taller buildings are permitted, then they should be designed Nvith. 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 onli for buildings that are exemplary in all other respects. F 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-solvilig" with regard to negative impacts on the surrounding neighborhood. 15 proper community presei;..e, and visual blight will be replaced k n 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 1 motorists, properties fronting 70th Street will gain more vjqibilij;� makiaLmdeygl=ment • The blocks north of SW 70th Street between SIl162nd 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 tho transit entry plaza. • Re-orient the crosswalk at US 1 for the shortest distance. ` • 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 ti•}"�t,�:jtiJ'.",l�`c'•fi V•�''f•(1Y'F y~Crl.' !r, I�•t' :•' � I•,' �l ,~!!. ��. ��,•.••Y� r`i«':lei...;�'::�••' .:yZ�;i��,•. ,i' F,.�;f�. e,� ,tl:ti=:'<:•, ;i:,::,._,,,:%•\;�•r',.r;;rte ,i;•::T' r _ ' ,th•,�.[,c��yrr"`ia'.ri �}(!t+�j�r:c�y',M J �:" ::l }1 .y - , � t: 7 i�;. �.� "t _� rp t"•r� J. R �4-.r:� �� y; ��` �i':\j r i, `,'•. '-.�-;• i r ,�r�r, L€. '�,;-�lr��'�':� .�.�3�S�ti,��ti;; 'l.iii" .'^:.=''��•aKr.r.�..i'.:,,:- �{`:�.,.f.��:�1tc''c�: .ti.c: l';:._' i { �'. r"( ��j>i�,rr a n �r r :';�lsi �'•'ti`•r �]t -1 f r ��.:�,' ". r r � ` ti �, 5TA1�01V_!i4REA c 'F'3!x.. 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T._ •:),'.:Y.__ :� �•:i. t/. - 7' ::3r•">••_r. ::li -1 'n -rr,... ..y -.s'•l.os r ": �_:,, •C�?_;:, t. Meta o ita' 1 n'�a' - cYe•:C - oun i• �.Stat on=' Area esi'°n'" - and�Develo" tY,. a ti=Fail 1980 .z. ...�.. ,.�_. .t••f`., 'i'_ erg. -:L..:_.:�.,....P,. „• r ,.e6:os i-tr` �iy _ Tr:> rte` '.`;iy:.,.•.r. .5. s=J•'.•.Cr'.i. <a•' F4:' :.� yylr :�, _.�. r•'e-'-•L.., K•' X:. -in.'�•�C't.' :f:::'i:::..�:i ..'F.._ T., �'{:!V:r,: +�{ '�r' ,:'tl ACS ``''S`.•¢¢..�� }:r i• :i}W'S:�/�i�'� Su- .rt ,x J•,:�5•'Y'.. .:x.�. .��;:. :�. .,f ^ b . 'p:.: 'C., ':4I.t'.�'V'.;i�{'{'.. ..y r4 Iqi�y,� x�'• `+f i }wry .tI T,,-}C"+r*..•�.N.� i•.1+� t•::'r",•', 1':k+• L -� _s-:).,t Li - ttT,•^'�. w �d �- ;•�r f� t;�,,,'xx�:1y..;�ri:�a�;. ''`... Jt_,�• •'..;,: •:.•'•t -F'-r i`� _,,,.ter •�7y Y�ha�i. '.i,"d:;' , 1 •ti.y^ J • i�- ��:�� U'�ty�:` '�"fJ ��' �r � {"r':y- ;� •;a Si �'Y�. - �CsY''S�?,'i > <�t ..t_,r�. Lj 0 to ,W 70TH ST R �, �j El *tol _71 I IE LA AT OL ( r----� � cz � ` ��PP{�Q7��Ti�� |n addition to the vacant tracts within the U.S. l' where significant private property ^ station area where new development assemblage has | d occurred. may most obviously occur, there are ot -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 hoot (l) is that of the Ho|oum some significant structures exist here, Bakery, for if the bakery vs|m:otes' it vacant land and many low intensity uses would leave large, centrally located could lead to significant redevelopment tract of almost 12 000su for redevelop- of these blocks. menL The second area(2 between --'' ^'~ ^'~~~^=�'��^v'"�"/u/ m� een station ' mutionsite' despite"its'diversified ow"m 'S.073rd and 74th Streets and S 57th ership pattern, will likely see some o»d 58th Avenues on the fringe ofthe changes in usage. If these are downhown. Here, vacant tracts and significant,they could,in turn,lead^~the large on»ou of at-grade parking indi' redevelopment of ^'~ tract north of "=oohe the availability of the |cmd and industrial area on Red Road,currently a their location appears appropriate to game emporium.This piece« land has attract investment. o history cx changing uses. The third 3] is the block im- mediately south of the station site across raid THURSPAYAPIL28,2001 D The He , CITY OF SOUTH MIAMI NOTICE OF COMPREHENSIVE PLAN ' AMENDMENT-;gf, s NOTICE OF PVBLIC,H ARING 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, May 8,'2001 commencing at 7:30 PM in the City Commission Chamber, City.Hall 6130,Sunset Drive, South Miami, Florida 33143, will conduct a public hearing j on the following proposed Comprehensive Plan Future Land Use amendment application: ITEM LPA•01.001 Applicant:Shoal Creek Properties L.L.C. 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 1.98 acre vacant `~ site,,said property being legally described as Lots 8 through 20, Block 15, LARKINS TOWNSITE SUBDIVISION. The site is located at the northeast T corner of S.W. 70th St. and S.W. 61st Ave. The purpose of the application is to allow for the future construction of _a rental apartment building. Shoal Creek Development Project � ;O�JELT rLq'� r110rE1Rr J US r E eoum xnnEn/ MT1lp1/� . 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 submittal 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(RS,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 testimonv and evidence upon which the appeal is to be based(F.S.286.0105). Gnr mnro infnrmo+inn.n..n.At•. 41,,:.. ....-.1:...•+:...... ' ... .__ ._..... .�..,. _.,... ,., . .. . ... _ �.„._..�.......r..�.,._s�._o-_1.«r_:._.:.-......-.......-.._..�.v`t..�..•b`a�`.�.ai.`��il'.�k- +YJ+$ee..+` rt Y.,4 COURTESY SUMMARY NOTICE CITY OF SOUTH MIAMI E t © Planning and Zoning Department c 6130 Sunset Drive,South Miami,Florida 33143 n Phone:(305)663-6326;Fax#:(305)666-4591 { N _ On Tuesday, May 8,2001,at 7:30 P.M..the City of South Miami Local Planning aAgency(Planning Board)will conduct a Public Hearing in the City Commission Chambers at the above address on the following item: Y r c Consideration of an application to amend the Future Land Use Map of the South Miami Comprehensive Plan by changing the future land use C4 category from the Mixed-Use Commercial Residential (Four-story V height) category to the TODD, Transit Oriented Development District category(Flexible height up to 8 stories)on a 1.98 acre vacant site,said L property being legally described as Lots B through 20, Block 15, LARKINS TOWNSiTE SUBDIVISION. The site is located at the northeast corner of S.W.70th St.and S.W.61 st Ave.The purpose of the .0 application is to allow for the future construction of a rental apartment y building W 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: 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 construct a stealth cellular communications facility (flagpole) on the YMCA property located at 4300 S.W. 58th Ave.,within the"PI". Public/Institutional Zoning District. For more information regarding these applications or any matter,please call(305)663-6326 j. All interested parties are urged to attend.Objections or expressions of approval may be made t 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,eXidence upon which the appeal is to be based(FS.286.0105).Refer to hearing number when making any inquiry. .� t 1`•.: eh.x s.:3,�rlctpS�{ . NOTICE OF PUBLIC HEARING, CITY OF SOUTH MIAMI PLANNING AND ZONING DEPARTMENT:, MIAMI DAILY BUSINESS REVIEW 6130sUNSET,.DRIVE;SOUTHMIAMI,FL'ORIDA33143 Published Daily except Saturday,Sunday and PHONE '(305)663-6326,FAX ff (305)666-4591 rj 2=� Legal Holidays :..,,.U:::c >.!s Miami,Miami-Dade County,Florida. On Tuesday,May 8,2001,at 7:30 P.M.the City of South Mfami Lo- cal Planning Agency(Planning Board)will conduct a Public Hearing STATE OF FLORIDA ; COUNTY OF GRID DADE: in the City Commission Chambers at the above address on the fol- lowing item: Before the undersigned authority personally appeared = -- Octelma V. Ferbeyre, who on oath says that she is the ITEM LPA-01-001 Supervisor, Legal Notices of the Miami Daily Business Applicant:Shoal Creek Properties L.L.C. Review f/k/a Miami Review,a daily(except Saturday,Sunday Request: Consideration'of.an application to amend the Future Land i and Legal Holidays)newspaper,published at Miami in MiamF Use Map of the South Miami Comprehensive Plan_by changing the future Dade County, Florida; that the attached copy of advertise- land use category from the Mixed-Use Commercial Residential (Four- ment,being a Legal Advertisement of Notice in the matter of story height),Category to the.TODD,Transit Oriented Development Dis- trict category(Flexible height up to 8 stories)on.a 1.98 acre vacant'site, CITY OF SOUTH MIAMI said property being legally described as Lots 8 th"rougtM,Block 15,LAR- PUBLIC HEARING 5/8/01 KINSTOWNSITESUBDIVISION.Thesiteislocatedattfienortheastcor- ner of S.W.70th St.and S.W.61st Ave.The purpose of the application is ITEM LPA—01—0 01 AND to allow for the future construction of a rental apartment building. ITEM PB-01-004 _... , ... - At the conclusion of the Local Planning Agency meeting as set XXXXX forth above the Planning Board will conduct a Public Hearing on the in the............................................ Court, following item:., wa EuT llis a in said newspaper in the issues of ITEM PB-01-004 AEE�� `L� , 2001 Applicant:AT&T_Wireless Services , . Request: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-construct a i stealth cellular communications facility(flagpole)on the YMCA property I Affiant further says that the said Miami Daily Business located at 4300 S.W.58th Ave.,within the'PI',PublicAnstitutional Zoning Review is a newspaper published at Miami in said Miami- District, Dade County, Florida, and that the said newspaper has heretofore been continuously published in said Miami-Dade All interested parties are urged to attend.Objections or expressions of County, Florida, each day (except Saturday,Sunday and Legal Holidays)and has been entered as second class mall approval may be made in person at the hearing orfiled in writing pdorto or matter at the post office in Miami in said Miami-Dade at the hearing.The Planning Board reserves the right to recommend to County,Florida,for a period of one year next preceding the the City Commission whatever the board considers in the best interest for first publication of the attached copy of advertisement;and the area involved.Interested parties requesting information are asked to attlant further says that she has paid nor promised contact the Planning and Zoning Department by calling 663-6326 or writ-i any person,firm or rpora any di ount,rebate,com- i_ino_to the address indicated above. _ mission or refun r he ose of se ring this advertise- You are hereby advised that if any person desires to appeal any deci- ment for public ion id news r. sion made.with respect to anymatter considered at this meeting or hear- ing,such person will need a record of the proceedings,-and for such pur-: pose may need to insure that a verbatim record of the proceedings is ... . made,which record includes the testimony and evidence upon which the appeal is to be.based„(F.S. 286.0105). Refer to hearing number when 2 Swxnn to,a subscrib d before me thjs0 01 4/27 making any inquiry. - - A 1 L : 01-3-78/157519M ..... day of .................. .................. A.D........ (SEAL) Q n H R Octetma V.Ferbeyr �'onaP�lQ�wn n NUMB < �5+3 ?1 Q MY OO gN EXPIO �Qf FAO APR.24 5 ' 1 SOUTH MIAMI HOMEOWNERS ASSOCIATION April 30, 2001 South Miami Planning Board Richard Lorber City ofil South Miami 6130 Sunset Drive South Miami, Florida 33143 Dear Planning Board, The SMHA opposes the requested change in the future land use category of the vacant site, located at the northeast corner of SW 70 St. and SW 61 Avenue (legally described as Lots 8 through 20, Block 15, Larkins Townsite Subdivision); from the Mixed-Use Commercial Residential (four-story height) to the TODD District category (flexible height up to eight stories), for the following reasons: 1. Increasing the allowable height will increase the traffic impact of a new development, which will certainly adversely impact nearby single-family residential neighborhoods. Speculative traffic studies can be made to show almost any result that is desired; however, in reality, when buildings are made larger with more people using them, traffic invariably gets worse. In the City of South Miami Comprehensive Plan, Future;Land Use Element, Goals, Objectives and Polices; Goal 1 states, "To preserve and enhance the City's small town character, especially the quality of life in the existing single-family residential neighborhoods." 2. As can be seen on the City of South Miami Official Zoning Map, the site is not adjacent to the existing TODD Mixed Use 5 zoning district(four-story maximum, up to eight-stories with bonus). 3. The "Hometown Plan" Area 2 proposes that if building heights are increased above four-stories, it should be limited to properties fronting Sunset Drive or SW 62 Avenue south of SW 70 Street and North of Dixie Highway. The property in question does not front either of these roads and is north of SW 70 Street. 4. An increased building height does not fit well with the existing, adjacent propert ies. To the east is a small vacant property up to SW 59 Place; across SW 59 Place, is a one-story Post Office. To the west, across SW 61 Avenue, is a parking lot, then a two story building. To the north, across SW 69 Street is a two story condominium complex. To the south, across SW 70 Street is a four-story hotel, a one story building at the comer of SW 70 Street and SW 59 Place, and a one-story building at the corner of SW 70 Street and SW 61 Avenue. Hence, the property in question is bordered mostly by one and two-story buildings. An increase in building height to a maximum eight-stories is not compatible i SMHAJP.O. Box 432793, South Miami, FL 33143 I 2 with existing, adjacent property uses. In the City of South Miami Comprehensive Plan, Future Land Use Element, Goals, Objectives and Polices; Policy 1.1.2 states, "In reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent uses shall be the major determinant." It should be noted that the Goals, Objectives and Policies sections of the Comprehensive Plan are adopted components making them local law(see Editor's Note at the beginning of the City of South Miami Comprehensive Plan). 5. An increased building height does not fit well with the existing, adjacent zoning districts, as shown on the City of South Miami Official Zoning Map. The property in question is presently zoned Medium-Intensity Office (four-story maximum). The small property to the east is zoned Medium-Intensity Office (four-story maximum). Further to the east, across SW 59 Place, is zoned TODD Mixed Use 4 (two-story maximum). To the west, across SW 61 Avenue, is zoned Hospital (four-story maximum). To the north, across SW 69 Street, is zoned Low Density Multi family Residential (two-story maximum). To the south, across SW 70 Street, is zoned Medium-Intensity Office (four-story maximum). Hence, the property in question is bordered on three sides by zoning districts with a maximum height of four-stories, and on one side by a district with a maximum height of two-stories. Allowing an increase in height to a maximum eight-stories is not compatible with adjacent zoning districts. Again, Policy 1.1.2, of the Future Land Use Element of the Comprehensive Plan, is cited; "In reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent uses shall be the major determinant." This has the force of law. 6. The Future Land Use Map gives a slightly better picture of compatibility with adjacent properties than does existing properties or zoning districts. The property in question is bordered on all four sides by Land Use Categories with a four-story limit, and across SW 59 Place by the TODD (4+4-story) category. However, this is still not compatible with the proposed eight-stories for the property in question. Compatibility with adjacent properties should not be ascertained by looking at the Future Land Use Map because one category is inaccurately portrayed and categories are overly broad in respect to allowable heights. The TODD (4+4-story) category is inaccurately used because it also includes zoning districts TODD (MU-4) and TODD (LI-4) that have maximum heights of two and one stories prospectively. In fact, all of the TODD (4+4-story) category north of SW 70 Street, is zoned for one or two story maximum heights. The Multiple-Family Residential (four-story) category includes zoning districts that have both two and four-story limits. In fact, all of the Multiple-Family Residential category north of SW 70 Street is zoned for a two-story limit. Only by looking at existing adjacent properties and adjacent zoning districts can an accurate evaluation of compatibility with adjacent properties be made. SMHA,P.O. Box 432793, South Miami, FL 33143 i R 3 7. !We believe that in order to be compliant with Policy y 1.1.2 of the Future Land Use Element of the Comprehensive Plan, the property in question should have a four-story limit. 8. (Granting this change in the future land use category would contradict local 9 g ry law, set a bad precedent, and undermine the Land Development Code. Sincerely, Francis Meltzer President 1 i I SMHA,P.O. Box 432793, South Miami, FL 33143 r Youkilis, Sanford From: Luis Figueredo [LFigueredo @ngf-law.com] Sent: Thursday, May 10, 2001 3:29 PM To: 'Youkilis, Sanford' Subject: RE: Re-Advertizing for 5-29-01 Plan Bd Meeting Agreed. The hearing must be noticed pursuant to 20-5.5 (c) as the Planning Board could not take official action for purposes of scheduling the meeting for a date and time certain. • -----Original Message----- • From:Youkilis, Sanford [SMTP:SYoukilis @cityofsouthmiami.net] • Sent: Thursday, May 10, 2001 3:16 PM • To: Luis Figueredo • Cc: Earl Gallop; Lorber, Richard; Basu, Subrata • Subject: Re-Advertizing for 5-29-01 Plan Bd Meeting • In that the Planning Bd did not meet on May 8 and therefore unable to • defer •the scheduled items to a time certain, it is the opinion of this office • that • full notification (legal ads and mail notices) of the new meeting date be • repeated for both the Shoal Creek and YMCA public hearings. Myself, • Subrata • and the City Manager feel that this is best course of action to assure • that • legal requirements are met. •Your advise would be appreciated. • Sandy Y. Youkilis, Sanford From: Lorber, Richard Sent: Wednesday, May 16, 2001 10:31 AM To: Basu, Subrata; Youkilis, Sanford Cc: Scurr, Charles Subject: RE: Shoal Creek Amendment-deferral? They told me that they were adding the Elias parcel to the amendment but not to the rp oiect. Therefore, it doesn't change our recommendation for the project itself. But it does raise the question of how to proceed with specifying development regulations for the remaining portion of the block. How do we limit height/density/FAR on the 59th Place frontage without a zoning amendment with a proposed site plan? A covenant would be most ideal, and we should probably discuss that with Mr. Elias. Otherwise, we may run the risk of permitting an unrestricted TODD 8-stories on that parcel, and that would be bad. They know about the Commission's summer schedule, and they have the list of Planning Board meeting dates and deadlines. Richard -----Original Message----- From: Basu, Subrata Sent: Wednesday, May 16, 2001 1:04 AM To: Lorber, Richard; Youkilis, Sanford Cc: Scurr, Charles Subject: RE: Shoal Creek Amendment- deferral? The plot thickens. Does this change any of the analysis, FAR, du/acre? Be carefull!!!! its good about the delay, hope they realize the summer schedule. -----Original Message----- From: Lorber, Richard To: Basu, Subrata; Youkilis, Sanford Cc: Scurr, Charles Sent: 5/15/01 8:14 AM Subject: Shoal Creek Amendment-deferral? just spoke to Michael Getz, who confirmed that they would like to delay the hearing in order to amend the application to include the Elias parcel (just including the parcel in the amendment, not into the proposed development). I informed Getz that we would need to have something in writing today, in order to go ahead and pull the item from the newspaper advertisement. I expect they will fax us a letter later today. Richard 1 Youkilis, Sanford From: Luis Figueredo [LFigueredo @ngf-law.com] Sent: Tuesday, May 15, 2001 5:07 PM To: 'Youkilis, Sanford' Subject: RE: SHOAL CREEK PROJECT A board action should not required for the applicant to defer his application in this case. Staff should advise the board that the applicant has asked that the item not be placed on the agenda since it now intends to amend its application. Sandy, in other words the application may no longer be complete if the applicant has advised staff that it intends to include additional property. Thus, neither staff nor the Board should consider the item. As for Notice. Notice is only required when there is going to be a public hearing not when a hearing is going to be deferred. As a courtesy you can notify individuals but you are not required to provide notice since you will be required to provide notice when the hearing is rescheduled. I hope this helps. • -----Original Message----- • From:Youkilis, Sanford [SMTP:SYoukilis @cityofsouthmiami.net] • Sent: Tuesday, May 15, 2001 4:02 PM •To: Luis Figueredo; Earl Gallop • Cc: Lorber, Richard • Subject: SHOAL CREEK PROJECT • Please be advised that this office has received a letter from the • developer, • requesting a deferral of their Comp. Plan amendment application to a • "later • date", so that they will be able to amend their application. As agreed • upon • last week , all of the items set for the May 8 Planning Board meeting were • carried over to the May 29 meeting, Staff was ready to submit the required • public ad notices. • It is our understanding that the developer has an agreement with the • owners •of the properties east of their site,to include these in their • application. > The following questions need to be addressed: > 1) It is our judgement that the deferral does not require Planning Bd. > action but can be done by staff with appropriate notice of the deferral > included in the regular ads for the May 29 meeting ? Do you concur? > 2) Should a mail notice go out to the same persons notified before, > specifically advising them of the deferral? • Please respond by e-mail or discuss with Richard at the Commission meeting •tonight. > Sandy Y. 1 h (ZI A ® CITY OF SOUTH MIAMI © INTER-OFFICE MEMORANDUM To: Honorable Chair&Local Date: May 8, 2001 Planning Agency Members From: Richard Lorbe � Re: Comprehensive Plan Future Director of Planning Land Use Map Amendment: Shoal Creek Properties ITEM: LPA-01-001 Applicant: Shoal Creek Properties L.L.C. 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 1.98 acre vacant site, said property being legally described as Lots 8 through 25, Block 15, LARKINS TOWNSITE SUBDIVISION. The site is located at the northeast corner of S.W. 70t" St. and S.W. 61St Ave. The purpose of the application is to allow for the future construction of a rental apartment building. SUMMARY OF REQUEST The applicant is requesting a Comprehensive Plan Future Land Use Map amendment in order to construct a residential apartment building with 250 dwelling units and 7500 square feet of retail/commercial establishments at the ground floor, according to the submitted application. The height of the structure proposed would range from 5-8 stories. The apartment building is designed to cater to graduate and married students of the University of Miami and young professionals who are looking for the convenience of the Metro-Rail and have easy access to most necessities within walking distance. The subject property has a current Land Use designation of "Mixed Use Commercial Residential". The applicant has applied to the City to have the site's Future Land Use Map category changed to the "Transit-Oriented Development District(TODD)" category. PREVIOUS APPLICATION In July, 2000 an application was submitted to the City requesting a Comprehensive Plan Land Use amendment to the TODD category for the same property plus 9 additional lots facing SW Future Land Use Map Amendment Shoal Creek Properties May 8, 2001 Page 2 of 9 59th Place. The size of the development parcel was 2.68 acres. The application, filed by JPI Apartment Development, L.P., was proposing a similar residential development of 6 stories with 306 dwelling units and 3000 square feet of retail space. At the Local Planning Agency's meeting on August 29, 2000, the applicant requested a deferral. At the next meeting of the Agency, the applicant stated that there were.contractual issues that needed to be resolved and an indefinite deferral was requested and granted. This application was submitted as a revision to the previously submitted application, with an appropriate additional fee charged to defray expenses. COMPREHENSIVE PLAN AMENDMENTS: GENERAL INFORMATION All proposed development projects must be compatible with the policies contained within the Comprehensive Plan and with the land use categories listed in the Plan and as shown on the Future Land Use Map (FLUM). A property owner or developer may want to use a property for a use, which is not permitted in or exceeds the standards specified for the land use category applicable to the site. This will require, as is the situation of the subject application, an amendment to the Future Land Use Map of the City's Comprehensive Plan. An amendment to the City's Comprehensive Plan Document or the Future Land Use Map requires the adoption of an ordinance by the City Commission after receiving a recommendation from the City's Local Planning Agency (Planning Board). Following adoption by the City Commission, (after second reading of the ordinance) the application package is then submitted to the Florida Department of Community Affairs (DCA). This amendment qualifies as a small- scale amendment; therefore, DCA will not review or comment upon the application unless a compliance protest is filed within a specified time period. The review process for a Comprehensive Plan Future Land Use Map amendment differs from the process used to review zoning district changes, variances, and site plans. A future land use map amendment review is concerned with the following basic issues: 1) compatibility of the proposed use with surrounding uses; 2) compatibility of the proposed density and height to the limits contained in the Plan and to the immediate neighborhood; 3) impact of the proposed use on the City's infrastructure and; 4) is the amendment compatible with and does it advance the City's objectives and policies contained in the Comprehensive Plan. REZONING APPLICATION The Land Use Map amendment is a pre-requisite for a future zoning district change application, which will specifically allow for the new development. In order to proceed with the development as proposed the applicant will also be required to submit a rezoning application in order to change the current zoning district from the "MO", Medium-Intensity Office Use District to the "TODD (MU-5)", Transit Oriented Development District (Mixed-Use 5) Use.District. The applicant has the option initiating the rezoning at the same time as the Comprehensive Plan is being processed or may choose to wait until the Comprehensive Plan amendment is approved. Future Land Use Map Amendment Shoal Creek Properties May 8, 2001 Page 3 of 9 During the zoning change process, which includes review and approval of a detailed site plan, very specific issues, such as, building height and density, mix of uses, architectural style, building design, set backs, landscaping, open space, pedestrian/vehicular access, can be considered. A detailed site plan adopted as part of a rezoning application becomes binding upon the developer and the City. HISTORY OF SITE The City's records indicate that most of the previously exiting structures on this now vacant site were built during the periods of 1920-39 and 1950-59. There were single-family residences facing SW 70th Street and SW 69h. All of these buildings have been demolished. In 1980,the subject site was part of the planning area for the South Miami Station Area Profile, a part of the Dade County Station Area Design and Development Program. The report issued at that time, designated the block as an opportunity area as a secondary commercial district where significant redevelopment could occur. The City's 1989 Comprehensive Plan identified the subject property in the Future Land Use Map as "Medium-Intensity Office," four-story maximum height. In 1994, the adopted "Hometown Plan Area 2" refers to the subject area in a section on the height of buildings and in a section outlining specific proposals. The first reference addresses how the City should respond to proposals which exceed four stories in height; the second addresses potential uses for the block (mixed use with residential uses facing north). Excerpts from this plan document (pp 15, 20) are attached. In 1996, the subject block was part of a larger Comprehensive Plan amendment, which changed the Future Land Use Category from Medium-Intensity Office Use to a new category, "Mixed- Use Commercial/Residential." This amendment to the Comprehensive Plan was part of the City's Evaluation and Appraisal Report, subsequently adopted by the City in 1997. The new land use category was created to implement development concepts from the Hometown Two Charrette. In 1998, upon suggestions from the Department of Community Affairs, the Land Use category was amended to include development standards of 1.6 F.A.R. for the total development including 24 dwelling units per acre. CURRENT PLANNING The City's Zoning Task Force is in the process of reviewing the entire Land Development Code. Its recommendations are expected to be completed by July 2001. A subcommittee of the Task Force is currently examining, in detail, the TODD zoning district. The subcommittee has had preliminary discussions on expanding the TODD (zoning district and land use district) to include additional blocks, including the site subject to this application. The subcommittee is also discussing allowing for building heights to transition from four to eight stories. The eight stories would be limited primarily along the properties abutting the transit station, four stories along the outer limits of the TODD boundaries with possibilities of some six stories in between. It is important to note that these discussions are only preliminary and have not been recommended by the full Task Force. Future Land Use Map Amendment Shoal Creek Properties May 8, 2001 Page 4 of 9 COMPARISON OF LAND USE CATEGORIES The applicant's request to amend the Future Land Use Map is a result of limitations contained in the City's Comprehensive Plan for the existing land use category. The category in which the proposed development site is located, the Mixed-Use Commercial/Residential mandates mixed use development (office, retail, residential) whereas the proposed development is primarily a residential development with limited amount of retail/commercial space. The proposed development deviates from the standards set forth in.the Comprehensive Plan for the Mixed-Use Commercial/Residential land use category. The proposed development is more appropriate for the TODD Land Use category and meets the standards set forth for TODD. The maximum height of 8 stories for the project exceeds the maximum height of four stories allowed in the Mixed-Use Commercial/Residential category but is within the TODD height limitation of maximum of eight stories. The current Mixed-Use Commercial/Residential land use designation further mandates that all developments shall be subject to a maximum residential density of 24 units per acre. The density of the proposed project of up to 126 dwelling units per acre will exceed the maximum permitted standards of the existing land use category. The TODD category on the other hand does not impose development limitations in the form of dwelling units per acre. Therefore the higher density would be permissible if the parking requirements are met. A full description of these categories also appears on p.23 of the Comprehensive Plan (copy of the page is attached to this report). SITE ANALYIS Surroundin Parcels arcels ComprehensivePlan Land Development Code Actual Use Existing Land Use Existing Zoning District Category North Multifamily Residential RM 18 Residential Condominium Low density multi-family 117 units;2 stories 2 story permitted East Mixed Use Commercial/ MO/Medium Intensity office Vacant lots; Residential 4 story permitted One story office building South Mixed Use Commercial/ MO/Medium Intensity office Hotel;Offices Residential 4 story permitted Mostly 4 stories rW-estI Mixed Use Commercial/ H/ Hospital/ height compatible Hospital parking lot Residential w/SUrroiinrlina area The subject property is vacant and encompasses approximately 75% of the block bounded by SW 70th Street on the south, SW 59th Ave. on the east, SW 69th Street on the north, and SW 61St Ave. on the west. The site excludes the all of the lots which face SW 59th Ave. The site does not have any significant feature other than the fact that a number of large mature trees are scattered through out the site. A current tree survey will be required prior to zoning hearing. Future Land Use Map Amendment Shoal Creek Properties May 8, 2001 Page 5 of 9 PROPOSED AMENDMENT REVIEW 1. Compatibility of Use: The proposal to place a residential development on this site is permitted by the definition of the TODD Future Land Use Category. A residential development at this location would take full advantage of being adjacent to the transit station and within walking distance of shops, post office, hospitals, restaurants and other amenities of the downtown area. The use would also provide a transition between lower density residential to the north and commercial development to the south. 2. Compatibility of Density/Height: The TODD land use category allows for a maximum he of eight stories. The proposal to build 8 stories on the south portion of the site and 5 stories on the north portion is within the height limits of the TODD. The TODD does not specify limits on residential density, which is generally expressed,in terms of units per acre. The developer has indicated that the project is contemplated to have 250 units, or 126 units per acre. While Planning Department staff supports the general concept that the applicant has .proposed for the site there are serious concerns that the proposed density is exceedingly high Residential infill projects in transit corridors and in dense urban cores have been shown to be successful at a density of 80-100 units per acre; however, densities above 100 units per acre occur primarily in the highest intensity urban areas. In addition staff is also very concerned that the portion of the development facing north must assure compatibility with the existing low-rise 2 story residential community. A height of 4 stories/40 feet is the maximum height that Department staff believes would be compatible with the low-rise apartments immediately adjacent to the north. 3. Impact on Public Facilities: An important element of the land use map amendment is to assess the impact of the contemplated development on the public infrastructure serving the site. The developer, as part of his submission requirements, has submitted a document entitled "Public Facilities Impact Report and Analysis of Comparable Projects" (attached) which compares the infrastructure impact of the proposed development with what could be built under the approved or existing land use and zoning use districts. For purposes of this report, presented below is a summary of the impact of the proposed development on public facility capacity. a) Park/Recreation Facilities Project 572 persons, requires additional 2.8 acres LOS: City Comprehensive Plan: 4 acres per 1000 pop. Capacity: sufficient: (Existing 57.6 acres, Required 42 acre before this project) b) Schools Project impact: 41 additional students Capacity: School impact mitigation plan to be proffered by applicant (see Public Schools letter dated 8/17/2000 attached) Future Land Use Map Amendment Shoal Creek Properties May 8, 2.001 Page 6 of 9 c) Solid Waste Project: 366.55 tons/annually; LOS: Determined by Miami-Dade County Capacity: sufficient. d) Wastewater(Sewer) Project: 50,750 gallons/per day; LOS: Determined by Miami-Dade County Capacity: sufficient. e) Potable Water Project: 50,750 gallons/per day; LOS: Determined by Miami-Dade County Capacity: sufficient f) Traffic/Streets Project: 1,600 Average Daily Trips Capacity: sufficient Florida Department of Transportation review letter attached dated 8/18/2000 4. Compatible with Comprehensive Plan. A proposed Future Land Use Map Amendment should be compatible with and advance the goals and policies contained in the City's Comprehensive Plan. The proposed amendment is consistent with and supports the following goals and policies: 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. (HOUSING) 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.(HOUSING) 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 re-zonings outside of this core area.(LAND USE) Goal 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 [TODD]. (LAND USE) Future Land Use Map Amendment Shoal Creek Properties May 8, 2001 Page 7 of 9 STAFF OBSERVATIONS 1. The proposed amendment is consistent with and supports the goals and policies of the City's Comprehensive Plan. 2. The property is located in the Community Redevelopment Area. The amendment request and the proposed project are consistent with the goals and objectives of the CRA Board. 3. Any future development on this site will have to have a mitigation plan for the mature trees on site. 4. The existing land use category, Mixed Use Commercial/Residential, mandates a mix of uses in order to create an active urban fabric. TODD on the other hand encourages mixed-use development but does not mandate it. In the context of a transit oriented district mixed-use developments are generally preferable. However, a residential development with adequate service related commercial serving the residential development and the surrounding community, creating a mix of uses, is highly desirable. Such a development provides the "eyes on the street active street life by providing activities not limited to only certain hours of the day and is transit supportive. 5. A residential development, which introduces into the neighborhood a critical mass of additional residents (primarily graduate students, married students, young professionals) will create a social and economic synergy that would be beneficial to the immediate area where the project is located and to the vitality of the community at large. The proposed development has the strong potential for acting as a catalyst for further developments in the area to improve the quality of life and to create a safer neighborhood. 6. The traffic pattern from a residential development is generally more dispersed through out the day and night and has less impact on peak traffic. Traffic analysis of the development currently permitted as-of-right, as compared with the traffic that will be generated by the proposed residential development, indicates that the proposed land use change may actually reduce the total number of vehicle trips generated by this property. 7. The proposed amendment, which would allow for the placement of a residential building at this site, would be compatible with the surrounding properties. The extension of the TODD future land use category to this site is appropriate based upon the need to encourage new development in the vicinity of the transit station. 8. Commitments have been made from the developer to provide employment opportunities for local residents, in order to contribute to the economic vitality of the important residential community adjacent to the property. Future Land Use Map Amendment Shoal Creek Properties May 8, 2001 Page 8 of 9 STAFF CONCERNS L . The proposed height of the project on the north side of the property, facing the adjacent 2 story residential area, is not compatible with the scale and density of the surrounding properties. Planning Department staff has recommended from the initial submission of the application that the height of the structures proposed to front SW 691h Street be reduced to a maximum of 40 feet/4 stories, in order to achieve compatibility with the low-rise residential neighborhood adjacent to the property. 2. Given the concerns about compatibility with the surrounding neighborhood, as well as overall community concerns about permitted densities within the City as they apply to traffic congestiorr;-parking, and overall quality of life issues, Planning. Department staff believes that the overall project density should be moderately reduced. The density of the overall project should be restricted to a maximum of approximately 100 units per acre and an overall gross floor area ratio of approximately 2.25 FAR. This proposed density/intensity, which should result in approximately 200 dwelling units, will most certainly enhance the goals of the TODD, while avoiding the potential for over-development that is more characteristic of the extreme high density urban cores such as Brickell Avenue or Downtown Coral Gables. 3. It is important that the street-level frontage on S.W. 70th Street be utilized to provide appropriate community oriented retail and service establishments, in order to meet the goals for vitality, walkability and urbanism contained in both the Hometown Plan and the TODD concept. Given the length of the 701h Street frontage (325 feet), the proposed 7,500 square feet of retail/commercial/office space proposed by the applicant for this location results in a depth of only 23 feet. Planning Department staff believes that this is too shallow of a depth for viable retail/commercial establishments. Therefore, staff recommends that the application be conditioned on the requirement that a minimum of 14,000 square feet of retail/commercial space be provided along 701h Street. 4. A traffic study analyzing the impact of the proposed development on the surrounding regional roadway network has been commissioned by the applicant, but to date, has not been submitted to the City. The report should be submitted before review by the Commission. 5. The mechanism used to place limitations or conditions on a development project is the submission and approval of a detailed site plan, which is part of the rezoning process. Although the applicant has submitted an illustrative site plan and renderings, the Comprehensive Plan amendment review process does not require site plan review. In order to assure adherence to the basic parameters specified in paragraphs 1, 2 and 3, one of following must occur. The applicant could execute a legally binding instrument, committing to the density, height and retail/commercial requirements specified. Otherwise, the applicant could submit a rezoning application containing detailed site plans and development parameters. This would be submitted to the City for approval prior to the second reading (adoption) of this Land Use Amendment. The approval of the Plan amendment and the rezoning application would then occur simultaneously at the City Commission level. Future Land Use Map Amendment Shoal Creek Properties May 8, 2001 Page 9 of 9 RECOMMENDATION It is recommended that the proposed Comprehensive Plan.Future Land Use Map (FLUM) amendment be approved with the following conditions: 1. The applicant shall submit a legally binding instrument committing to limit the density of the over project to a maximum of 100 units per acre, limiting the height of the structures on the north half of site to 4 stories/40 feet, and committing to 14,000 s.f. of retail/commercial space to be located along the first floor of the S.W. 701h Street frontage. Alternatively, the applicant shall submit a rezoning application, with detailed site plans and development parameters reflecting these dimensions, which shall be reviewed and approved by the City Commission prior to the second reading (final adoption) of this Comprehensive Plan Land Use Amendment. The approval of the Plan amendment and the rezoning application would then occur simultaneously at the City Commission level. 2. A traffic study, analyzing the impact of the proposed development on the surrounding roadway network, shall be submitted prior to review by the City Commission. Attachments: Application Letter of Intent Location map Illustrated Site Plan(color) Elevations(2)(color) Letter from Miami Dade Public Schools dated August 17,2000 Letter from Florida Dept.of Transportation dated August 18,2000 Comprehensive Plan(p.23) Excerpt from Hometown Plan Area 2(Nov 1994)pp 15,20 Excerpt from Station Area Profile(Fall 1980) Copies of Public Notices(3) Letter received from SM Homeowners Assoc.4/30/01 Survey(1-30-01) Site Plan(large scale) Public.Facilities Impact Report,3-28-01 RGL/SAY D:\PB\PB Agendas Staff Reports\2001 Agendas Staff Reports\5-8-01\LPA-01-001 COMP PLAN Amend.Shoal Creek e ._._ _City of South Mia.m:. . Planning & Zoning Department Cit<' Hall, 6130 Sunset Drive,South Miami, Florida 33143 Telephone:(305)663-6326; Fax: (305)666-4591 Application For Comprehensive Plan Amendment and Public Hearing Before Local Planning Agency (LPA) & City Commission Address of Subject Property: Lot(s) 8-20 Block 15 Subdivision Larkins S. W. 70th Street and 61st Avenue PB 2 ---LO 5 Townsite Meets & Bounds: See attached Exhibit "A Size of Property 1.98 Acres Applicant; Shoal Creek Properties LLC Phone: (305) 859-8420 Representative: Joseph G. Goldstein Es Organization: p � 4• Akerman, Senterfitt & Eidson, PA Address: One S. E. 3rd Avenue, 28th Floor Miami, Florida 33131 Phone: (305) 755-5855 Property Owner: Signature: See attached Exhibit "B" ` Mailing Address: Contracts of Sale and Phone: Consent Letters Architect/Engineer: phone: Mouriz Salazar & Assoc. (305) 273-9911 AS THE APPLICANT, PLEASE INDICATE YOUR RELATIONSHIP TO THIS PROJECT: _Owner _Owner's Representative X Contract to purchase ` —Option to purchase Tenant/Lessee • APPLICATION IS HEREBY MADE FOR THE FOLLOWING: SUBMITTED MATIf NALS .... '•j i PLEASE CHECK THE APPROPRIATE ITEM: PLEASE CHECK'ALL'4iAT AFFI Ih*• •'' ' ' Comprehensive Plan Amendment ,_Letter of intent a Text' X Justification sygr chInge Future Land Use Map Amendment: X Public Facilitileslim 1 ct RepPSt, • Future Land Use Map Amendment Note:See DCA Form RPM-BSP Proof of ownership or lette?fro.r;owner• (Small-Scale Map Amendment) Small-Scale 1 (Attached) _Power of atto,riey a •• �9 i Briefly explain application,cite specific Plan sections to be amended; or indicate g Contract to p rchasi0 FLUM category change: • ' �� „ : X Current survey (1 original sealed and ' Amendment to the Comprehensive Plan "signed/1 redu.:ed co y @11 x '7") to include the Subject Property in X 15 copies of Si't ?;an 1 reduced copy @ 11"x 17" the TODD (4 + 4) Land Use District X 20% Property owner signatures X Mailing labels(3 sets) and map _Required Fee(s) u erstgne as read t is comp ete app tcatton an represents that the to ormation an a submitted materials are true and orrec to the best t e applicants knowledge and belief. 1I�MBr,�- G plicant's Signature and title Date Upon receipt, applications and all submitted materials will be reviewed for compliance with the City's Land Development Code, Florida Statutes and Florida Administrative.Code and other applicable regulations. Applications found not incompliance will be rejected and returned to the applicant. OFFICE USE ONLY: Date Filed Date of LPA Hearing Date of Commission Petition Required_T_ Petition Accepted Method of Payment 8/2/00 i -AKERMAN SENTERF T ATTORNEYS AT LAW ' ' ' • • • SUNTRUST INTERNATIONAL CENTER • • ONE SOUTHEAST THIRD AVENUE, 28TM FLOOR • , ,. • • •••• •••• MIAMI, FLORIDA 33131-1714 •• • PHONE (305) 374 -5600 • FAX(305) 374-5095 a ao •,•• • • bttp:://www.akerman.com .... •••.•• Joseph G.Goldstein • • •o 0 0 •°a e a o (305)579-0609 www.goldsteinj @gtlaw.com April 3, 2001 s-+naea •azo • � VIA HAND DELIVERY "•" • o Mr. Richard Lorber • Planning Director City of South Miami 6130 Sunset Drive South Miami, FL 33143 Re: Shoal Creek Properties, L.L.C. ("Shoal Creek") / Second Amended Letter of Intent and Filing of Modification to Application for a Comprehensive Plan Amendment of JPI Apartment Development, L.P. Dear Mr. Lorber This constitutes the second amended letter of intent to the pending application originally filed by JPI Apartment Development, L.P. ("JPI") for an amendment of the City of South Miami (the "City") Comprehensive Plan. As you may be aware, JPI filed an application during July of 2000 to amend the City's Comprehensive Plan / Future Land Use Map as it affected an approximately 2.68 acre parcel of vacant and unimproved property located at S.W. 59"'Place and S.W. 70" Street in the City (the "Original Application Property"). That request was scheduled for consideration by the City's Planning Board, but was deferred in order to allow the Application to be amended, with the understanding that the configuration of the Original Application Property may change in light of concerns expressed by certain owners of that land. JPI was, at the time, the contract purchaser who had assembled the Original Application Property through a series of purchase and sale agreements (the "Original Agreements"). In one form or another, those Original Agreements have been terminated or assigned, and/or new agreements have been reached with a new entity, Shoal Creek Properties, L.L.C. for the acquisition of 1.98± acres of land (the "Revised Property"), which includes the majority of the Original Application Property. As you can see from the legal description and survey, which have been provided under separate cover, certain parcels that were within the Original Application Property, which fronted on S.W. 59" Place, have been removed. As part of our first amended application, we had included a portion of right of way,that was adjacent to Larkin Hospital. We had filed an application to close a portion of S.W. 61"Avenue and had intended to make that closed road part of our application area. This amendment removes that portion of the (M1629588;1) AKERMAN, SENTERFITT & EIDSON, P.A. FORT LAUDERDALE JACKSONVILLE ORLANDO TALLAHASSEE TAMPA WEST PALM BEACH Mr. Richard Lorber 4/4/01 Page 2 application property. In addition, with this letter, we formally withdraw our application to close that street. As indicated in our first amended letter of intent, Shoal Creek has entered into contracts to purchase the Revised Property described in the attached Exhibit "A" (the "Revised Property") and seeks to amend the Application in the following manner: (1) establish Shoal Creek as the applicant, in place of JPI,which no longer has a contractual interest in any of this land; (2), rnodify the area subject to the Application to be the Revised Property; and (3) provide new plans, data, forms and supporting documentation to address the revised plans of Shoal Creek. The Revised Property is generally zoned as a Medium-Intensity Office District (MO) in the City's Official Zoning Map and is generally designated as a Mixed Use Commercial Residential district (which maintains a fifty foot height restriction) in the Comprehensive Plan / Future Land Use Map. It remains Shoal Creek's intent to amend the Comprehensive Plan / Future Land Use Map to include the Revised Property within the boundaries of the Transit Oriented Development District. The Property is situated directly across the street from the South Miami MetroRail facility and parking garage, and is surrounded by the following: a United States Post Office and the MetroRail facility to the east and southeast, respectively; Larkin General Hospital and a parking lot to the west; a condominium development to the north; and the garage of the 117 room Hotel Vila to the south. The Property is also located within a few short blocks of the University of Miami campus. Shoal Creek believes that this location is perfectly situated for a student residential facility, and is proposing the construction of a rental apartment building ranging between 48 feet (on the north) and 77 feet (on the south) in height to be designed and marketed to meet the housing needs of the area, particularly young professionals who work downtown and need easy access to the MetroRail and to University of Miami undergraduate and graduate students. The local geography uniquely qualifies the Revised Property for inclusion in the City's Transit Oriented Development District (TODD). The TODD was created by the City Commission to surround the mass transit facility and to encourage high density uses which will promote the efficiency of the land use. The purpose of the TODD is to maximize the presence of the rapid transit center within walking distance of the district boundaries. As mentioned, the Revised Property is directly across the street from the South Miami MetroRail facility. Moreover, parcels east of, and one block south of the Property that abut the MetroRail facility are designated as TODD's on the City's Future Land Use Map. As you may be aware, it is Shoal Creek's understanding that the TODD designation had been considered for the Revised Property in early transit committee meetings. {MI629588;1} Mr. Richard Lorber.- _- 4/4/01 Page 3 In addition, the facility proposed for the Revised Property is consistent with the type of development intended for this land use designation. The maximum utilization of.the TODD encourages high density residential uses in multi-story projects that are characteristic of transit- oriented developments. It is expected that residents of this facility will more regularly utilize the rapid transit system for going to work downtown or for attending classes and extracurricular activities at the University of Miami, who will also be more likely to walk and ride bicycles rather than consistently using vehicular transportation. Furthermore, redevelopment with high density uses is actually encouraged in the TODD through flexible zoning regulations. Bonus allocations are provided in the City's zoning code which are intended to accomplish the aforementioned goals of higher density residential development which reduces vehicular traffic, while at the same time,encouraging a high quality pedestrian environment. In short, the proposed apartment building is precisely the type of transit-oriented development contemplated by the TODD. As further justification for this application, an analysis of the impacts of the proposed student housing facility was prepared by the Curtis &.Kimball Company and provided under separate cover for your review. In addition, preliminary site drawings, elevations and artists renderings are being provided so that City staff will have the opportunity to visualize what is being proposed. We do note, however, that the enclosed plans are conceptual and that they are being provided merely to represent the intent of the applicant as to height, bulk and general design for the project. Detailed site plans will be provided as part of the zoning application, should the City approve this revised application for an amendment to the Comprehensive Plan. To that end and based on the foregoing, Shoal Creek respectfully requests your favorable recommendation of this request for an amendment to the City's Comprehensive Plan / Future Land Use Map to include the Revised Property in the Transit-Oriented Development District. Sincerely, Jo G. old in attachments cc: Mr. Michael Getz Mn J.W. Harris Mr. Tony White Stephen M. James, Esq. MIAMI/JAMESS/1155116/_r@k01!.D0C/4/04/01 { M1629588;1) EXHIBIT "A" SITE --� S.W. 68TH STREET w J r12 11 a 10 i S.W, 69TH STREET Ln Uj _ Ln //// / ,n 44 a 1 fi vi /: 3 90 3 � S.W. 70TH STREET LOCATION SKETCH SCALE: 1" = 300' N LEGAL DESCRIPTION: Lots 8 thru 20, Block 15, REALTY SECURITIES CORPORATION'S TOWNSITE OF LARKINS, according to the plot thereof, as recorded in Plot Book 2 at Page 105 of the Public Records of Miami—bode County, Florida. AMIFIN M IAMI-DAD�J. OUNT-Y-_ P_UB MC --SCHO O LS GOVERNMENTAL AFFAIRS AND LAND USE POLICYAND ACQUISITION•1450 N.E..2ndAvenue,Room 525-MIAMI,FLORIDA 33132 (305) 995-7280 Roger C. Cuevas Miami-Dade County.School Board Superintendent of Schools August 17, 2000 Ms. Perla Tabares Hantman, Chair Dr. Michael M. Krop,Vice Chair Mr. G. Holmes Braddock Mr. Joseph G. Goldstein Dr. Robert B. Ingram Greenberg, Traurig, P.A. Ms. Betsy H. Kaplan Mrs. Manty Sabatds Morse 1221 Brickell Avenue Mr. Demetrio Perez,Jr., M.S. Miami, FL 33131 Dr. Marta Perez Dr. Solomon C. Stinson Re: Pending South Miami Comprehensive Plan Am endment/Transit Oriented Development District ("TODD") Northwest Corner of S.W. 59`h Place and S.W. 70`h Street Dear Mr. Goldstein: Attached please find Miami-Dade County Public Schools' (MDCPS)preliminary review of impact for the above referenced application. Based on the information recently provided to MDCPS, the proposed application of 242 additional units would generate a school impact of 41 students; 22 elementary school students, 10 middle school students and 9 senior high school students. The proposed application currently creates concerns. The District would be glad to further discuss this matter with you. However, please note that should you desire to propose a mitigation plan, it must be forwarded through the District's Management Team process. Please be aware that all mitigation proposals also require School Board approval. If you have any questions, or wish to be scheduled before the Management Team,please call me at 305-995-4603. Sincerely, Sally Osborne Supervisor SO:aj L467 Attachments cc: Mr. Delio G. Diaz AUG 2 1 20 0 Mr. Alex David /Mr. Subrata Basa kT� Florida Department of Transportation JEB BUSH OFFICE OF PLANNING•DMMCT SLY GOVE&VOR 602 SoUrH MIAMI AVENUE,M 010,FLORIDA 31130 THOMAS F.BARRY,JR PRONE:(305)3775910 (SC)4-12-5910 SECREZARX FAX (305)377-56M (SQ An-5684 August 18; 2000 ...� 1— Post=lt"'brand fax transmittal memo 760 Of Pa a. Cx.-�L� Mr. Joseph Goldstein, Esquire From Greenberg Traurig, P.A. is qs" CO. To EF Phone# 1221 Brickell Avenue Miami, Florida 33131 Fa:# . Dear Mr. Goldstein: SUBJECT: City of South Miami: Proposed Comprehensive Plan Amendment Thank you for the opportunity to review your letter, dated July 27, 2000, and the attachments, which outline the proposed amendment to expand the transit oriented development district. I have reviewed the information, and it does not appear that the Department would have any issues with the proposed amendment. Based on this information, it is unlikely that the Department would have any objections, recommendations, or comments on the amendment when it is transmitted to the Department of Community Affairs for review, provided there are no significant changes. Please do not hesitate to contact me if you have any questions. Sincerely, Phil Steinmiller, MCRP Systems Planning Administrator cc: Gary Donn, District Director of Planning and Public Transportation J Subrata Basu, Assistant City Manager and Planning b Director • AUG 21 2000 www.dot.state.fl,us RECYCLED PAPER Commercial Retail a office(Two-Storv� The commercial retail _.id office land use category is intended to provide for retail and retail services office use and office services that are characteristic of commercial development. Adopted zoning regulations shall reinforce the "no widenings" policy as set forth in the Traffic Circulation Element b encouraging the containment of develo development alone existing State and County high-design roadway facilities. (97-lER) Mixed-Use Commercial/Residential (Four-Store The mixed-use commercial/residential land use category is intended to provide for different levels of retail uses. office uses, retail and office services, and residential dwelling units with an em basis on mined-use development that is characteristic of traditional downtowns. Permitted heights and intensities shall be set forth in the Land Development Code. Reeulations regarding the ermitted height, density and intensity in zoning districts for areas designated as mired-use commercial/residential shall provide incentives for transit-oriented development and mixed-use develo ment. Zoning regulations shall reinforce `'no widenings" policy set forth in the Traffic Circulation Element by encouraging use of Metrorai 1 system. (97-1 ER) Pursuant to the recommendation by the Department of Community Affairs to include Floor Area Ratio (FAR ) in the Comprehensive Plan (as opposed to the provisions in the Land Development Code) the City adopts a F.A.R. of 1.6 for this land use category which is the existing F.A.R. in the Land Development Code for the corres onding zoning district. In addition. the City adopts a maximum residential density of 24 units per acre In .order to ensure a mix of uses the City requires that a minimum of two of the above uses must be developed within this category For residential projects at a minimum at least one floor must allow retail. For retail proiects, at a mimimum at least one floor must contain residential or office. For office protects, at a minimum at least one floor must contain residential or retail (9S 1 ER) Transit-Oriented Development District [TODD] (Flexible Height up to 8 stories) The Transit-Oriented Development District is intended to provide for the development of office uses office services, office-related retail, retail. retail services. and residential uses in multi-story and mixed- use Droiects that are characteristic of transit-oriented developments Permitted heights and intensities shall be set forth in the Land Development Code including design standards Zoning regulations shall encourage development within the TODD in conjunction with limiting new development within the Special Flood Hazard Area The City shall pursue an incentives program for redevelopment including flexible building heights and design standards to insure that responsible. effective and aesthetically- pleasing projects result. (96-1ER) Public-and Semi y Institutional Uses (Four-Store) The ublic and semi publ•e p � institutional land use category is intended to provide for up blic schools, municipal facilities, utilities, aPA churches, temples. synagogues and similar uses. Areas designated public and iC- institutional should not be used for other purposes without an amendment to this plan. Zoning re-ulations could permit public and institutional semi-public uses on sites not so designated by this plan. ; � •Rg educatien t d a through ,2' grade edu ate ome-substantial pertien t#ereef Building heights not the a in the S FFroundif�a zoning districts- but iR Fie-case mil= building a four . (97-1 ER) Educational Uses (as a sub-catego)y of the public institutional uses land use designation) The "educational uses" land use sub-category is intended to provide for public schools uses Areas designated as educational should not be used for other purposes without an amendment to this plan Zoning regulations could permit public educational uses on sites not so designated by plan Public schools are herebv defined as public institutions of general education offering kindergarten through 12`h grade education or some substantial portion thereof, and are owned and operated by the Dade County Ord.No. 12-98-1660. 8/4/98: DCA No.98-R 1 Element 1 Page Number 23 i T. " 11 HOMETOWN PLAN -A- -R-E A 2 Detailing Additional Neighborhoods in SOUTH M]rAMI, FLORIDA 1: Dover, Kohl & Partners, Urban Design with Judson &Partners Holland &Knight Peter M.-Fernandez,PE November. 11, 1994 uu flu 1ng-to-Street Prop- lions: The streets should oe 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 oil these streets should be a minimum two stories in height. Buildina Ilcialit 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 sic or eight stories in certain circumstances. with spacial conditions, the development attraction and the tax base could be enhanced. Such a change would require an amendment to the Cit}.'s Comprehensive Plan. This cliange, if pursucd, should Ile limited to properties fronting Sunset Drive or SJV 62nd Avenue south of Sly' 70th ,Street and north of DCrie Highti cn. Two concerns arise from taller buildings. but both are addressable: First. there is concern about maintaining a human scale. Four story buildings alone 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 custorrr 01711.-for buildings that are exeniplary 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 pern-litted�they could be required to include a balanced mix of uses (with, for example, storefronts oil 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 proper community pre „e, and visual blight will be replace n 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 viqi ilij;4 Q rede-yglUment there more viabL • The blocks north of SW 70th Street between SW62nd Avenue and SW 59111 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 the transit entry plaza. • Re-orient the crosswalk at US 1 for the shortest distance. ` • 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 frr �'�.t:,,,' y1_.rat "�.�,tr•,, yT•;✓�1 r _ _:.. 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':5ir:':> u^'SY•. . •.y' d y� rf+> s'//�L 5s.'":��lr "_•. r , � ` , ,�,D•.-.++a - 4 i`l .:i 't'"~ M•� ri3:...,•. �„ T t' ��.�:.ii••,�•�++ .:.,1;.' ,.t,'__�, _may•�'�ti a`•t� ,.•'�1�'iih�tf toNi N ❑ \\ O O O O O ❑ .." i o l/ L—I C 14 ER �TR 10 o EL-3 TA ' •i D I ❑ a •�i HOLSUM BAKE Y �i ❑ ❑ --�. `'��i •i ST.)72 ,(SA , El SUNSET DR.(S `i-�----�- ! _ oo ,I� ❑ - ��j C o 0 T CZ ❑ I fl _ _ _ r � 'a � '�O❑ :�lR AAl ,I � . i —o s uil� JS,�/ — — -- ---- ---- ---- — -— �I° C] _ 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, e m us ri-al area north or e 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 JABThe Herald THUR3DAY,APRIL26,2001, .. � 7 .. CITY O F.SOUTH M1AM1 NOTICE OF COMPREHENSIVE PLAN AMENDMENT - NOTICE OF PUBLIC,HEARING All interested persons'are hereby notified that.the City of South Miami Planning Board'-acting' oard acting in`its capacity as the Local Planning Agency(LPA-)at a meeting scheduled for Tuesday, May 8, -2001 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-01-001 Applicant:Shoal Creek Properties L.L.C. 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. I Transit Oriented Development District category I (Flexible height up to 8 stories)on a 1.98 acre vacant site, said property being legally described as Lots 8 through 20, Block 15, LARKINS TOWNSITE SUBDIVISION. The site is located at the northeast 7 corner of S.W. 70th St. and S.W. 61st Ave. The I purpose of the application is to allow for the future construction of a rental apartment building. Shoal Creek Development Project i6zo� 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 submittal 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). Gnr mnrn info. +in.,....,.....1:,...�M:.. .....-.r,...�:.._ _...._.. d, COURTESY SUMMARY NOTICE CITY OF SOUTH MIAMI N © Planning and Zoning Department c 6130 Sunset Drive,South Miami,Florida 33143 N Phone:(305)663 6326;Fax#:(305)666-4591 N J On Tuesday, May 8,2001,at.7:30 P.M.the City of South Miami Local Planning CL I Agency(Planning Board)will conduct a Public Hearing in the City Commission Chambers at the above address on the following item: o I Consideration of an application to amend the Future Land Use Map of z the South Miami Comprehensive Plan by changing the future land use ) h category from the Mixed-Use Commercial Residential (Four-story •p height) category to the TODD,Transit Oriented Development District category(Flexible height up to 8 stories)on a 1.98 acre vacant site,said L property being legally described as Lots 8 through 20, Block 15, LARKINS TOWNSiTE SUBDIVISION. The site is located at the northeast corner of S.W.70th St.and S.W.61 st Ave.The purpose of the C application is to allow for the future construction of a rental apartment building W 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: i 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 construct a stealth cellular communications facility (flagpole) on the YMCA property located at 4300 S.W. 58th Ave., 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 arid,e%6dence upon which the appeal is to be based(F.S.286.0105).Refer to hearing number.when making any inquiry. NOTICE OF PUBLIC HEARING, , CITY OF SO UTH U I PLANNING AND ZONING DEPARTMENT MIAMI DAILY BUSINESS REVIEW 6130 SUNSETDRIVE;.SOUTW MIAMI;:FLORID A.33143 PHONEc 905 663-6326 FAX# 30 666-4591 r!_ . Published Daily except Saturday,Sunday and ( ) � y .! f� � � may:. Legal Holidays zv :- i ..... Miami,Miami-Dade County,Florida. On Tuesday,May 6,2001,at 7:30 P.M.the City of South Mfami Lo- STATE OF FLORIDA cal Planning Agency(Planning Board)will conduct a Public Hearing COUNTY OF MIAMI-DADE: in the City Commission Chambers at the above address on the fol- lowing item: Before the undersigned authority personally appeared Octelma V. Ferbeyre, who on oath says that she is the ITEM LPA-01-001 1 Supervisor, Legal Notices of the Miami Daily Business Applicant:Shoal Creek Properties L.L.C. Review f/kla Miami Review,a daily(except Saturday,Sunday Request: Consideration of an application to amend the Future Land j and Legal Holidays)newspaper,published at Miami in Miaml Use Map of the South Miami Comprehensive Pian,by changing the future Dade County, Florida; that the attached copy of advertise- land use category from the Mixed-Use Commercial Residential (Four- . ment,being a Legal Advertisement of Notice in the matter of story height)category to the•TODD,Transit Or(ented Development Dis- trict category(Flexible height up to 8 stories)on,a 1.96 acre vacant site, CITY OF SOUTH MIAMI said property being legallydescribedas Lots 8through.20,BIock15,LAR•', PUBLIC HEARING 5/8/01 KINSTOWNSITE SUBDIVISION.The site islocatedattheooitheastcor ner of S.W.70th St.and S.W.'61st Ave.The purpose of the application is ITEM LPA—01—0 01 AND to allow for the future construction of a rental apartment building. ITEM PB-01-004 At the conclusion of the Local Planning Agency meeting as set XXXXX forth above,the Planning Board will conduct a Public Hearing on the in the ...................................... Court, foilowing Item: w% b is a�I in said newspaper in the issues of 2001 ITEM:'1313-67004 f� , Applicant:AT&T Wireless Services Request:.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'construct a i stealth cellular communications facility(flagpole)on the YMCA property 1 Affiant further says that the said Miami Daily Business located at 4300 S.W.58th Ave.,within the'PI',PublicAnstitutional Zoning Review is a newspaper published at Miami in said Miami- District, Dade County, Florida, and that the said newspaper has heretofore been continuously published in said Miami-Dade All interested parties are urged to attend.Objections or expressions of County, Florida, each day (except Saturday, Sunday and Legal Holidays)and has been entered as second class mail approv m al maybe ade in person at the hearing orfiled in writing prior to or matter at the post office in Miami in said Miami-Dade at the hearing.The Planning Board reserves the right to recommend to County,Florida,for a period of one year next preceding the the City Commission whatever the board considers in the besi interest for; first publication of the attached copy of advertisement;and the area involved.Interested parties requesting information are asked to affiant further says h h n advertise-promised calling it sr or „eora any rebate, edeh abov fun,re o eoe ring this You a ehereby adv s any per on desi est appeal any d ment for public ion id newsp r. sion made with respect.to any matter considered at this meeting or hear- ing,such person will need a record of the proceedings,and for such pur-. pose 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(F.S. 286.0105). Refer to hearing number when Sw rnn to and subscrib d before me this making any inquiry. q 27 A r i 1 �0 01 4/27 _.. ...... ... 01 r3-78/157519.M J ..... day of ................................ A.D........ i ' .....� !'.�.......... (SEAL) pFFIGiAL HpTARYStJ11. Octelma V.Ferbeyr onalIttewn H W1RIAEA Cckamssm NU41011i, < CCO31158 VJU FOF fL� APR.24 l SOUTH MIAMI HOMEOWNERS ASSOCIATION April 30, 2001 South Miami Planning Board Richard Lorber City of South Miami 6130 Sunset Drive South Miami, Florida 33143 Dear Planning Board, The SMHA opposes the requested change in the future land use category of the vacant site, located at the northeast corner of SW 70 St. and SW 61 Avenue (legally described as Lots 8 through 20, Block 15, Larkins Townsite Subdivision); from the Mixed-Use Commercial Residential (four-story height) to the TODD District category (flexible height up to eight stories), for the following reasons: 1. Increasing the allowable height will increase the traffic impact of a new development, which will certainly adversely impact nearby single-family residential neighborhoods. Speculative traffic studies can be made to show almost any result that is desired; however, in reality, when buildings are made larger with more people using them, traffic invariably gets worse. In the City of South Miami Comprehensive Plan, Future Land Use Element, Goals, Objectives and Polices; Goal 1 states, "To preserve and enhance the City's small town character, especially the quality of life in the existing single-family residential neighborhoods." 2. As can be seen on the City of South Miami Official Zoning Map, the site is not adjacent to the existing TODD Mixed Use 5 zoning district (four-story maximum, up to eight-stories with bonus). 3. The "Hometown Plan" Area 2 proposes that if building heights are increased above four-stories, it should be limited to properties fronting Sunset Drive or SW 62 Avenue south of SW 70 Street and North of Dixie Highway. The property in question does not front either of these roads and is north of SW 70 Street. 4. An increased building height does not fit well with the existing, adjacent properties. To the east is a small vacant property up to SW 59 Place; across SW 59 Place, is a one-story Post Office. To the west, across SW 61 Avenue, is a parking lot, then a two story building. To the north, across SW 69 Street is a two story condominium complex. To the south, across SW 70 Street is a four-story hotel, a one story building at the corner of SW 70 Street and SW 59 Place, and a one-story building at the corner of SW 70 Street and SW 61 Avenue. Hence, the property in question is bordered mostly by one and two-story buildings. An increase in building height to a maximum eight-stories is not compatible SMHA, P.O. Box 432793, South Miami, FL 33143 2 with existing, adjacent property uses. In the City of South Miami Comprehensive Plan, Future Land Use Element, Goals, Objectives and Polices; Policy 1.1.2 states, "in reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent uses shall be the major determinant." It should be noted that the Goals, Objectives and Policies sections of the Comprehensive Plan are adopted components making them local law(see Editor's Note at the beginning of the City of South Miami Comprehensive Plan). 5. An increased building height does not fit well with the existing, adjacent zoning districts, as shown on the City of South Miami Official Zoning Map. The property in question is presently zoned Medium-Intensity Office (four-story maximum). The small property to the east is zoned Medium-Intensity Office (four-story maximum). Further to the east, across SW 59 Place, is zoned TODD Mixed Use 4 (two:story maximum). To the west, across SW 61 Avenue, is zoned Hospital (four-story maximum). To the north, across SW 69 Street, is zoned Low Density Multi-family Residential (two-story maximum). To the south, across SW 70 Street, is zoned Medium-Intensity Office (four-story maximum). Hence, the property in question is bordered on three sides by zoning districts with a maximum height of four-stories, and on one side by a district with a maximum height of two-stories. Allowing an increase in height to a maximum eight-stories is not compatible with adjacent zoning districts. Again, Policy 1.1.2, of the Future Land Use Element of the Comprehensive Plan, is cited; "In reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent uses shall be the major determinant." This has the force of law. 6. The Future Land Use Map gives a slightly better picture of compatibility with adjacent properties than does existing properties or zoning districts. The property in question is bordered on all four sides by Land Use Categories with a four-story limit, and across SW 59 Place by the TODD (4+4-story) category. However, this is still not compatible with the proposed eight-stories for the property in question. Compatibility with adjacent properties should not be ascertained by looking at the Future Land Use Map because one category is inaccurately portrayed and categories are overly broad in respect to allowable heights. The TODD (4+4-story) category is inaccurately used because it also includes zoning districts TODD (MU-4) and TODD (LI-4) that have maximum heights of two and one stories prospectively. In fact, all of the TODD (4+4-story) category north of SW 70 Street, is zoned for one or two story maximum heights. The Multiple-Family Residential (four-story) category includes zoning districts that have both two and four-story limits. In fact, all of the Multiple-Family Residential category north of SW 70 Street is zoned for a two-story limit. Only by looking at existing adjacent properties and adjacent zoning districts can an accurate evaluation of compatibility with adjacent properties be made. SMHA, P.O. Box 432793, South Miami,FL 33143 C 3 7. We believe that in order to be compliant with Policy 1.1.2 of the Future Land Use Element of the Comprehensive Plan, the property in question should have a four-story limit. 8. Granting this change in the future land use category would contradict local law, set a bad precedent, and undermine the Land Development Code. Sincerely, Francis Meltzer President SMHA,P.O. Box 432793, South Miami, FL 33143 K y Cy CD � 5' z .__..... The Herald SUNDAY-MAY 20 2001 24 i QQ ►y � � - -- CL �� w m n y O m Q O NO 0 (ODya.° nOo�_ a ((D C7v,.� 0 3 n C O ], O �, C1 s ►e ,� K p b m ` m �; O '� rn �•. lD O N.'► '?� COD 'o (CD C✓ �. rA o CD ay °,cr� � . CD �Oy CD _►fie 0 may-'(/Q > A�~'5' ►�..K D' (D p pa Co o c o c a;�, y o � o n • CD 0 . UQ ° 0 �.N•h3 p O n O _ CD ...Q,y X - vJ 00 (A O ° vOi Ky O Ao Ali n " �•O • y •b o ID (D R a�• •o x5 x'5'0 � ��° c tr:r ° °m" a Vi UQ (D n i 'r (D y QQ (D 1, fv ►t At b (D K Al (D y ., O ��^ O �naH HnK � b7 � pO WOK (D 0 Cr M P- n „�' p N '7 O CD ►t fD.�- A•to (/�Ci .�•' 0,K h ID�(,1D• `�C, w •��'.+ t'¢o 0 Z. •o 1,4 (A' ti y Ar ° `C lD CL n 5' CD D afQ C .. O K CA cm v• � a Op 'b 'Cy o = O Dr D w EA (D r. ,(D N -'n AW O ►�+O '.�' CS UQ to (D GOO xa cDo oai a ¢'a.0o ° a � _ r0`c °Q bc y m.n `<b° _ v' A onx � . —y o o o CL v. y O to A�'L7 ° d ° Gt r� '� (D f�D �t Q 0.Q UQ � OQ "� r. �.00tl'(�D (D to _O .7p'n ' .r ..� C 0.o ° P�,� (D � CD ^:A �(Dra - n (DPI '-r(1Q N. P.K '+b fD Al Q^' Al ° ..+ 'r`Q n cr � ° y oAQ�,b , '' a � � p b b7 (D �CD Q a'(D ^ O d Q n 0 vac .0 is (D ° °uo,C.(A 1-4 by o 0 (o 0 o w Q.o w C: y -v,'CL ... O w m O WO w o wto ° " Ky' n' i' v, o .: � �� 0•aQ r� oo9 O.0 fD. fD p•O''n n nwj•a�i fD p ¢ K °i y 'J ° rri pa n0 W " K H y.' p ,^A� C3.O o � pa (D C�� ►~4''�' tx7 /D n `.3 °,y �.�--, C3•.+ p: Q.,O G 0 O�.O ' 0' O�'.. • p O"'_: 'C3 C p N .GG'* O (D M n CA ° En ° 4 ° on N 0 (D O'-y C O to 100b,OZ AtW , ,ldoNfS n y w Q p.P, m a 5 PIH 41 �, °• ° moo ° o ° �. y cD a ° ° �i " CITY OF SOUTH MIAMI COMPREHENSIVE PLAN AMENDMENT NOTICE OF DEFERRAL 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) has deferred the hearing described below, previously scheduled for Tuesday, May 29, 2001, which was to have taken place at 7:30 PM in the City Commission Chamber, City Hall 6130 Sunset Drive, South Miami, Florida 33143. The Planning Board will NOT conduct the public hearing on the following proposed Comprehensive Plan Future Land Use amendment application, as the applicant has requested a deferral of the item until a revised application can be submitted. A new hearing date will be set for a future meeting date, and you will be notified by mail of the new hearing date. ITEM LPA-01-001 Applicant : Shoal Creek Properties L.L.C. Request : ,\ Consideration of an application to amend the Future Land Use ;the Miami Comprehensive Plan by changing the future land use Mixed-Use Commercial Residential (Four-story hei a Transit Oriented Develo ment District catego e, up s) on a 1.98 acre vacant �� aid property b b 20, Block 15, LA O)UNSITE S he ed �` northeast corner o application is to all th s on o ' a tal ildi ose of u s ' i e Lo lanm , .a ency in making a at o g th lication and its transmittal to o m' A i s�. t t en`package are v prior to e p the is & Zoning D ocated at City all, et e, h Miami F ja ; se 11 interested parties ay " ar ' the hearin vi o submit written comments \ria ' \� idera 'on .3184). e hereby adv \ at e n desires to appeal any decision made with ect to any id ' this meeting or hearing, such person will need to ensure that t or of the proceeding is made, which record includes the testimony upon which the appeal is to be based (F.S. 286.0105). For more information regarding this application or any matter, please call (305) 663- 6326 Shoal Creek Development Project s� s 71EE SW 68TH ST SUBJECT PROPERTY GO TH S .' US P � OFFI E SW 7 T l Cn cn SOUTH MIAMI METRORAIL W STATIO ` Cn _ N "0 Z r 0 CI H 73 N 100 0 100 200 300 400 500 600 700 800 900 1000 Feet w E IFA s J.W. Harris & Company 2665 South Bayshore Drive • Suite 702 • Coconut Grove,FL 33133 Licensed Real Estate Broker Telephone:305.859.8420 • Facsimile:305.859.8410 Licensed Mortgage Broker May 15, 2001 Mr. Richard Lorber Planning Director City of,South Miami 6130 Sunset Drive South Miami, Fl. 33143 Re: Shoal Creek Comprehensive Land Amendment Dear Mr. Lorber: As we discussed this morning Shoal Creek Properties, LLC will be amending our application and at this time we are requesting that our May 29, 2001 Planning Board Meeting be deferred to a later date to be discussed with the City. If you have any questions please call me at your convenience. Sincerely, J.W. HARRIS & COMPA Michael J. Getz Development Director cc: Jim Harris Joe Goldstein, Esq. Tony White Rob Curtis File ......................... .......................... .......................... CITY OF SOUTH MIAMI COMPREHENSIVE PLAN AMENDMENT NOTICE OF DEFERRAL 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) has deferred the hearing described below, previously scheduled for Tuesday, May 29, 2001, which was to have taken place at 7:30 PM in the City Commission Chamber, City Hall 6130 Sunset Drive, South Miami, Florida 33143. The Planning Board will NOT conduct the public hearing on the following proposed Comprehensive Plan Future Land Use amendment application, as the applicant has requested a deferral of the item until a revised application can be submitted. A new hearing date will be set for a future meeting date, and you will be notified by mail of the new hearing date. ITEM LPA-01-001 Applicant : Shoal Creek Properties L.L.C. Request Consideration of an application to amend the Future Land Use the Miami Comprehensive Plan by changing the future land use �� r \ e Mixed-Use Commercial Residential (Four-story I,% \ e Transit Oriented Develo ment District cat ego `; e ' up s) on a 1.98 acre vacant aid property b �� 1; �\ b ' h 20, Block 15, LA OWNSITE S1 S northeast corner o 7 �� n ��,� 61 e. �� pu �� application is to all th s on o tal ildi ose of u \\ s \� i e Lo lanni ency in making a dat' 9 g th lication and its transmittal to a o A i opi t t en package are v prior to e p the 's & Zoning D t� ocated at City h Miami, F ia se` 11 interested parties ay a ar the hearing vi o submit written comments ria idera 'on .3184). e hereby adv at e n desires to appeal any decision made with ect to any id this meeting or hearing, such person will need to ensure that t or \ of the proceeding is made, which record includes the testimony upon which the appeal is to be based (F.S. 286.0105). For more information regarding this application or any matter, please call (305) 663- 6326 .�.�-� ��._�. -- - --F--�-- - �= -T----� _ __ -----� - - - ---- - --- ------- ----- � -- -- - -- - - - -- - - �---- _��_-- - ---- - -- ��-_-�___ �-1--r �-- - -----/_�D � � - -- -- -- Shoal Creek Development Project iH �--I I I I 1 I ► ► ► s� 6 T SW 68TH ST SUBJECT PROPERTY TH S G� US P OFFI E SW 7 T I W W SOUTH MIAMI ::E :E 0) METRORAIL cn in W= STATIO ` N � '0 Z r CI H 73Rn ST N 100 0 100 200 300 400 500 600 700 800 900 1000 Feet w e s CITY OF SOUTH MIAMI COMPREHENSIVE PLAN AMENDMENT NOTICE OF DEFERRAL 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) has deferred the hearing described below, previously scheduled for Tuesday, May 29, 2001, which was to have taken place at 7:30 PM in the City Commission Chamber, City Hall 6130 Sunset Drive, South Miami, Florida 33143. The Planning Board will NOT conduct the public hearing on the following proposed Comprehensive Plan Future Land Use amendment application, as the applicant has requested a deferral of the item until a revised application can be submitted. A new hearing date will be set for a future meeting date, and you will be notified by mail of the new hearing date. ITEM LPA-01-001 Applicant : Shoal Creek Properties L.L.C. Request : Consideration of an application to amend the Future Land Use the Miami Comprehensive Plan by changing the future land use Mixed-Use Commercial Residential (Four-story hei Transit Oriented Develo ment District catego a up s) on a 1.98 acre vacant aid property b ;� 20, Block 15, LA OWNSITE S S he ed northeast corner o e. application is to all , the s ,� on o tal ildi i e Lo lanm o ency in making a g lication and its transmittal to o i t t I n package are v prior to n the 's & Zoning D ocated at City all et e, ` h Miami, F a , se 11 interested parties y ar the hearin vi o submit written comments a \ria '' idera 'on .3184). e hereby adv , at e n desires to appeal any decision made with ect to any id this meeting or hearing, such person will need to ensure that t „ or of the proceeding is made, which record includes the testimony upon which the appeal is to be based(F.S. 286.0105). ,a For more information regarding this application or any matter, please call (305) 663- 6326 . f Shoal Creek Development Project s� s SW 68TH ST SUBJECT PROPERTY 0 TH S � us OFFI E SW _7 T - 1 :5 Cn SOUTH MIAMI M :k METRORAIL (n STATIO ` N T Z 72ND ST /An- CI H 73 N 100 0 100 200 300 400 500. 600 700 800 900 1000 Feet w E s 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, May 29, 2001 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-01-001 Applicant : Shoal Creek Properties L.L.C. 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 1.98 acre vacant site, said property being legally described as Lots 8 through 20, Block 15, LARKINS TOWNSITE SUBDIVISION. The site is located at the northeast corner of S.W. 701" St. and S.W. 61" Ave. The purpose of the application is to allow for the future construction of a rental apartment building. 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. 16').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 matter, please call (305) 663- -6326 F Shoal Creek Development Project s� s, gW 68TH ST SUBJECT PROPERTY TH S . , G US P OFFI E SW 7 T J C cn SOUTH MIAMI 0, METRORAIL STATIO � _ N � � Z 0 CI H 73 N 100 0 100 200 300 400 500 600 700 800 900 1000 Feet w E s , f.1 a7 2001 09:32 305-859-8410 JW HARRIS PAGE 02 J.W. Harris & Company 2665 South Bayshore Drive •Suite 702 • Coconut Grove,FL 33133 Licensed Real.Estate Broker Telephone:305.859.8420 • Facsimile:305.859.8410 Licensed Mortgage Broker. May 15, 2001 Mr. Richard Lorber Planning Director City of South.Miami 6130 Sunset Drive South Miami, Fl. 33143 Re: Shoal Creek Comprehensive Land Amendment Dear Mr. Lorber: As we discussed this morning Shoal Creek Properties,LLC will be amending our application and at this time we are requesting that our May 29,2041 Planning Board Meeting be deferred to a later date to be discussed with the City. If you have any questions please call me at your convenience. Sincerely, J. W.HARRIS& COMPA a Michael J. Getz Development Director cc: Jim Harris Joe Goldstein, Esq. Tony White Rob Curtis File 05f1eRN001 09:32 305-859-8410 JW HARRIS PAGE 01 J.W. Harris & Company Real Estate Developer 2665 South Baysbore Driva•Suite 702•Coconut Grove,FL 33133 Liccnsed Real Estate Broker Telephone:305.859.8420•Facsimile:305.859.84 10 Licensed Mortgage Broker cmaik ggoetz@bcllsouth.net FACSIMILE MEMORANDUM TO: IUCHAM LORBER(305) 666-4591 From Michael J.Getz l Facsimlde#: 305.859,8410 Total number of pages(including cover letter): 2 If you have any problems or want a bad copy of this fax,please call 305.859.8420. Date: ' May 15,2001 Re: Planning Board Meeting PLANNING DEPARTMENT sour -- -6130 SUNSET DRIVE ------ --- --- pF - -A.tr,------- SOUTH MIAMI,FLORIDA 33143 3 305/663-6326 FAX 666-4591 INCORPORATED 1927 �O RVD May 9,2001 Mr.Michael Getz Development Director J.W. Harris&Company 2665 S. Bayshore Drive, Suite 702 Miami,FL 33133 Re: Traffic Study—University Park Project Dear Michael: Sorry about last night's Planning Board meeting ending without a quorum. As I mentioned to you this morning, I will do my best to insure that each Planning Board member attends the next meeting on May 29`h. Regarding the traffic study that you have Jack Ahlstedt working on for the proposed Land Use Plan amendment, please submit to this department fifteen (15) copies of the completed traffic study by Tuesday, May 22, 2001, in order that we can include it in the Planning Board members agenda packages to be sent out later that week. Thanks. Please contact me at(305)673-6327 if you have any further questions. Sincerely, C Richard G. Lorber, AICP Planning Director 05/02/2001 08:32 305-859-8410 JW HARRIS PAGE` 02 .- arr"is-&-Company 2663 South Bayshore Drive • Suite 702 • Coconut Grove,FL 33133 Licensed heal Estate Broker Telephone:305.859.8420• Facsimile:305.859.8410 Licensed Mortgage Broker May 2, 2001 Mr. Richard Lorber Planning Director City of South Miami 6130 Sunset Drive South Miami, Fl. 33143 Dear Mr. Lorber: Thank you for taking time last Friday to meet with me. As a follow-up, our anticipated public hearing schedule for the comprehensive plan amendment and rezoning application is as follows: May 8 Planning Board recommendation for comprehensive plan amendment June 5 City Commission first reading for comprehensive plan amendment June 8 Submit rezoning application July 10 Planning Board recommendation for rezoning application July 24 or 31 City Commission first reading for rezoning application August 7 City Commission adoption hearing for comprehensive plan amendment and rezoning application Additionally,we continue to meet with residents to discuss our project and look forward seeing many of them at the luncheon Thursday, May 3 at 12:00 pm hosted by Mice Miller and at our on-site barbeque this Saturday,May 5 at 12:00 pm. Please join us at the luncheon or barbeque,if you can. We will keep you appraised of any schedule changes and look forward to seeing you at the barbeque and/or on May 8 at the Planning Board meeting. If you have any questions or additional information is needed please call nee at your convenience. Sincerely, J. W. IHARRIS & COMPA Michael J. Getz Development Director cc: Jirn Harris Joe Goldstein,Esq. Tony White Rob Curtis E The Herald SUNDAY, MAY 6,2001 14 Hearing set for student Y housing BY EUNICE PONCE eponce@herald.com The South Miami Planning Board will hold a public hear- ing Tuesday to discuss a pro- posed student housing project near the Metrorail station at U.S.1 and Sunset Drive. The hearing is at 730 p.m.at City Hall,6130 Sunset Dr. The developer,Shoal Creek SOUTH MIAMI Properties,run by James Har- ris,is proposing to build apart- ment buildings up to eight sto- ries high on two-thirds of the block at the northeast corner of Southwest 70th Street and 61st Avenue,across the street from the South Miami Post Office. The parcel is now vacant but zoned for mixed use,up to four stories high.It sits near a Transit-Oriented Develop- ment District, which allows more density and higher build- ings because it's near the Met- rorail station. The planning board pro- vides recommendations to the City Commission,so no final decision will be made Tues- day, said South Miami Plan- ning Director Richard Lorber. The developer has told city officials that the apartment complex would provide hous- ing for students from the Uni- versity of Miami who would be riding the Metrorail to the school. On Tuesday,"it's a planning board hearing then it would go to commissioners in June," Lorber said."They would still' have to apply for re-zoning— it's a long process." Most of the discussion Tuesday night probably will center around how many sto- ries the apartments could be, how many apartments,and the possibility of retail shops or offices on the 70th Street side, Lorber said. A cellular phone tower hearing also is scheduled Tuesday. Z 1 UNIVERSITY PLACE James W.Harris 6001 SW 70`h Street • South Miami,FL 33143 Michael J.Getz Telephone:305.859.8420•Facsimile:305.859.8410 Anthony D.White FACTSHEET • 200 - 225 Apartment Units • 8-Story Apartment Building / 4-5 Level Garage • Mediterranean-style architecture • Garage will have pre-cast panel exterior skin to give it a Mediterranean look • Apartment Building is 69 feet high • 15 feet lower than TODD code for 6-story building • only 16 feet higher than Hotel Vila parking garage and Sieger/ Suarez Office Building. • 17 feet lower than 7000 SW 62nd Avenue Office Building • Garage Building is 42 feet high (4-levels)* • 8 feet lower than allowed by current MO Zoning District (Medium Intensity Office District) • 21 feet higher than Lee Park(120 feet distance between the buildings) • Traffic generated from proposed development is 25% less than as-of-right office building would be • Real Estate Taxes are estimated to be approximately$450,000 per year • Approximately $100,000 per year in direct benefit to CRA J N �• O N p '' CI 00 c> tz ti Z. 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I�t a ^o o b � _ � � O O rn Cd .� c U cC O N C1 > v b bA p c's 2 i a �' ° C7 °� � v cd -� a� 3 `o X 3 8 a x as cn a -d q O N Q "o b O O 110 O o0 [� A 01 may+ g H y C (p o o a " M y EO LO a i`a L)U ca E d a N N U m c L c IS gIOL MS LO M c� CD L 0 a E 0 V_ E II � 0 r 0 � E `U^^ Vl LL O QC co N N C Q Q ca a E a °u E = N 0 U L ` c6 E L 43 n� ^W, A J N _ 0 J C L ^cu LL 'IS u169 MS U (6 J+ L b � s U_ E s II `D 0 r 0 ) L Q0 1 S vi B C SOUTH MIAMI BUSINESS COUNCIL 9P S SOUTH MIAMI BUSINESS COUNCIL 6796 S.W. 62ND AVENUE • SOUTH MIAMI, FL 33143 B Ph: (305) 669-7355, Ext. 249 • Fax: (305) 669-8155 (1 Dedicated to promoting business opportunities. SOUTH MIAMI BUSINESS COUNCIL LUNCHEON VILA HOTEL - THURSDAY, MAY 3, 2001 — NOON I. Welcome Remarks.......................................................Michael Miller, South Miami Business Council II. Introductions IV. Guest Speaker....................................................Jim Harris, President JW Harris & Company, Developers of Proposed Site V. Q & A Session VII. Closing Remarks E-mail. businesscouncil @aol.com . Website:www.souduniami.com S SOUTH MIAMI BUSINESS COUNCIL 6796 S.W. 6211 AvENUE • SOUTH MIAMI, FL 33143 B Ph: (305) 669-7355, Ext. 249 • Fax: (305) 669-8155 (� Dedicated to promoting business opportunities. South Miami Business Council Mission Statement The South Miami Business Council is committed to promoting business for all its participants. This organization pledges to provide the utmost attention to making The City of South Miami a prominent and successful community. By assisting the South Miami Business Council members, visions become a reality, and the City of South Miami will continue to excel. E-mail. businesscouncil @aol.com • Wcbsitc.www.southmiami.com Earl Gallop Modified: Tue 3/7/00 12:24 PM [Applicant] is encouraged by the City of South Miami to train as necessary,and to hire residents of the city to work at [applicant's] business. 1 City of South Miami Planning & Zoning Department City Hall, 6130 Sunset Drive,South Miami, Florida 33143 Telephone:(305)663-6326; Fax: (305)666-4591 Application For Comprehensive Plan Amendment and Public Hearing Before Local Planning Agency (LPA) & City Commission Address of Subject Property: Lot(s) 8-20 Block 15 Subdivision Larkins S. W. 70th Street and 61st Avenue PB 2 - 105 Townsite Meets& Bounds: See attached Exhibit "A" Size of Property : 1.98 Acres Applicant: Shoal Creek Properties LLC Phone: (305) 859-8420 Representative: Joseph G. Goldstein Es Organization: p � 4• Akerman, Senterfitt & Eidson, PA Address: One S. E. 3rd Avenue, 28th Floor Miami, Florida 33131 Phone: (305) 755-5855 Property Owner: Signature: See attached Exhibit "B" Mailing Address: Contracts of Sale and Phone: Consent Letters Architect/Engineer: Phone: Mouriz Salazar & Assoc. (305) 273-9911 AS THE APPLICANT, PLEASE INDICATE YOUR RELATIONSHIP T_ O THIS PROJECT: _Owner _Owner's Representative X Contract to purchase —Option to purchase _Tenant/Lessee • APPLICATION IS HEREBY MADE FOR THE FOLLOWING: SUBMITTED WTI FIALS .... .• PLEASE CHECK THE APPROPRIATE ITEM: PLEASE CHECK•A61!THAT AP!'L•N ...... Comprehensive Plan Amendment X Letter of intent :000 Text: X Justifcationslgr ch4nge ` •• Future Land Use Map Amendment: X Public Facilities•INnpect Repro# Future Land Use Map Amendment Note:See DCA Form RPM-BSP Proof of ow4rship or lettef ko"owner••• •• (Small-Scale Map Amendment) Small-Scale i (Attached) _ • _Power of attovfq•. :••• • Briefly explain application,cite specific Plan sections to be amended; or indicate g Contract to pt:rc haje • FLUM category change: . X Current survey (1 original sealed and Amendment to the Comprehensive Plan signed/1 redu ed co �C DY @11"x37") ... . to include the Subject Property in X 15 copies of NoP4an ��•••• 1 reduced copy @ 11"x 17" the TODD (4 + 4) Land Use District X 20% Property owner signatures X Mailing labels(3 sets)and map _Required Fee(s) u ersigne as read this completed application an represents t at t e to ormation an a submitted-materials are true and orrec to the best t e applicants knowledge and belief. 10 /lh11#914 G plicant's Signature and title Date Upon receipt, applications and all submitted materials will be reviewed for compliance with the City's Land Development Code, Florida Statutes and Florida Administrative.Code and other applicable regulations. Applications found not in compliance will be rejected and returned to the applicant. OFFICE USE ONLY: Date Filed Date of LPA Hearing Date of Commission Petition Required_ Petition Accepted Method of Payment 8/2/00 • 000000 0*00 • e • .6100• .••• • • • 6990 .•..•. 0666• • � • • • • • • • 0660 900.0 • i Sd]NNdld �? S10111HOW $' N urrio�Ada IWb vlw runos ®Vz — 'S t N �mik CW U p Eal N N LLO tl F Z 7 I � i 1 I 9 1 l I® � I z B 13. 13 [1 B IRE OF, I i I W F � W Q El E3 Ll 13 El a E3 E3 W < I paw $ I p ® tl p u II i Ij W Z � ' W I' w HE3B ® LU w 1� p ly fil I Q mi m ® _ y m fl U F- S ® Z _ r _ � m � AKERMAN SENTERFITT .•. . ATTORNEYS AT LAW ; 0000 ••o• • • • • • SUNTRUST INTERNATIONAL CENTER •• 0 6 •0000 � ONE SOUTHEAST THIRD AVENUE, 28ni FLOOR • 006:::o MIAMI, • • 0000 0000 MIAMI, FLORIDA 33131-1714 •• • PHONE(305) 374-5600 •FAX (305) 374-5095 • • • 0 00 0060 http://www.akerman.com 6 • P . 0000 000000 0660 0060 Joseph G.Goldstein 0 0 0000 6 0 0 0 0 (305)579-0609 • • April 3, 2001 ' www.gol.dsteinj@gtlaw.com • 6 6 0 6 s 6 6 0 0 6 • • 0 0 6.06••6 •666 0000.. • • 6 VIA HAND DELIVERY 6 ••••• 6666 6 00. Mr. Richard Lorber 00 Planning Director City of South Miami 6130 Sunset Drive South Miami, FL 33143 Re: Shoal Creek Properties, L.L.C. ("Shoal Creek") / Second Amended Letter of Intent and Filing of Modification to Application for a Comprehensive Plan Amendment of JPI Apartment Development, L.P. Dear Mr. Lorber This constitutes the second amended letter of intent to the pending application originally filed by JPI Apartment Development, L.P. ("JPI") for an amendment of the City of South Miami (the "City") Comprehensive Plan. As you may be aware, JPI filed an application during July of 2000 to amend the City's Comprehensive Plan / Future Land Use Map as it affected an approximately 2.68 acre parcel of vacant and unimproved property located at S.W. 59"Place and S.W. 70`h Street in the City (the "Original Application Property"). That request was scheduled for consideration by the City's Planning Board, but was deferred in order to allow the Application to be amended, with the understanding that the configuration of the Original Application Property may change in light of concerns expressed by certain owners of that land. JPI was; at the time, the contract purchaser who had assembled the Original Application Property through a series of purchase and sale agreements (the "Original Agreements"). ` In one form or another, those Original Agreements have been tenninated or assigned, and/or new agreements have been reached with a new entity, Shoal Creek Properties, L.L.C. for the acquisition of 1.98± acres of land (the "Revised Property"), which includes the majority of the Original Application Property. As you can see from the legal description and survey, which have been provided under separate cover, certain parcels that were within the Original Application Property, which fronted on S.W. 59"' Place, have been removed. As part of our first amended application, we had included a portion of right of way that was adjacent to Larkin Hospital. We had filed an application to close a portion of S.W. 61'Avenue and had intended to make that closed road part of our application area. This amendment removes that portion of the (MI629588;11 AKERMAN, SENTERFITT & EIDSON, P.A. FORT LAUDERDALE JACKSONVILLE ORLANDO TALLAHASSEE TAMPA WEST PALM BEACH • 0 • • • • • • 0000•• • •• 0040 • • • . • • • • • 0000 0000 • •• • • 0000 0 •00000 • • • • 0000 •• • 0.000• 0000 • • • •0.0 0000 •0400• 0000 • • 4.006• 0000 0 • • 0000 •0000• • • • 0000 • s 0000• • Mr. Richard Lorber 4/4/01 Page 2 application property. In addition, with this letter, we formally withdraw our application to close that street. As indicated in our first amended letter of intent, Shoal Creek has entered into contracts to purchase the Revised Property described in the attached Exhibit "A" (the "Revised Property") and seeks to amend the Application in the following manner: (1) establish Shoal Creek as the applicant, in place of JPI, which no longer has a contractual interest in any of this land; (2) modify the area subject to the Application to be the Revised Property; and (3) provide new plans, data, forms and supporting documentation to address the revised plans of Shoal Creek. The Revised Property is generally zoned as a Medium-Intensity Office District (MO) in the City's Official Zoning Map and is generally designated as a Mixed Use Commercial Residential district (which maintains a fifty foot height restriction) in the Comprehensive Plan / Future Land Use Map. It remains Shoal Creek's intent to amend the Comprehensive Plan / Future Land Use Map to include the Revised Property within the boundaries of the Transit Oriented Development District. The Property is situated directly across the street from the South Miami MetroRail facility and parking garage, and is surrounded by the following: a United States Post Office and the MetroRail facility to the east and southeast, respectively; Larkin General Hospital and a parking lot to the west; a condominium development to the north; and the garage of the 117 room Hotel Vila to the south. The Property is also located within a few short blocks of the University of Miami campus. Shoal Creek believes that this location is perfectly situated for a student residential facility, and is proposing the construction of a rental apartment building ranging between 48 feet.(on the north) and 77 feet (on the south) in height to be designed and marketed to meet the housing needs of the area, particularly young professionals who work downtown and need easy access to the MetroRail and to University of Miami undergraduate and graduate students. The local geography uniquely qualifies the Revised Property for inclusion in the City's Transit Oriented Development District (TODD). The TODD was created by the City Commission to surround the mass transit facility and to encourage high density uses which will promote the efficiency of the land use. The purpose of the TODD is to maximize the presence of the rapid transit center within walking distance of the district boundaries. As mentioned, the Revised Property is directly across the street from the South Miami MetroRail facility. Moreover, parcels east of, and one block south of the Property that abut the MetroRail facility are designated as TODD's on the City's Future Land Use Map. As you may be aware, it is Shoal Creek's understanding that the TODD designation had been considered for the Revised Property in early transit committee meetings. (M1629588;1) Mr. Richard Lorber 4/4/01 Page 3 In addition, the facility proposed for the Revised Property is consistent with the type of development intended for this land use designation. The maximum utilization of the TODD encourages high density residential uses in multi-story projects that are characteristic of transit- oriented developments. It is expected that residents of this facility will more regularly utilize the rapid transit system for going to work downtown or for attending classes and extracurricular activities at the University of Miami, who will also be more likely to walk and ride bicycles rather than consistently using vehicular transportation. Furthermore, redevelopment with high density uses is actually encouraged in the TODD through flexible zoning regulations. Bonus allocations are provided in the City's zoning code which are intended to accomplish the aforementioned goals of higher density residential development which reduces vehicular traffic, while at the same time, encouraging a high quality pedestrian environment. In short, the proposed apartment building is precisely the type of transit-oriented development contemplated by the TODD. As further justification for this application, an analysis of the impacts of the proposed student housing facility was prepared by the Curtis & Kimball Company and provided under separate cover for your review. In addition, preliminary site drawings, elevations and artists renderings are being provided so that City staff will have the opportunity to visualize what is being proposed. We do note, however, that the enclosed plans are conceptual and that they are being provided merely to represent the intent of the applicant as to height, bulk and general design for the project. Detailed site plans will be provided as part of the zoning application, should the City approve this revised application for an amendment to the Comprehensive Plan. To that end and based on the foregoing, Shoal Creek respectfully requests your favorable recommendation of this request for an amendment to the City's Comprehensive Plan / Future Land Use Map to include the Revised Property in the Transit-Oriented Development District. Sincerely, Jo G. old m attachments cc: Mr. Michael Getz Mr. J.W. Harris Mr. Tony White Stephen M. James, Esq. MIAMll]AMESS/1155116/_r @k01!.D0C/4/04/01 - f M1629588;1} EXHIBIT "A" SITE -� S.W. 68TH STREET w -� U w Q D 13 I i X12 a 11 a 1Q 0 i S.W. 69TH STREET Li z �j `// rn G� L'i t � Ln Ui 'k, �G Ui S.W. 70TH STREET LOCATION SKETCH. SCALE: V = 300' N LEGAL DESCRIPTION: Lots 8 thru 20, Block 15, REALTY SECURITIES CORPORATION'S TOWNSITE OF LARKINS, according to the plot thereof, as recorded in Plat Book 2 at Page 105 of the Public Records of Miami—Dade County, Florida. J.W. Harris & Company 2665 South Bayshore Drive • Suite 702 • Coconut Grove,FL 33133 Licensed Real Estate Broker Telephone:305.859.8420 • Facsimile:305.859.8410 Licensed Mortgage Broker April 3, 2001 Hand Delivered Mr. Richard Lorber Planning Director City of South Miami 6130S unset Drive South Miami, Fl. 33143 Dear Richard: I want to thank you and the other members of staff for meeting with our team on last Wednesday. I believe that our meeting in its entirety was productive and outlined what was needed to bring this development to fruition. Enclosed is a drawing of the building elevations, as you had requested, along 69`h Street and 70`h Street that was given to Lee Park Condominium Board, Reverend Green and Reverend Hall. Also enclosed,based on subsequent discussions with Sandy Youkilis,is a revised Letter ofIntent and Justification for Amendment, 24 copies of the revised Public Facilities Impact Report, one revised original signed and sealed survey and one reduced copy at 11"x 17", fifteen copies of the site plan, and two additional mailing labels sets. With the exception of the more detailed traffic report this information should complete all ofthe items needed for submittal. Rob is working on setting up a meeting with our traffic engineer to meet with you and Mr. Subrata Basu as quickly as possible. If you have any questions or additional information is needed please call Rob or me at your convenience. Sincerely, J. W. HARRIS & COMP .... . 900 9 ••••9 . 0600 Michael J. Getz • 66.6 Development Director •••• ••• ••••• •••• cc: Jim Harris Joe Goldstein, Esq. •;• ••• ••• ; ••• Tony White George Mouriz 6666 . 6666 . . . . . . Rob Curtis File • 0 . . 6090 • . . 000 000 900•• . • . . H . 0 0 909 00.90 • 0 000 0000 I 4 •••• • 0:6** • 00000 • :*Soo • • • • • • • • •••• ••••• ••• •••• • • • • • ••• • • ••• • • ••• • • • • • • • • • • • • • • • • ••• ••• • • • •••• • • • • • • • • • :000: • • • •• •• • • • •••• ••• • • ••••• ••• I ® 0w / em o__ E # ca m CL f f \ \ ) § » e 0 A § 0 a / ) = e \ \ c3 e - \ § \ 3 / / k k / 00 @ / & » k / w § - @ \ / > _ _ w $ f (Dk \ N � ] @ » K . ° ~ / ¢ n # \ N) % $ C.) _ / / \ / 0 D c 0 \ / / (D A: m e e 2 - m d / > m n Gq (D q 96) , \ / 0- % cn § f ° n / / ems / o o c= 0_ o /\ ® r ® e Q . C) ƒ \ 0 2 5' » sggEq ° § ° ° ° © � � k zr o . 5'e o / «� 0 n = 3 / \ % E 2 \\ \C) � / � \ / 0 � / / 0 REQUEST FOR PUBLIC RECORDS For reference and record purposes, may we have the following: Name: dq C,krnv 0�n Address: 6 J_z Fj Daytime Telephone Number: ® I REQUEST TO VIEW THE FOLLOWING DOCUMENTS': ,/ ' f�,(1�4'!5� G`t� Gt l�'��/''U!�'h• �a�' �Vl ,/.�.P'V l�f!''1 eqS- Z o 2-o L4/oc4 S11 d I REQUEST COPIES OF THE FOLLOWING DOCUMENTS: 0� A2 fi�TD I Co r 6,-l-12 .4r, STAFF TIME TO MONITOR: hour(s) x $25.00/ hour STAFF TIME FOR RESEARCH: hour(s) x $25.00/ hour NUMBER OF8V2x 11 inch PHOTOCOPIES x 15 cents/sheet NUMBER OF OTHER ORIGINALS (special order) x PRICE PER ITEM SUB-TOTAL TOTAL COST FOR THIS REQUEST FOR PUBLIC RECORDS Customer's Signature Today's Date : 3°i.: NOTICE OF PUBLIC HEARINd�'I". - CITY OF SOUTH MIAMI ";zti >Fa - c.�; PLANNING AND ZONING DEPARTMENT_ MIAMI DAILY BUSINESS REVIEW '6180SUNSET'.ofliVt,.SOU*MiAfAii-:K Published Daily except Saturday,Sunday and -. PHONE:(905)663.6326;FAX Iks(305)"66-1-.- % -- Legal Holidays - Miami,Miami-Dade County,Florida. On Tuesday,May 8,2001,at 7:30 P.M.the City of South Miami Lo-' STATE OF FLORIDA cal Planning Agency(Planning Board)will conduct a Public Hearing COUNTY OF MIAMI-DADE: in the City Commission Chambers at the above address on the fol- lowing Item: Before the undersigned authority personally appeared ---= Octelma V. Ferbeyre, who on oath says that she is the ITEM LPA-01-001 Supervisor, Legal Notices of the Miami Daily Business Applicant:Shoal Creek Properties LLC. Review f/k/a Miami Review,a dally(except Saturday,Sunday Request: Consideration of an application to amend the Future..Land and Legal Holidays)newspaper,published at Miami in Miami- Use Map of the South Miami Comprehensive Plan by changing the future Dade County, Florida; that the attached copy of advertise- land use category from_the_Mixed-Use Commercial Residential„(Four- ment,being a Legal Advertisement of Notice in the matter of story height)category,to the TODD,Transit Oriented Development,Dis:_ trict category(Flexible_height up to 6 stories)on a 1.08 acre'vacant.site,` CITY OF SOUTH MIAMI said property being legally described is Lots 8 through 20,Block'15;LAR-' PUBLIC HEARING 5/8/01 KINS TOWNSITE SUBDIVISION.The site is located at the riortheast oor- ner of S.W.70th St.and S.W.61 st'Ave:The purpose of the application is ITEM LPA—01—0 01 AND to allow for the future construction of a rental apartment building:-:,�� ITEM PB-01-004 At the conclusion of the Local Planning Agency meeting as set XXXXX forth above;the Planning Board will conduct a Public Hearing on the in the Court, following item: • ' was pub lis a in said ew paper in the issues of ! A)l r 2 or ITEM:PB-01-004 Applicant:AT&T Wireless Services: . , Request:a Resolution of the Mayor and the City Commission of the�i City Of South Miami relating to a request pursuant. to Section-20-10.6 of the Land Development Code for special use approval to construct a Affiant further says that the said Miami Daily Business stealth cellular communications facility(flagpole)on the YMCA property l Review is a newspaper published at Miami in said Miami located at 4300 S.W.58th Ave,, within the'PI',Publiclinstitufional Zoning Dade County, Florida, and that the said newspaper has District, 1 heretofore been continuously published in said Miami-Dade County, Florida, each day(except Saturday, Sunday and All interested parties are urged to attend.Objections or expressions of Legal Holidays)and has been entered as second class mail approval may be made in person at the hearing or filed in writing pdorto or i matter at the post office in Miami In said Miami-Dade at the hearing.The Planning Board reserves the right to recommend to County,Florida,for a period of one year next preceding the the City Commission whatever the board considers in the best interest for first publication of the attached copy of advertisement;and the area involved.Interested parties requesting information are asked to! affiant further says that she has paid nor promised contact the Plann ftg and Zoning Department by calling 663-6326 or writ any person,firm or rpora any di ouni rebate,cony i ina djht'address indicated above. mission or refun r he ose of se ring this advertise- You are hereby advised that if any person desires to appeal any deci- ment for public ion id newsy r. sion made,with respect to any matter considered at this meeting or hear- ing,such person will need a record of the proceedings,and for such pur pose 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 base'd-(F.S.286.0105). Refer to hearing number when Sw rn to annd�Wsubscribd e me th s making any inquiry.: :.:; 27 �prll 001 4/27 01-3 78/157519M y `.' ,b!, ...WG A&............ (SEAL) 7F1CMLNOTAHR,(SFX Octelma V.Ferbeyr �onalitikpwn 1 H MAMAR NUA < � � f38 D 'f;P F1.�� 140N EXP1Fi�8 GB The Herald THURSDAY,APRIL 26,2001 v CITY OF SOUTH MIAMI NOTICE OF COMPREHENSIVE PLAN AMENDMENT NOTICE OF PUBLIC HIEARING 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, May 8, 2001 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-01-001 Applicant: Shoal Creek Properties L.L.C. 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 1.98 acre vacant site, said property being legally d 'bed as Lots 8 through 20, Block 15, LARK TOWNSITE SUBDIVISION. The site is located at the northeast corner of S.W. 70th St. and S. 61 st Ave. The purpose of the application is to a1W for the future construction of a rental apartment building. Shoal Creek bevelopment Project F�ilimu I PROPERT PROPER" J OFFI E I9 SOUTH MIAMI METRORAIL/ g I 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 submittal 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 matter, please call 0305) 663-6326. j rn . r FLOOR FIGHT:House Democratic leader Rep.Lois Frankel,D-West P Republicans from rolling significant bills through to passage on the How Democrats paralyze 'H( in rules argument with BY LESLEY CLARK "1'm comfortable while Iclark @herald.com member bills are dying on the vine,the priorities of the gover- TALLAHASSEE& Com- nor, the Senate president and plairing they've be steam- the House can be met,regard- rollergd by the Republican less of what Rep.Lois Frankel majority and shut o secret decides she wants to do," said budget meetings,HoDemo- Feeney, who alerted Gov. Jeb crats launched a tactical Bush and Senate President John offense Wednesday, stalling McKay to the Democratic work in the House three times "obstruction." and infuriating the GOP. The power tussle began The dispute turned acrimo- when Democrats complained nious when Republicans, who that the agenda for Wednesday accused the Democrats of play- was not ready by the time the e ing "political games," turned House rules require. Republi- the tables by forcing through a cans said they had computer change in House rules to allow problems putting the agenda House leadership to bring legis- out but conceded that it vio- lation to the floor for debate lated House rules. with little notice. The Democrats, outnum- The head-butting meant bered in the Legislature 77-43, lawmakers spent limited time successfully postponed action debating legislation and served on 133 bills that were to have to inflame.partisan tensions been heard for the first time with a little over a week left in Wednesday. Republicans the legislative session and hun- responded by opening debate dreds of bills yet to be heard. on bills that had already been It also resulted in an given initial approval. unscheduled late-night meeting The spat escalated when by the full House — with the Frankel, a West Palm Beach doors to the House chamber Democrat,insisted that the 66- locked to prevent members page election reform bill be From leaving after Democrats read aloud — a task that took tried to stonewall legislative an hour and a half.She needed action by calling for reading a 41 votes to secure the measure gill word by word, page by and used the time to hold a page. press conference, denouncing House Speaker Tom Feeney the budget agreement for not accused the party,led by House including more money for Minority Leader Rep. Lois health and human services. Frankel, of holding the House Feeney and Senate President `hostage"to its budget requests John McKay brokered an agree- and promised to make sure .ment to settle a budget impasse ?,epublican bills are heard even in a private meeting Tuesday, f Democrats continue to hold and Frankel blasted the results, zp deliberations. which include $175 million in Iuca,ssi@herald.com 305-376-2k557 or 954-764-7( s COURTESY SUMMARY NOTICE CITY OF SOUTH MIAMI N; © Planning and Zoning Department I c 3 6130 Sunset Drive,South Miami,Florida 33143 Phone:(305)663-6326;Fax#:(305)666-4591 N On Tuesday, May 8, 2001,at 7:30 P.M..the City of South Miami Local Planning �. as Agency(Planning Board)will conduct a Public Hearing in the City Commission : Chambers at the above address on the following item: } o Consideration of an application to amend the Future Land Use Map of t y the South Miami Comprehensive Plan by changing the future land use category from the Mixed-Use Commercial Residential (Four-story �p height) category to the TODD, Transit Oriented Development District category(Flexible height up to 8 stories)on a 1.98 acre vacant site,said a L property being legally described as Lots 8 through 20, Block 15, I LARKINS TOWNSiTE SUBDIVISION. The site is located at the northeast corner of S.W.70th St.and S.W.61 st Ave.The purpose of the H application is to allow for the future construction of a rental apartment . building s Lu A 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: E 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 construct a stealth cellular communications facility (flagpole) on the YMCA property f located at 4300 S.W. 58th Ave.,within the"PI". Public/Institutional Zoning District. i For more information regarding these applications or any matter,please call(305)663-6326 s 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(F.S.286.0105).Refer to hearing number when making any inquiry. NOTICE OF PUBLIC HEARING CITY OF SOUTH MIAMI t PLANNING AND ZONING DEPARTMEKT MIAMI DAILY BUSINESS REVIEW '6130 SUN SET.DRIVE;,SOUTH MIAM1 FLORIDA 33143 J=x Published Daily except Saturday,Sunday and - '^`PHONE:(305)663.6326;FAX k-(305)`666-4591 =94 Legal Holidays 10 kA,;R -.y:!;.y •' '. Miami,Miami-Dade County,Florida. On Tuesday,May 8,2001,at 7:30 P.M.the City of South Miami Lo- STATE OF FLORIDA cal Planning Agency(Planning Board)will conduct a Public Hearing i COUNTY OF MIAMI-DADE: in the City Commission Chambers at the above address on the fol- lowing item: Before the undersigned authority personally appeared "'— —• _ - Octelma V. Ferbeyre, who on oath says that she is the ITEM LPA-011001 *n v Supervisor, Legal Notices of the Miami Daily Business Applicant:Shoal Creek Properties L.L.C. Review f/k/a Miami Review,a daily(except Saturday,Sunday Request: Consideration'ot an application to amend the.Future:Land and Legal Holidays)newspaper,published at Miami in Miami- Use Map of the South Miami C_ omprehensive Plan,by changing the future Dade County, Florida; that the attached copy of advertise- land use category from,the Mixed-Use Commercial Residential,(Four- ment,being a Legal Advertisement of Notice in the matter of story height)category to the TODD,Transit Oriented Developm t :Dis trict category(Flexible height up to 8 stories)on,a 1.98 acre vacant.site, CITY OF SOUTH MIAMI said pioperty being legally descrilied its Lots8ttfrough20,Blockl5,LAR-' PUBLIC HEARING 5/8/01 KINS TOWNSITE SUBDIVISION.The site is located at the northeast oor- ner of S.W.70th St.•and,S.W.`6tst Ave.The purpose of the application is ITEM LPA—01—0 01 AND to allow for the.future constriction of a rental apartment buliding.`- .; ITEM PB-01-004 1�e7:tr At the conclusion of the Local Planning Agency meeting as set foith'ebove;the Planning Board will conduct a Public Hearing on the in the............XXXXX..................... Court, following Item:,: - ^. w pu " r , 2 blis a in said ew 0-1 paper in the issues of ITEM PB-01-004 6 Applicant:AT&T Wireless Services , Request:A Resolution;of the Mayor and the City Commission of the. City Of-South Miami relating Ida,request pursuant to Section 20-10.6 of the Land Devel6oment`Cbde for special use approval to construct a stealth cellular comrriunicalions facility(flagpole)on the YMCA property Affiant further says that the said Miami Daily Business located at 4300 S.W.58th Ave,within the"PI',Publictinstitutional Zoning Review is a newspaper published at Miami in said Miami- District, Dade County, Florida, and that the said newspaper has heretofore been continuously published in said Miami-Dade All interested parties are urged to attend.Objections or expressions of County, Florida, each day(except Saturday, Sunday and Legal Holidays)and has been entered as second class mail approval may be made in person at the hearing or tiled in writing priorto or matter at the post office in Miami in said Miami-Dade at the hearing.The Planning Board reserves the right to recommend to{ County,Florida,for a period of one year next preceding the the City Commission whatever the board considers in the best interest for first publication of the attached copy of advertisement;and the area involved.Interested parties requesting information are asked to affiant further says that she has paid or promised contact the Planning and Zoning Department by calling 663-6326 or writ- any person,firm or Mail %nt,rebate,com• [inaJo,the_address'i_ndioated above. _ mission or refun g this advertise- You are hereby advised"that if any person desires to appeal any deci- ment for public ion sion made.with respect.to any matter considered at this meeting or hear- ing,such person will need a record of the proceedings,and for such pure; pose 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„(F.S. 286.0105). Refer to hearing number when making any inquiry.' 2,7 Pr ld before me th�0 01 •4/27 _-_A ;: 01-3 78/j57519M ..... day of ................................ A.D........ ....4�, / � .--.......... (SEAL) OFFCYILNOTARYSFx Octelma V.Ferbeyr onaPSNI own F&HOMHMARMER n S � �NU 58 7j 4 MY COMMUM EXPM OF f�� APR.24 CURTIS KI M BA L Memorandum VIA HAND DELIVERY i l Date: March 28, 2001 i To: Richard Lorber, Planning Director From: Rob Curtis 1 RE; Shoal Creek Comp Plan Amendment Application In your February 28, 2001, memorandum to Subrata Basu, you presented your preliminary comments on the Shoal Creek application to amend the City's Comprehensive Plan. We appreciate your analysis and suggestions and, using your numbering system, offer the following responses: i 1. Shoal Creek Properties agrees with the City's analysis of advertising costs and estimated staff time associated with the original application. A check in the amount of$9,331x4.5 was submitted on March 21, 2001. 2.a!. artists' renderings of the proposed development were submitted on March 21, 2001. 2.b. A consent form signed by Rita Levin, one of the property owners, was submitted on March 21, 2001. 2.c. With regard to the application for street vacation, please see response to item 6. 3. Taking into consideration the concern about buildin g height,ht, Shoal Creek Properties proposes a project design with two heights, stepping down from 77 feet (eight stories) on the south side to 43'-48' (five stories) on the north side. Enclosed with this Memo is a drawing titled Neighborhood Cross Section showing allowed building heights on adjacent properties. In order to address staff's concern that the "TODD land use category could allow up to 8 stories on all sides", it is the intent of the applicant that the applications for rezoning, site plan, and comprehensive plan amendment be coordinated so final action for all three items is taken at the same City Commission hearing. The applicant will file the zoning and site plan applications once the comprehensive plan amendment application is transmitted to the Florida Department of Community Affairs for their Objections, Recommendations, and Comments (ORC) review. 4. The project as now proposed will have 225-250 units, depending on the mix of sizes of the units. We believe that the relevant issue is best addressed by I COMMUNITY & NATURAL RESOURCE PLANNING - CONSENSUS BUILDING � REGULATORY APPROVALS THE CURTIS&KIMBALL COMPANY 4101 LAGUNA STREET CORAL GABLES,FLORIDA 33146 PHONE(305)648-0050 FAX(305)648-0052 Y W Richard Lorber March 28, 2001 Page 2 analyzing the floor area ratio (FAR) and the capacity of the infrastructure rather than addressing density. We believe that a net leaseable area (NLA) FAR of approximately 2.0 is reasonable and that the infrastructure is more than sufficient to support the project. 51 The applicant believes that the best examples of comparable projects are located in Fort Lauderdale and Hollywood, and has revised the application with additional information focusing on these projects. 6.. The applicant is withdrawing the request for street vacation as of this date. 7. A revision to the most recent application will be submitted based upon a 1.98 acre parcel. 8. Determination of building height was addressed in item 3; density for the site in item 4; and the request for street vacation in item 6. Additionally enclosed is a revised site plan and a cross-section of the development showing the relationship of heights to existing properties to the north and south. Enclosure f .......................... .......................... 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, May 8, 2001 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-01-001 Applicant : Shoal Creek Properties L.L.C. 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 1.98 acre vacant site, said property being legally described as Lots 8 through 20, Block 15, LARKINS TOWNSITE SUBDIVISION. The site is located at the northeast corner of S.W. 70th St. and S.W. 61" Ave. The purpose of the application is to allow for the future construction of a rental apartment building. 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 matter, please call (305) 663- 6326 4 CITY OF SOUTH MIAMI POLICE DEPARTMENT INTER-OFFICE MEMORANDUM TO: All Personnel FROM: Commissioner Mary Scott Russell�l DATE: April 20, 2001 SUBJECT:- Breast Cancer Awareness Tag We have all seen the specialty tags for everything from universities to sports franchises, from saving manatees to saving kids. Now there is a new tag being requested of the Florida Legislature. This one is to raise awareness as well as money for breast cancer research. Please take a few minutes to fill out the form. 30,000 are needed to get the Legislature to consider approval. Please be assured that the wording of the form says "intends" to purchase but in NO WAY commits you to doing so once the tag is approved. Return completed forms to Asst. Chief Feldman. MGR/sh e, r � i b V r SOUTH MIAMI HOMEOWNERS ASSOCIATION Apri 130, 2001 South Miami Planning Board Richard Lorber City of South Miami 6130 Sunset Drive South Miami, Florida 33143 Dear Planning Board, The SMHA opposes the requested change in the future land use category of the vacant site, located at the northeast corner of SW 70 St. and SW 61 Avenue (legally described as Lots 8 through 20, Block 15, Larkins Townsite Subdivision); from the Mixed-Use Commercial Residential (four-story height) to the TODD District category (flexible height up to eight stories), for the following reasons: 1. Increasing the allowable height will increase the traffic impact of a new development, which will certainly adversely impact nearby single-family residential neighborhoods. Speculative traffic studies can be made to show almost any result that is desired; however, in reality, when buildings are made larger with more people using them, traffic invariably gets worse. In the City of South Miami Comprehensive Plan, Future Land Use Element, Goals, Objectives and Polices; Goal 1 states, "To preserve and enhance the City's small town character, especially the quality of life in the existing single-family residential neighborhoods." 2. As can be seen on the City of South Miami Official Zoning Map, the site is not adjacent'to the existing TODD Mixed Use 5 zoning district (four-story maximum, up to eight-stories with bonus). 3. The "Hometown Plan" Area 2 proposes that if building heights are increased above four-stories, it should be limited to properties fronting Sunset Drive or SW 62 Avenue south of SW 70 Street and North of Dixie Highway. The property in question does not front either of these roads and is north of SW 70 Street. 4. An increased building height does not fit well with the existing, adjacent properties. To the east is a small vacant property up to SW 59 Place; across SW 59 Place, is a one-story Post Office. To the west, across SW 61 Avenue, is a parking lot, then a two story building. To the north, across SW 69 Street is a two story condominium complex. To the south, across SW 70 Street is a four-story hotel, a one story building at the comer of SW 70 Street and SW 59 Place, and a one-story building at the corner of SW 70 Street and SW 61 Avenue. Hence, the property in question is bordered mostly by one and two-story buildings. An increase in building height to a maximum eight-stories is not compatible SMHA, P.O. Box 432793, South Miami, FL 33143 w y 2 with existing, adjacent property uses. In the City of South Miami Comprehensive Plan, Future Land Use Element, Goals, Objectives and Polices; Policy 1.1.2 states, "In reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent uses shall be the major determinant." It should be noted that the Goals, Objectives and Policies sections of the Comprehensive Plan are adopted components making them local law(see Editor's Note at the beginning of the City of South Miami Comprehensive Plan). 5. An increased building height does not fit well with the existing, adjacent zoning districts, as shown on the City of South Miami Official Zoning Map. The property in question is presently zoned Medium-intensity Office (four-story maximum). The small property to the east is zoned Medium-Intensity Office (four-story maximum). Further to the east, across SW 59 Place, is zoned TODD Mixed Use 4 (two-story maximum). To the west, across SW 61 Avenue, is zoned Hospital (four-story maximum). To the north, across SW 69 Street, is zoned Low Density Multi family Residential (two-story maximum). To the south, across SW 70 Street, is zoned Medium-Intensity Office (four-story maximum). Hence, the property in question is bordered on three sides by zoning districts with a maximum height of four-stories, and on one side by a district with a maximum height of two-stories. Allowing an increase in height to a maximum eight-stories is not compatible with adjacent zoning districts. Again, Policy 1.1.2, of the Future Land Use Element of the Comprehensive Plan, is cited; "In reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent uses shall be the major determinant." This has the force of law. 6. The Future Land Use Map gives a slightly better picture of compatibility with adjacent properties than does existing properties or zoning districts. The property in question is bordered on all four sides by Land Use Categories with a four-story limit, and across SW 59 Place by the TODD (4+4-story) category. However, this is still not compatible with the proposed eight-stories for the property in question. Compatibility with adjacent properties should not be ascertained by looking at the Future Land Use Map because one category is inaccurately portrayed and categories are overly broad in respect to allowable heights. The TODD (4+4-story) category is inaccurately used because it also includes zoning districts TODD (MU-4) and TODD (LI-4) that have maximum heights of two and one stories prospectively. In fact, all of the TODD (4+4-story) category north of SW 70 Street, is zoned for one or two story maximum heights. The Multiple-Family Residential (four-story) category includes zoning districts that have both two and four-story limits. In fact, all of the Multiple-Family Residential category north of SW 70 Street is zoned for a two-story limit. Only by looking at existing adjacent properties and adjacent zoning districts can an accurate evaluation of compatibility with adjacent properties be made. SMHA, P.O. Box 432793, South Miami,FL 33143 da 3 7. We believe that in order to be compliant with Policy 1.1.2 of the Future Land Use Element of the Comprehensive Plan, the property in question should have a four-story limit. 8. Granting this change in the future land use category would contradict local law, set a'bad precedent, and undermine the Land Development Code. Sincerely, Francis Meltzer President SMHA,P.O. Box 432793, South Miami, FL 33143 fir^ ✓ I SOUTH MIAMI HOMEOWNERS ASSOCIATION April 30, 2001 South Miami Planning Board Richard Lorber City of South Miami 6130 Sunset Drive South Miami, Florida 33143 Dear Planning Board, The SMHA opposes the requested change in the future land use category of the vacant site, located at the northeast corner of SW 70 St. and SW 61 Avenue (legally described as Lots 8 through 20, Block 15, Larkins Townsite Subdivision); from the Mixed-Use Commercial Residential (four-story height) to the TODD District category (flexible height up to eight stories), for the following reasons: 1. Increasing the allowable height will increase the traffic impact of a new development, which will certainly adversely impact nearby single-family residential neighborhoods. Speculative traffic studies can be made to show almost any result that is desired; however, in reality, when buildings are made larger with more people using them, traffic invariably gets worse. In the City of South Miami Comprehensive Plan, Future Land Use Element, Goals, Objectives and Polices; Goal 1 states, "To preserve and enhance the City's small town character, especially the quality of life in the existing single-family residential neighborhoods." 2. As can be seen on the City of South Miami Official Zoning Map, the site is not adjacent to the existing TODD Mixed Use 5 zoning district (four-story maximum, up to eight-stories with bonus). 3. The "Hometown Plan" Area 2 proposes that if building heights are increased above four-stories, it should be limited to properties fronting Sunset Drive or SW 62 Avenue south of SW 70 Street and North of Dixie Highway. The property in question does not front either of these roads and is north of SW 70 Street. 4. An increased building height does not fit well with the existing, adjacent properties. To the east is a small vacant property up to SW 59 Place; across SW 59 Place, is a one-story Post Office. To the west, across SW 61 Avenue, is a parking lot, then a two story building. To the north, across SW 69 Street is a two story condominium complex. To the south, across SW 70 Street is a four-story hotel, a one story building at the comer of SW 70 Street and SW 59 Place, and a one-story building at the corner of SW 70 Street and SW 61 Avenue. Hence, the property in question is bordered mostly by one and two-story building's. An increase in building height to a maximum eight-stories is not compatible SMHA,P.O. Box 432793, South Miami, FL 33143 r 2 with existing, adjacent property uses. In the City of South Miami Comprehensive Plan, Future Land Use Element, Goals, Objectives and Polices; Policy 1.1.2 states, "In reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent uses shall be the major determinant." It should be noted that the Goals, Objectives and Policies sections of the Comprehensive Plan are adopted components making them local law(see Editor's Note at the beginning of the City of South Miami Comprehensive Plan). 5. An increased building height does not fit well with the existing, adjacent zoning districts, as shown on the City of South Miami Official Zoning Map. The property in question is presently zoned Medium-Intensity Office (four-story maximum). The small property to the east is zoned Medium-Intensity Office (four-story maximum). Further to the east, across SW 59 Place, is zoned TODD Mixed Use 4 (two-story maximum). To the west, across SW 61 Avenue, is zoned Hospital (four-story maximum). To the north, across SW 69 Street, is zoned Low Density Multi family Residential (two-story maximum). To the south, across SW 70 Street, is zoned Medium-Intensity Office (four-story maximum). Hence, the property in question is bordered on three sides by zoning districts with a maximum height of four-stories, and on one side by a district with a maximum height of two-stories. Allowing an increase in height to a maximum eight-stories is not compatible with adjacent zoning districts. Again, Policy 1.1.2, of the Future Land Use Element of the Comprehensive Plan, is cited; "In reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent uses shall be the major determinant." This has the force of law. 6. The Future Land Use Map gives a slightly better picture of compatibility with adjacent properties than does existing properties or zoning districts. The property in question is bordered on all four sides by Land Use Categories with a four-story limit, and across SW 59 Place by the TODD (4+4-story) category. However, this is still not compatible with the proposed eight-stories for the property in question. Compatibility with adjacent properties should not be ascertained by looking at the Future Land Use Map because one category is inaccurately portrayed and categories are overly broad in respect to allowable heights. The TODD (4+4-story) category is inaccurately used because it also includes zoning districts TODD (MU-4) and TODD (LI-4) that have maximum heights of two and one stories prospectively. In fact, all of the TODD (4+4-story) category north of SW 70 Street, is zoned for one or two story maximum heights. The Multiple-Family Residential (four-story) category includes zoning districts that have both two and four-story limits. In fact, all of the Multiple-Family Residential category north of SW 70 Street is zoned for a two-story limit. Only by looking at existing adjacent properties and adjacent zoning districts can an accurate evaluation of compatibility with adjacent properties be made. SMHA,P.O. Box 432793, South Miami, FL 33143 II :N :�. 3 7. We believe that in order to be compliant with Policy 1.1.2 of the Future Land Use Element of the Comprehensive Plan, the property in question should have a four-story limit. 8. Granting this change in the future land use category would contradict local law, set a bid precedent, and undermine the Land Development Code. Sincerely, Francis Meltzer President i I I i SMHA,P.O. Box 432793, South Miami, FL 33143 i SOUTH MIAMI HOMEOWNERS ASSOCIATION April 30, 2001 South Miami Planning Board Richard Lorber City of South Miami 6130 Sunset Drive South 'Miami, Florida 33143 Dear Planning Board, The SMHA opposes the requested change in the future land use category of the vacant site, located at the northeast corner of SW 70 St. and SW 61 Avenue (legally described as Lots 8 through 20, Block 15, Larkins Townsite Subdivision); from the Mixed-Use Commercial Residential (four-story height) to the TODD District category (flexible height up to eight stories), for the following reasons: 1. Increasing the allowable height will increase the traffic impact of a new development, which will certainly adversely impact nearby single-family residential neighborhoods. Speculative traffic studies can be made to show almost any result that is desired; however, in reality, when buildings are made larger with more people using them, traffic invariably gets worse. In the City of South Miami Comprehensive Plan, Future Land Use Element, Goals, Objectives and Polices; Goal 1 states, "To preserve and enhance the City's small town character, especially the quality of life in the existing single-family residential neighborhoods." 2. As can be seen on the City of South Miami Official Zoning Map, the site is not adjacent to the existing TODD Mixed Use 5 zoning district (four-story maximum, up to eight-stories with bonus). 3. The "Hometown Plan" Area 2 proposes that if building heights are increased above four-stories, it should be limited to properties fronting Sunset Drive or SW 62 Avenue'south of SW 70 Street and North of Dixie Highway. The property in question does not front either of these roads and is north of SW 70 Street. 4. An increased building height does not fit well with the existing, adjacent properties. To the east is a small vacant property up to SW 59 Place; across SW 59 Place, is' a one-story Post Office. To the west, across SW 61 Avenue, is a parking lot, then a two story building. To the north, across SW 69 Street is a two story condominium complex. To the south, across SW 70 Street is a four-story hotel, a one story building at the comer of SW 70 Street and SW 59 Place, and a one-story building at the corner of SW 70 Street and SW 61 Avenue. Hence, the property in question is bordered mostly by one and two-story buildings,. An increase in building height to a maximum eight-stories is not compatible SMHA, P.O. Box 432793, South Miami, FL 33143 w 2 with existing, adjacent property uses. In the City of South Miami Comprehensive Plan, Future Land Use Element, Goals, Objectives and Polices; Policy 1.1.2 states, "In reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent uses shall be the major determinant." It should be noted that the Goals, Objectives and Policies sections of the Comprehensive Plan are adopted components making them local law(see Editor's Note at the beginning of the City of South Miami Comprehensive Plan). 5. An increased building height does not fit well with the existing, adjacent zoning districts, as shown on the City of South Miami Official Zoning Map. The property in question is presently zoned Medium-intensity Office (four-story maximum). The small property to the east is zoned Medium-Intensity Office (four-story maximum). Further to the east, across SW 59 Place, is zoned TODD Mixed Use 4 (two-story maximum). To the west, across SW 61 Avenue, is zoned Hospital (four-story maximum). To the north, across SW 69 Street, is zoned Low Density Multi family Residential (two-story maximum). To the south, across SW 70 Street, is zoned Medium-Intensity Office (four-story maximum). Hence, the property in question is bordered on three sides by zoning districts with a maximum height of four-stories, and on one side by a district with a maximum height of two-stories. Allowing an increase in height to a maximum eight-stories is not compatible with adjacent zoning districts. Again, Policy 1.1.2, of the Future Land Use Element of the Comprehensive Plan, is cited; "In reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent uses shall be the major determinant." This has the force of law. 6. The Future Land Use Map gives a slightly better picture of compatibility with adjacent properties than does existing properties or zoning districts. The property in question is bordered on all four sides by Land Use Categories with a four-story limit, and across SW 59 Place by the TODD (4+4-story) category. However, this is still not compatible with the proposed eight-stories for the property in question. Compatibility with adjacent properties should not be ascertained by looking at the Future Land Use Map because one category is inaccurately portrayed and categories are overly broad in respect to allowable heights. The TODD (4+4-story) category is inaccurately used because it also includes zoning districts TODD (MU-4) and TODD (LI-4) that have maximum heights of two and one stories prospectively. In fact, all of the TODD (4+4-story) category north of SW 70 Street, is zoned for one or two story maximum heights. The Multiple-Family Residential (four-story) category includes zoning districts that have both two and four-story limits. In fact, all of the Multiple-Family Residential category north of SW 70 Street is zoned for a two-story limit. Only by looking at existing adjacent properties and adjacent zoning districts can an accurate evaluation of compatibility with adjacent properties be made. SMHA,P.O. Box 432793, South Miami, FL 33143 3 7. 'We believe that in order to be compliant with Policy 1.1.2 of the Future Land Use Element of the Comprehensive Plan, the property in question should have a four-story limit. 8. Granting this change in the future land use category would contradict local law, set a bad precedent, and undermine the Land Development Code. Sincerely, Francis Meltzer President SMHA,P.O. Box 432793, South Miami, FL 33143 r` 1 SOUTH MIAMI HOMEOWNERS ASSOCIATION April 30, 2001 South Miami Planning Board Richard Lorber City of South Miami 6130 Sunset Drive South Miami, Florida 33143 Dear Planning Board, The SMHA opposes the requested change in the future land use category of the vacant site, located at the northeast corner of SW 70 St. and SW 61 Avenue (legally described as Lots 8 through 20, Block 15, Larkins Townsite Subdivision); from the Mixed-Use Commercial Residential (four-story height) to the TODD District category (flexible height up to eight stories), for the following reasons: 1. Increasing the allowable height will increase the traffic impact of a new development, which will certainly adversely impact nearby single-family residential neighborhoods. Speculative traffic studies can be made to show almost any result that is desired; however, in reality, when buildings are made larger with more people using them, traffic invariably gets worse. In the City of South Miami Comprehensive Plan, Future Land Use Element, Goals, Objectives and Polices; Goal 1 states, "To preserve and enhance the City's small town character, especially the quality of life in the existing single-family residential neighborhoods." 2. As can be seen on the City of South Miami Official Zoning Map, the site is not adjacent to the existing TODD Mixed Use 5 zoning district (four-story maximum, up to eight-stories with bonus). 3. The "Hometown Plan" Area 2 proposes that if building heights are increased above four-stories, it should be limited to properties fronting Sunset Drive or SW 62 Avenue south of SW 70 Street and North of Dixie Highway. The property in question does not front either of these roads and is north of SW 70 Street. 4. An increased building height does not fit well with the existing, adjacent properties. To the east is a small vacant property up to SW 59 Place; across SW 59 Place, is a one-story Post Office. To the west, across SW 61 Avenue, is a parking lot, then a two story building. To the north, across SW 69 Street is a two story condominium complex. To the south, across SW 70 Street is a four-story hotel, a one story building at the comer of SW 70 Street and SW 59 Place, and a one-story building at the corner of SW 70 Street and SW 61 Avenue. Hence, the property in question is bordered mostly by one and two-story buildings. An increase in building height to a maximum eight-stories is not compatible SMHA, P.O. Box 432793, South Miami, FL 33143 2 with existing, adjacent property uses. In the City of South Miami Comprehensive Plan, Future Land Use Element, Goals, Objectives and Polices; Policy 1.1.2 states, "in reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent uses shall be the major determinant." It should be noted that the Goals, Objectives and Policies sections of the Comprehensive Plan are adopted components making them local law(see Editor's Note at the beginning of the City of South Miami Comprehensive Plan). 5. An increased building height does not fit well with the existing, adjacent zoning districts, as shown on the City of South Miami Official Zoning Map. The property in question is presently zoned Medium-Intensity Office (four-story maximum). The small property to the east is zoned Medium-Intensity Office (four-story maximum). Further to the east, across SW 59 Place, is zoned TODD Mixed Use 4 (two-story maximum). To the west, across SW 61 Avenue, is zoned Hospital (four-story maximum). To the north, across SW 69 Street, is zoned Low Density Multi family Residential (two-story maximum). To the south, across SW 70 Street, is zoned Medium-Intensity Office (four-story maximum). Hence, the property in question is bordered on three sides by zoning districts with a maximum height of four-stories, and on one side by a district with a maximum height of two-stories. Allowing an increase in height to a maximum eight-stories is not compatible with adjacent zoning districts. Again, Policy 1.1.2, of the Future Land Use Element of the Comprehensive Plan, is cited; "In reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent uses shall be the major determinant." This has the force of law. 6. The Future Land Use Map gives a slightly better picture of compatibility with adjacent properties than does existing properties or zoning districts. The property in question is bordered on all four sides by Land Use Categories with a four-story limit, and across SW 59 Place by the TODD (4+4-story) category. However, this is still not compatible with the proposed eight-stories for the property in question. Compatibility with adjacent properties should not be ascertained by looking at the Future Land Use Map because one category is inaccurately portrayed and categories are overly broad in respect to allowable heights. The TODD (4+4-story) category is inaccurately used because it also includes zoning districts TODD (MU-4) and TODD (LI-4) that have maximum heights of two and one stories prospectively. In fact, all of the TODD (4+4-story) category north of SW 70 Street, is zoned for one or two story maximum heights. The Multiple-Family Residential (four-story) category includes zoning districts that have both two and four-story limits. In fact, all of the Multiple-Family Residential category north of SW 70 Street is zoned for a two-story limit. Only by looking at existing adjacent properties and adjacent zoning districts can an accurate evaluation of compatibility with adjacent properties be made. SMHA, P.O. Box 432793, South Miami, FL 33143 f 3 7. We believe that in order to be compliant with Policy 1.1.2 of the Future Land Use Element of the Comprehensive Plan, the property in question should have a four-story limit. 8. Granting this change in the future land use category would contradict local law, set a bad precedent, and undermine the Land Development Code. Sincerely, Francis Meltzer President SMHA,P.O. Box 432793, South Miami, FL 33143 I SOUTH MIAMI HOMEOWNERS ASSOCIATION April 30, 2001 South Miami Planning Board Richard Lorber City of South Miami 6130 Sunset Drive South Miami, Florida 33143 Dear Planning Board, The SMHA opposes the requested change in the future land use category of the vacant site, located at the northeast corner of SW 70 St. and SW 61 Avenue (legally described as Lots 8 through 20, Block 15, Larkins Townsite Subdivision); from the Mixed-Use Commercial Residential (four-story height) to the TODD District category (flexible height up to eight stories), for the following reasons: 1. increasing the allowable height will increase the traffic impact of a new development, which will certainly adversely impact nearby single-family residential neighborhoods. Speculative traffic studies can be made to show almost any result that is desired; however, in reality, when buildings are made larger with more people using them, traffic invariably gets worse. In the City of South Miami Comprehensive Plan, Future Land Use Element, Goals, Objectives and Polices; Goal 1 states, "To preserve and enhance the City's small town character, especially the quality of life in the existing single-family residential neighborhoods." 2. As can be seen on the City of South Miami Official Zoning Map, the site is not adjacent to the existing TODD Mixed Use 5 zoning district (four-story maximum, up to eight-stories with bonus). 3. The "Hometown Plan" Area 2 proposes that if building heights are increased above four-stories, it should be limited to properties fronting Sunset Drive or SW 62 Avenue south of SW 70 Street and North of Dixie Highway. The property in question does not front either of these roads and is north of SW 70 Street. 4. An increased building height does not fit well with the existing, adjacent properties. To the east is a small vacant property up to SW 59 Place; across SW 59 Place, is a one-story Post Office. To the west, across SW 61 Avenue, is a parking lot, then a.two story building. To the north, across SW 69 Street is a two story condominium complex. To the south, across SW 70 Street is a four-story hotel, a one story building at the corner of SW 70 Street and SW 59 Place, and a one-story building at the comer of SW 70 Street and SW 61 Avenue. Hence, the property in question is bordered mostly by one and two-story buildings. An increase in building height to a maximum eight-stories is not compatible SMHA,P.O. Box 432793, South Miami, FL 33143 2 with existing, adjacent property uses. In the City of South Miami Comprehensive Plan, Future Land Use Element, Goals, Objectives and Polices; Policy 1.1.2 states, "In reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent uses shall be the major determinant." It should be noted that the Goals, Objectives and Policies sections of the Comprehensive Plan are adopted components making them local law(see Editor's Note at the beginning of the City of South Miami Comprehensive Plan). 5. An increased building height does not fit well with the existing, adjacent zoning districts, as shown on the City of South Miami Official Zoning Map. The property in question is presently zoned Medium-Intensity Office (four-story maximum). The small property to the east is zoned Medium-Intensity Office (four-story maximum). Further to the east, across SW 59 Place, is zoned TODD Mixed Use 4 (two-story maximum). To the west, across SW 61 Avenue, is zoned Hospital (four-story maximum). To the north, across SW 69 Street, is zoned Low Density Multi family Residential (two-story maximum). To the south, across SW 70 Street, is zoned Medium-Intensity Office (four-story maximum). Hence, the property in question is bordered on three sides by zoning districts with a maximum height of four-stories, and on one side by a district with a maximum height of two-stories. Allowing an increase in height to a maximum eight-stories is not compatible with adjacent zoning districts. Again, Policy 1.1.2, of the Future Land Use Element of the Comprehensive Plan, is cited; "In reviewing proposed amendments to this plan and the Zoning Map, compatibility with adjacent uses shall be the major determinant." This has the force of law. 6. The Future Land Use Map gives a slightly better picture of compatibility with adjacent properties than does existing properties or zoning districts. The property in question is bordered on all four sides by Land Use Categories with a four-story limit, and across SW 59 Place by the TODD (4+4-story) category. However, this is still not compatible with the proposed eight-stories for the property in question. Compatibility with adjacent properties should not be ascertained by looking at the Future Land Use Map because one category is inaccurately portrayed and categories are overly broad in respect to allowable heights. The TODD (4+4-story) category is inaccurately used because it also includes zoning districts TODD (MU-4) and TODD (LI-4) that have maximum heights of two and one stories prospectively. In fact, all of the TODD (4+4-story) category north of SW 70 Street, is zoned for one or two story maximum heights. The Multiple-Family Residential (four-story) category includes zoning districts that have both two and four-story limits. In fact, all of the Multiple-Family Residential category north of SW 70 Street is zoned for a hlo-story limit. Only by looking at existing adjacent properties and adjacent zoning districts can an accurate evaluation of compatibility with adjacent properties be made. SMHA,P.O. Box 432793, South Miami, FL 33143 3 7. IWe believe that in order to be compliant with Policy 1.1.2 of the Future Land Use Element of the Comprehensive Plan, the property in question should have a four-story limit. 8. Granting this change in the future land use category would contradict local law, set a bad precedent, and undermine the Land Development Code. Sincerely, Francis Meltzer President I' I, SMHA,P.O. Box 432793, South Miami, FL 33143 Youkilis, Sanford From: Youkilis, Sanford Sent: Thursday, March 29, 2001 11:02 AM To: Lorber, Richard Subject: Shoal Creek Application Revised Please be advised that Mike Getz ,representing the developer , called me requesting a specific list of items needed for submission of their revised application. I called him on this date and advised him that the following material was needed to be submitted on or before April 6, 2001 which is the deadline for the May 8 meeting of the PB (LPA): 1. New application form (for Comp Plan Amendments) 2. New Letter of Intent; include justifications for change explanation 3.24 copies of the Public Facilities Im pact Report(for PB,staff, DCA) 4.One copy of the sealed survey, reduced to 11"x17" 1 advised him that required items previously submitted as part of the Feb 9,2001 application would be acceptable as part of this revised application,includes owner signatures, mailing labels and fee paid) 1 Youkilis, Sanford From.. Basu, Subrata Sent: Thursday, April 05, 2001 3:55 PM To: Lorber, Richard; Earl Gallop (E-mail); Earl Gallop(E-mail 2) Cc: Youkilis, Sanford Subject: RE: JPI/Shoal Creek My recommendation is as follows: We proceed as we had discussed only difference is that it doesn't go to DCA between readings and that the First reading is not a public hearing. Our staff report to the Planning Board will set the limits that the project has to comply with at the time of the rezoning application. Applicant is made aware of the conditions on record and accepts the conditions. After the first reading they submit their rezoning application and the second reading of the amendment is delayed till such time the rezoning application is ready for the City Commission. Both the applications (comp plan amendment and the rezoning) are scheduled at the same City Commission meeting. ----Original Message— From: Lorber,Richard Sent: Thursday,April 05,2001 3:40 PM To: Earl Gallop(E-mail);Earl Gallop(E-mail 2) Cc: Basu,Subrata;Youkilis,Sanford Subject: JPI/Shoal Creek Earl: I've just been informed by DCA staff that because of an obscure section of Ch.163, the Shoal Creek land use plan amendment is actually a "small-scale" amendment, and does not get reviewed by DCA. It is just adopted by the City and sent up to them, but there is no ORC report, 60 day waiting period, etc. The upshot is, the applicant had wanted to get "first reading" approval from the commission, then send it up to DCA, during which time they would prepare a zoning amendment to go along with the comp plan amendment. Now, if we aren't sending it to the state, we don't really have a window of time to allow them to prepare a zoning amendment. If the land use plan amendment goes to commission for"first reading", technically, if they approve it, second reading public hearing would come as early as the next commission meeting. Given the applicant's reluctance to enter a covenant, I'm not sure how to proceed with this small-scale land use plan amendment. I need to have assurance that the amendment limits them to a specific density and height, while the applicant wants the luxury of testing the commission's opinion on this prior to the expense of preparing site plan and zoning amendment. 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SOL 9 1 a �a cg' 42 E Z5 kn I k F 1rYfi1t7�11E i c y w a. 3 bb IT tl gg � r • ii,' � ., �4s r•, wI�ig r .. tli. � o N U U 'Q y f.i U N � a 0 40 S .s a> >~ a� a. a ti a� qt 8 -5, N .2 p � � p °O• •3 0 .� „� � c, a chi V Rt ... ,,°C y y :• y o «:. ° V ca U api coo , ,c`C R . z °' + ° 0 p ° U a� a m vow o°no.� ov�iQ o ' 9N 8 g R. o oU v ' FES-01-2001 12:08PM FROM- T-055 P 002/024 F-857 -. i CONTRACT OF SALE BETWEEN LARKIN COMMUNITY HOSPITAL, INC., as Seiler AND SHOAL CREEK PROPERTIES, LLC, as Buyer IM1588178:11 TABLE OF CONTE S—Michael W.Sontag 4114100 Page i LMc F:IUSERSWIM1Dade CounwSouth Miamiu arkin Contract1Dec-06 Contract.DOC y FES-01-2001 12:08PM FROM- T-055 P 003/024 F-357 CONTRACT OF SALE i This Contract of Sale (this Contract) is between LARKIN COMMUNITY HOSPITAL, INC., a Florida corporation (Seller) and SHOAL CREEEK PROPERTIES, LLC, a Florida limited liability company (Buyer). BACKGROUND A. Seller is the owner of a tract of land in Section 25, Township 54S, Range 40E located in the City of South Miami, Miami-Dade County, Florida, more particularly described on Exhibit A attached hereto and made a part hereof ("Seller's Existing Property") which abuts the westerly road right of way for S.W. 61St Avenue, a municipal street dedicated to the public and lying ibetween Block 14 and Block 15 of the plat of Realty Securities Corporation's Townsite of Larkins, according to the plat thereof, as recorded in Plat Book 2 at Page 105 of the Public Records of Miami-Dade County, Florida (''SW 61 st Avenue"). B. Buyer, in connection with its development of Lot 13 and Lot 14 of Block 15 of the aforementioned plat, is the owner of the tract of land which abuts the easterly road right of way for 61St Avenue ("Buyer's Existing Property"), C. Subject to and upon the terms and conditions set forth below, Seller and Buyer agree to cooperate with each other, with the City of South Miami and with the County of Miami-Dade in effectuating the closure of SW 61st Avenue (the "Street Closure"). D. Upon the vacation of the road right of way for SW 61St Avenue in connection with Street Closure, Buyer wants to purchase all of Seller's right, title and interest in and to the land comprising the former right of way lying between the easterly boundary of Seller's Existing Property and the centerline of SW 61St Avenue, containing approximately 5,520 square feet (the "Land") and all related rights and appurtenances, including, without limitation, Seller's right, title and interest, if any, in any express, implied or statutory access easement or appurtenant easement rights related thereto (the Land and related rights and appurtenances are collectively referred to as the °Property"). AGREEMENT Seller shall sell the Property to Buyer and Buyer shall purchase the Property from Seller upon the following terms: 1. Purchase Price. The purchase price of the Property (the Purchase Price) is $138,000,00 payable in cash at Closing. 2. Earnest Money Deposit. a. Within 3 business days after Buyer receives 3 copies of this Contract executed by Seller, Buyer shall deposit with Akerman, Senterfitt & Eidson, P. A. (Closing Agent), an earnest money deposit in the amount of $7,500.00. {MIfi8817" CONTRACT OF SALE—Michael W.Sontag " 4/14100 Page 1 LMC F:\USERSIJIMIDade County%South MIamilLarkin ContracWec-05 Contract.DOC ' FES-01-2001 12:08PM FROM- T-055 P.004/024 F-857 b. Closing Agent shall apply the Earnest Money Deposit (and all interest earned thereon) to the Purchase Price at Closing, or, if this Contract does not close, Closing Agent shall disburse the Earnest Money Deposit as provided elsewhere in this Contract. C. Closing Agent shall, promptly upon receipt, place the Earnest Money Deposit in an interest bearing, money market type demand account at a national bank having an office in Miami, Florida. All interest accruing on the Earnest Money Deposit shall become part of the Earnest Money Deposit. If any events mentioned below in this Contract warrant either party to receive the Earnest Money Deposit, that party will also be entitled to the interest earned on the Earnest Money Deposit, 3. Independent Contract Consideration. Buyer and Seller acknowledge and agree that if Buyer timely terminates this Contract, Closing Agent shall deduct from the Earnest Money Deposit and pay to Seller as independent and nonrefundable contract consideration the sum of ONE HUNDRED DOLLARS ($100.00) for the option granted in connection with the Inspection Period (as defined in Paragraph 6). 4. Title Insurance. a. Buyer, at its expense, shall cause Chicago Title Insurance Company or TICOR Miami (the Title Company), through the Closing Agent, its servicing agent) to furnish to Buyer as soon as practicable after Closing (as defined in Section 7), an ALTA Standard Form of Owner Policy of Title Insurance for the Property dated as of the Closing Date in the amount of the Purchase Price, insuring good and marketable fee simple title to the (the Owner Policy) issued by the Title Company. Upon issuance at Closing, the Owner Policy shall except only to Permitted Exceptions (as defined in Subparagraph 41). b. As soon as practicable after the Effective Date, Buyer, at its expense, shall order a title insurance commitment covering the Property issued by Closing Agent through the Title Company (the Commitment), together with legible and complete copies of all documents referenced as title exceptions in the Commitment. C. Buyer has 15 days after its receipt of the last of the Commitment, the copies of each title exception, and the Survey (as defined in Paragraph 5) to object to any exception, condition or matter unacceptable to Buyer in the Commitment, the exceptions or on the Survey by giving notice to Seller. If Buyer does not give notice of any such objections to Seller within the 15-day period, Buyer is deemed to approve the title to the Property as shown in the Commitment as well as matters shown on the Survey. d. Seller may, at its election, cure Buyer's objections within 30 days after receipt of Buyer's notice. e. If Buyer gives notice of any objections within the 15-day period and all of Buyer's objections are not cured within Sellers 30-day cure period, Buyer may, on or before the 15th day after the last day of Sellers 30-day cure {MIs88�7sati CONTRACT O ALE—Michael W.Sontog 4114100 Page 2 I-Mc F:IUSERSIJIM1Dade county%outh MlamilLarkin ContractlQec-06 contractmoc FEB-01-2001 12:1OPM FROM- T-055 P.005/024 F-85' period, as Buyer's sole and exclusive remedy, waiving all other remedies, either: i. terminate this Contract by notice to Seller; then Closing Agent shall promptly return the Earnest Money Deposit to Buyer and the parties thereafter have no further rights, liabilities, or obligations under this Contract; or ii. waive its objections to the Commitment, the exceptions and the Survey and accept Seller's title as shown in the Commitment and on the Survey. If Buyer fails to notify Seller of its elected remedy, Buyer shall be deemed to have elected to continue this Contract. f. The exceptions to title listed in the Commitment that are either accepted or waived by Buyer are the Permitted Exceptions, however, no requirements of Seller shall be accepted as Permitted Exceptions without Buyer's specific written approval. g. Seller shall not further encumber the title to the Property after the Effective Date without the priorr written consent of Buyer, in Buyer's sole discretion. h. If any additional title encumbrances are discovered after the Title Company's issuance of the Commitment, Buyer has the same rights concerning objections to the additional title encumbrances as are provided i above in this Paragraph. 5. Survey. As soon as practicable after the Effective Date, Buyer, at its expense, shall 'order a current ALTA survey of the Property (the Survey) certified to Buyer, Closing Agent, the Title Company, and Buyers lender by a surveyor licensed in the State of Florida and selected by Buyer. 6. Street Closure Mutual Cooperation. a. Commencing on the Effective Date and continuing through the date of Closing, Seller and Buyer agree to cooperate with each other (including, without limitation, the timely signing of street closure applications, plats, joinders, covenants in lieu of unities of title, or other required instruments in an submissions for governmental q ) Y g nm ntal or quasi-governmental approvals, permits, variances and/or authorizations, relating to the closure of SW 61 st Avenue. Notwithstanding.the.foregoing mutual cooperation among the parties, Buyer acknowledges and agrees that Buyer, at its sole cost and expense, shall be responsible for: (i) preparation, filing and processing of any necessary surveys, opinions of title, tentative plats, applications, subdivision bonds, and related governmental filings through professionals retained by Buyer; and (ii) causing any required landscaping, utilities relocation, and subdivision or other off-site improvements to be installed, constructed or completed in iM15$8178:11 CONTRACT OF SALE—Michael W.Sontag 4114100 Page S Lmc 'F:IUSERSWIM1Dade County\South MiamiUrkin contractDec-o6 ConttaaDOC i I FES-01-2001 12:1OPM FROM- T-055 P.006/024 F-357 accordance with applicable laws and regulations, including any permit conditions or developer requirements in connection with such work. 7. Closing. a. The "Closing" of this Contract will occur in the Closing Agent's offices at 10:30 a.m., eastern standard time, on or before the 30`'day after the Street Closure has been completed and confirmed in accordance with all applicable governmental laws, ordinances and regulations (the Closing Date). b. At the Closing: i. Buyer must pay to Seller the Purchase Price, less credits shown in the closing statement and if Buyer so elects, Buyer may purchase, at its expense, the Owner Policy; and ii. Seller must deliver to Buyer. 1. a quit claim deed in form acceptable to Buyer conveying fee simple title to the Property to Buyer and containing no exceptions or conditions except the Permitted Exceptions (excluding the standard printed exceptions in the Owner Policy); 2. a Non-Foreign Affidavit in substantially the form attached to this Contract as Exhibit B, 3. any other documents deemed necessary by Closing Agent or Buyer's counsel; and 4. exclusive possession of the Property. 8. Prorations and Closing Costs. a. Buyer shall assume and be responsible for all ad valorem taxes assessed to the Property from and after the Street Closure. In addition, Buyer shall pay the recording fees, documentary stamps and surtax due for the transfer of title of the Property. b. All closing costs other than as specified above, or as may be specifically allocated elsewhere in this Contract, will be allocated to Buyer; provided, each party shall pay its own attorneys'fees except in the event of litigation. C. The provisions of Paragraph 8 survive Closing. 9. Buyer's Remedies. If Seller does not perform its obligations under this Contract, or is otherwise in breach of this Contract, Buyer may, at its option, either a. enforce specific performance; or {MI688178:1'� CONTRACT OF SALE--Michael W.Sontag 4114100 Page 4 LMC F:IUSERSIJIM1Dade County%Soum Miamiurkln ContmODec-06 contract.QOc FEB-01-2001 12:11PM FROM- T-055 P.007/024 F-557 b. seek an injunction against Seller to prevent Seller's breach or default under this Contract; or C. terminate this Contract. If Buyer terminates this Contract due to Seller's default, Closing Agent shall promptly return the Earnest Money Deposit to Buyer, and the parties thereafter have no further rights, liabilities, or obligations under this Contract. 10. Seller's Remedy. If Buyer does not perform itZ obligations under this Contract for any reason except the termination of this Contract pursuant to an applicable provision of this Contract, Seller's exclusive remedy, waiving all other remedies, is to terminate this Contract and Closing Agent shall promptly pay the Earnest Money Deposit to Seller as liquidated damages and the parties thereafter have no further rights, liabilities, or obligations under this Contract. Seller's damages are difficult to ascertain and the amount of the Earnest Money Deposit is a fair approximation of Seller's damages.. 11. Conditions Precedent to Buyer's Obligations. If any of the following Conditions Precedent have not occurred by the Closing Date, then this Contract shall terminate and be of no further force or effect, Closing Agent shall promptly return the Earnest Money Deposit to Buyer and!the parties shall have no further obligations or liabilities under this Contract: a. Buyer has obtained all appropriate governmental approvals and commitments including, without limitation, final, nonappealable approvals by all governmental and quasi-governmental agencies of the rezoning of the Property to a Transit Oriented Development District (TODD) Mixed Use-5 zoning classification and such other land use and zoning approvals, as well as all platting and site plan approvals, in form and content wholly acceptable to Buyer, as may be necessary for the permitting, development and operation of the proposed improvements, including, without limitation, Site Plan Approval from the City of South Miami and Tentative Plat Approval from Miami-Dade County; and b. All requisite approvals by governmental and quasi-govermental authorities, utilities and other agencies necessary for the Street Closure shall have been obtained upon such terms and conditions as may be acceptable to Buyer in its sole discretion and the Street Closure shall be final and nonappealable. C. Buyer may, at Buyer's sole option, waive all or any of the foregoing Conditions Precedent. 12. Commissions. a. Each party warrants to the other party that it has not dealt with any real estate broker or salesman entitled to claim a commission in the negotiation of this Contract. b. Intentionally deleted. C. Each party shall indemnify, defend and hold harmless the other party from any other real estate commissions due by virtue of the execution or Closing JMI58817LJJ CONTRACT OF SALE—Hchael W.Sontag 4/14100 Page 5 Lmc F:IUSERSWIM1Dade county\south MlamilLarkin Contmctli3ec-06 contractt)OC FES-01-20011 12:11PM FROM- T-055 P.008/024 F-857 of this Contract, the obligation or asserted claim for which arises from actions taken or claimed to be taken by the indemnifying party. 13. Assignment may assign Buyer this Contract without Y Y not g consent, such consent not to be unreasonably withheld or delayed, except to an affiliate of Buyer or to an entity in which the general partner or managing member is owned by J. W. Harris or to an entity in which J.W. Harris otherwise owns an interest. .Upon any permitted assignment, the assignee shall assume, and Buyer shall be released from, Buyer's obligations under this Contract. The term affiliate has the same meaning as defined in the rules and regulations promulgated by the Securities and Exchange Commission under the Securities Act of 1933, as amended. 14. Notices. All notices, requests, approvals, and other communications required or permitted to be delivered under this Contract must be in writing, properly addressed, and are effective (a) on the business day sent if sent by telecopier prior to 5:00 p.m., Miami, Florida time, and ithe sending telecopier generates a written confirmation of sending, (b) 1 day after delivery to a nationally recognized, overnight courier service, (c) if orderly delivery of the mail is not then disrupted or threatened in which event some method of delivery other than the mail must be used, 3 days after being deposited in the United States mail, certified, return receipt requested, postage prepaid, or (d) upon receipt if delivered personally or by any method other than as provided above. All such communications must be addressed to Seller or Buyer, as the case may be, at the following addresses, or to any other address either party may designate by notice to the other party: Seiler: Larkin Community Hospital, Inc. Attention: Jack Michel President and Chief Executive Officer 7031 S.W. 62"d Avenue South Miami, Florida 33143 Telephone: 305.284.7700 Telecopy: 305.284.7545 t. With copy to: Attention: Telephone: Telecopy: (_) E-Mail: Buyer. Shoal Creek Properties, LLC C/O J.W. Harris &Company 2665 South Bayshore Drive, Suite 702 Coconut Grove, FL 33133 Attention: James W. Harris, Managing Member {Mi58817LU CONTRACT OF SALE—Michael W.Sontila 4114100 Page 6 LMC F:\USERS\JIM\Dade Countyl5outh MiamhLarkin contmMi3ec-N Contrao.DOC i FEB-01-2001 12:12PM FROM- T-055 P.009/024 F-857 With'copies to: Janice L. Russell, Esq. Akerman Senterfitt 28'h floor One S.E. Third Avenue Miami, Florida 33131 15. Performance. Time is of the essence in the performance of the terms of this Contract. 16. Binding Effect. This Contract is binding upon and inures to the benefit of the successors and assigns of the parties. 17. Entire Agreement. This Contract embodies the complete agreement between the parties and may not be varied or terminated except by written agreement of the parties. The Title Company and Closing Agent are not parties to this Contract and their consent is not required for any amendment, variation or termination of this Contract. i 18. Attorneys' Fees. In the event of litigation concerning the interpretation or enforcement of this Contract, the prevailing party is entitled to recover from the losing party its attorneys' fees, court costs, and expenses, whether at the trial or appellate level. 19. Survival. Any of the provisions of this Contract pertaining to a period of time following Closing survive Closing and the delivery of the deed to Buyer and are not merged therein. All indemnities under this Contract survive any termination and the Closing of this Contract. 20. Holidays, Etc. Whenever any time limit or date provided herein falls on a Saturday, Sunday, or legal holiday under the laws of the State of Florida, then that date is extended to the next day that is not a Saturday, Sunday, or legal holiday. The term business day as used in this Contract means any day that is not a Saturday, Sunday, or legal holiday under the laws of the State of Florida. 21. Governing Law. The laws of the State of Florida govern this Contract. 22. Headings. Paragraph headings or captions are used in this Contract for convenience only and do not limit or otherwise affect the meaning of any provision hereof. 23. Effective pate. The Effective Date of this Contract is the last date on which the Buyer or Seller executes this Contract. 24. Offer to Purchase. Upon execution by Buyer, this Contract is an offer to purchase the Property that terminates at 5:00 P.M., Miami, Florida time, on the 5th business day after the date of Buyer's execution of this Contract unless prior to such time, Seller delivers to Buyer two (2) counterparts of this Contract executed by Seller. When Buyer receives the executed counterpart of the Contract, Buyer shall forward the original executed counterparts of the Contract and the Earnest Money Deposit to Closing Agent and obtain Closing Agent's execution of this Contract acknowledging receipt of the Earnest Money Deposit. Buyer shall then return one (1) fully executed copy of this Contract to Seller. CONTRACT OF SA E—Michael W.Sonta 4114100 Page 7 t.Mc F:\USERS\JIM\Dade countykSouth MiamMarkin ContracrOac-06 contraet.DOC FES-01-2001 12:13PM FROM- T-055 P.010/024 F-857 25. EXECUTED by Buyer an l 2000. BUYER: SHOAL CREEK PROPERTIES, LLC, a Florida limit "ity company s . James W. Harris, managing member EXECUTED by Seller on 12/19 , 2000. SELLER: LARKIN COMMUNITY HOSPITAL, INC., a Florida corpor B AllI e: The undersigned acknowledges receipt of the Earnest Money Deposit and shall hold and disburse the Earnest Money Deposit in accordance with the terms of this Contract. CLOSING AGENT: AKERMAN, SENTERFITT& EIDSON, P.A. sy: Name: Title: 1 , 2000 f M15881781 CONTRACT OF SALE—Michael W Sontag 4114100 Page g LMc F:\USERS\JIM\Dade County%outh MlamhLarkin Contrac=ec-06 contracL130C 1 FES-01-2001 12 13P FROM- T-055 P 011 1024 F-357 EXHIBIT A—SELLER'S EXISTING PROPERTY i Lots 1 and 18 of Block 14 of the Realties Securities' Corporation Larkins Townsite Subdivision, Plat Book 2, Page 105 of the Public Records of Miami-Dade County, Florida I I i i I , tM16881781 01EXHIBIT B—SURVEYOR'S CERTIFICATE Page 1 i i FEB-01-2001 12:14PM FROM- T-055 P 012/024 F-357 I EXHIBIT B - NON-FOREIGN AFFIDAVIT SUBJECT PROPERTY: See Exhibit A attached hereto. SELLER: .. BUYER: , a Section 1445 of the Internal Revenue Code provides that a transferee of a U.S. real property interest must withhold tax if the transferor is a foreign person. To inform Buyer that the withholding of tax is not required upon the disposition of a U.S. real ,property interest by Seller, the undersigned hereby certify the following on behalf-of Seller. 1. Seller is not a foreign corporation, foreign partnership, foreign trust*., or foreign estate (as those terms are defined in the Internal Revenue Code and Income Tax Regulations), 2. Seller's U.S. employer identification number is Cr o72- 9gzl. 3. Seller's office address is: X1031 Jw 2 /)ve M rri Seller understands that this certification may be disclosed to the Internal Revenue Service by Buyer and that any false statement*confained herein could be punished by fine, imprisonment, or both. Under penalties of perjury, I declare that I have examined this certification and to the best of my knowledge and belief, it is true, correct, and complete, and I further declare that I have authority to sign this document on behalf of Seller. 41,11 C� SWORN TO AND SWSCRIBED before me, the undersigned authority, by on this�_ day of _EGI°i�ll'�E� MW=A, Notary PUS Ic, of P L.DaI Q MY cm=156MCC42ma • Expro�F*wu wy 9.2Wi My Commission Expires: JMIS88178:1}EXHIBIT C-NON.FOREIGN AEEtPM IT page 2 EXHIBIT "C" FEB-01-2001 12:19PM FROM- T-055 P 023/024 F-857 26. Headings_ Paragraph headings or captions are used in this Contract for convenience only and do not limit or otherwise affect the meaning of any provision hereof. 27. Effective Date. The Effective Date of this Contract is the last date on which the Buyer or Seller executes this Contract. 28. Seller's Cooperation. Seller, at no cost or expense to Seller, shall sign and join with Buyer in filing any necessary application, and shall cooperate with Buyer in obtaining all governmental approvals and commitments necessary for the permitting, developing and operation of the proposed improvements on the Property. 29. Offer.to Purchase. Upon execution by Buyer and simultaneous payment of the Earnest Money Deposit to Closing Agent,.this Contract is an offer to purchase the Property that terminates at 5:00 P.M., Miami, Florida time, on the 5th business day after the date of Buyer's execution of this Contract and payment of the Earnest Money_Deposit unless prior to such time, Seller delivers to Buyer two (2) counterparts of this Contract executed by Seller. When Buyer receives the executed counterpart of the Contract, Buyer shall forward the original executed counterparts of the Contract to Closing Agent and obtain Closing Agent's execution of this Contract acknowledging receipt of the Earnest Money Deposit. Buyer shall then return one (1) fullylexecuted copy of this Contr to Seller. EXECUTED by Buyer on , 2001. BUYER: I SHOAL CREEK PROPERTIES, LLC, a Florida limite abi ity company I By: James W. Harps, managing member EXECUTED b Seller v�. � ' y on 2001. SELLER: WILLIAM LEVIN IA R T LEV1N i Page 8 FES-01-2001 12:20PM FROM- T-055 P.024/024 F-357 The undersigned acknowledges receipt of the Earnest Money Deposit and shall hold and disburse the Earnest Money Deposit in accordance with the terms of this Contract. CLOSING AGENT: AKE*RMAN, SENTERFITT& EIDSON, P.A. By: Name: Title: 2001 Page 9 i EXHIBIT "B" i i PROPERTY OWNER'S SWORN TO CONSENT i I, Jack Michel, as President and Chief Executive Officer of Larkin Community Hospital, Inc.,!which is the Owner of the property legally described in the attached Exhibit"A," and which is the subject of the proposed Comprehensive Plan Amendment, do hereby grant consent to Shoal Creek Properties,L.L.C.,to file this application for a public hearing. I Dated at Miami-Dade County,Florida,this Q� day of LARKIN C TY HOSPITAL INC., B /�C•�`- Print Name: To C4( /wIcA /110 Address: D 31 f G/ t 2 S S: 3/113 Signature Print Name: Signature Print Name: q L:M(e I I I i I I PROPERTY OWNER'S SWORN TO CONSENT I, James W. Harris, as Owner of the property legally described in the attached Exhibit "A," and which is the subject of the proposed Comprehensive Plan Amendment, do hereby grant consent to Shoal Creek Properties,L.L.C.,to file this application for a public hearing. Dated at Miami-Dade County,Florida,this G day of 'b12� , 2001. WITH SSE JAMES HARRIS Signat Print Name: Signature Print Name: MIAMMIAMESS/1206321/p%sx0KDOC/2/06/01 FES-01-2001 12:14PM FROM- T-055 P.013/024 F-857 r CONTRACT OF SALE BETWEEN WILLIAM AND RITA LEVIN, as Seller AND SHOAL CREEK PROPERTIES, LLC, as Buyer {M1573914;2} FEB-01-2001 12:14PM FROM- T-055 P 014/024 F-85i i TABLE OF CONTENTS 1. Purchase Price.........................................................................................................................1 2. Earnest Money Deposit...........................................................................................................1 3. Independent Contract Consideration.....................................................................................1 4. Title Insurance.........................................................................................................................1 5. Survey...............................:......................................................................................................3 6. Inspection Period.....................................................................................................................3 7. Closing 8. Prorations and Closing Costs.................................................................................................4 9. Buyer's Remedies....................................................................................................................4 10. Seller's Remedy.....................................................................................................................5 11. Seller's Representations and Warranties.............................................................................5 12. Seller's Covenants.................................................................................................................5 13. Conditions Precedent to Buyer's Obligations .....................................................................5 14. Commissions.........................................................................................................................5 15. Assignment............................................................................................................................6 16. Notices....................................................................................................................................6 17. Performance...........................................................................................................................7 18. Time Extensions....................................................................................................................7 19. Binding Effect........................................................................................................................7 20. Entire Agreement...................................................................................................................7 21. Attorneys' Fees......................................................................................................................7 22. Survival...................................................................................................................................7 23. Holidays, Etc..........................................................................................................................7 '24. Governing Law..'............................................................................ P........................................7 iaal�� TABLE OF CONTENTS—Levin 114101 Page i LMC F:IUSERSItony\Dade County\South MiamilLevin, Shoal Creek Clean Version with Kevin changes.DOC FEB-01-2001 12:14PM FROM- T-055 P.015/024 F-857 25. Risk of Loss...........................................................................................................................7 26. Headings................................................................................................................................9 27. Effective Date.........................................................................................................................9 28. Seller's Cooperation......................................... ............................................................. ......9 29. Offer to Purchase...................................................................................................................9 EXHIBIT A-THE LAND EXHIBIT B - NON-FOREIGN AFFIDAVIT iM1678914'2t TALE OF CONTENTS—Levin 114101 Page ii LMC F:IUSERSItony\Dade County\South MiamAl-evin, Shoal Creek Clean Version with Levin changes.DOC FES-01-2001 12:16PM FROM- T-055 P.016/024 F-857 CONTRACT OF SALE This Contract of Sale (this Contract) is between WILLIAM and RITA LEVIN, as individuals (Seller) and SHOAL CREEEK PROPERTIES, LLC, a Florida limited liability company (Buyer). BACKGROUND A. Seller is the owner of a tract of land in Section 25, Township 54S, Range 40E containing approximately 6,900 square feet (the Land) located in the City of South Miami, Miami- Dade County, Florida, more particularly described on Exhibit A attached hereto and made a part hereof. S. Buyer wants to purchase the Land and all related rights and appurtenances, including, without limitation, Seller's interest in adjacent streets, alleys, rights-of-way, strips, gores, and access easements, sewer, water, or other utility capacity, and any improvements located on the Land (the Land and related rights, appurtenances, and improvements are collectively referred to as the Property). AGREEMENT Seller shall sell the Property to Buyer and Buyer shall purchase the Property from Seller upon the following terms: 1. Purchase Price. The purchase price of the Property (the Purchase Price) is $227,700.00 payable in cash at Closing (as defined in Paragraph 7). 2. Earnest Money Deposit. a. Buyer shall deposit with Akerman, Senterfitt & Eidson, P. A. (Closing Agent), an earnest money deposit in the amount of $10,000.00 simultaneously upon execution of the contract Buyer_ b. Closing Agent shall apply the Earnest Money Deposit (and all interest earned thereon) to the Purchase Price at Closing, or, if this Contract does not close, Closing. Agent shall disburse the Earnest Money Deposit as provided elsewhere in this Contract. C. Closing Agent shall, promptly upon receipt, place the l=amest Money Deposit in an interest bearing, money market type demand account at a national bank having an office in Miami, Florida. All interest accruing on the Eamest Money Deposit shall become part of the Earnest Money Deposit. If any events mentioned below in this Contract warrant either party to receive the Earnest Money Deposit and TmdeosieR Fee, that party will also be entitled to the interest earned on the Earnest Money Depos$ 3. Independent Contract Consideration. Buyer and Seller acknowledges and agre that if Buyer timely terminates this Contract prior to the end of the Inspection Period (as defined in Paragraph 6), Closing Agent shall deduct from the Earnest Money Deposit and pay to Seller as independent and nonrefundable contract consideration the sum of ONE HUNDRED DOLLARS ($100.00)for the option granted in connection with the Inspection Period. 4. Title Insurance. Page 1 ` FEB-01-2001 12:15PM FROM- T-055 P.017/024 F-857 a. Buyer, at its expense, shall cause Chicago Title Insurance Company or TICOR Miami (the Title Company), through the Closing Agent, its servicing agent) to furnish to Buyer as soon as practicable after Closing (as defined in Section 7), an ALTA Standard Form of Owner Policy of Title Insurance for the Property dated as of the Closing Date in the amount of the Purchase Price, insuring good and marketable fee simple title to the Property and to issue endorsements deleting all general exceptions and deleting the other endorsements as Buyer may require to the extent such endorsements or similar endorsements are available in Florida for an owner of vacant land (collectively, the Owner Policy) issued by the Title Company. Upon issuance at Closing, the Owner Policy shall except only to Permitted Exceptions (as defined in Subparagraph V.). b. As soon as practicable after the Effective Date, Buyer, at its expense, shall order a title insurance commitment covering the Property issued by Closing Agent through the Title Company (the Commitment), together with legible and complete copies of all documents referenced as title exceptions in the Commitment. C. Buyer has 15 days after its receipt of the last of the Commitment, the copies of each title exception, to object to any exception, condition or matter unacceptable to Buyer in the Commitment; the exceptions er-ea-the Suarey by giving notice to Seller. if Buyer does not give notice of any such objections to Seller within the 15-day period, Buyer is deemed to approve the title to the Property as shown in the Commitment n5 Well me PROU89c SIZIGINA CA th&-SWP1A" d. Seiler has 30 days after receipt of Buyer's notice to cure Buyer's objection e. If Buyer gives notice of any objections within the 15-day period and all of Buyers objections are not cured within Seller's 30-day cure period, Buyer may, on or before the 15th day after the last day of Seller's 30-day cure period, as Buyer's sole and exclusive remedy, waiving all other remedies, either: i. terminate this Contract by notice to Seller; then Closing Agent shall promptly return the Earnest Money Deposit to Buyer and the parties thereafter have no further rights, liabilities, or obligations under this Contract; or ii. waive its objections to the Commitment, the exceptions ate#-!qe &grey-and accept Seller's title as shown in the CommitmPemed tie-Ivey. _,.. If Buyer fails to notify Seller of its elected remedy, Buyer shall be to have elected to continue this Contract. f. The exceptions to title listed in the Commitment that are either accepted or waived by Buyer are the Permitted Exceptions, however, no requirements of Seller shall be accepted as Permitted Exceptions without Buyer's specific written approval. Page 2 FES-01-2001 12:16PM FROM- T-055 P 018/024 F-857 g. Seller shall not further encumber the title to the Property after the Effective Date without the prior written consent of Buyer, in Buyer's sole discretion. h. If any additional title encumbrances are discovered after the Title Company's issuance of the Commitment, Buyer has the same rights concerning objections to the additional title encumbrances as are provided above in this Paragraph. 5. Survey. Intentionally deleted. 6. Inspection Period. a. Commencing on the Effective Date and continuing for 30 calendar days, Buyer may, but is not obligated to, inspect the Property and review and analyze all materials, surveys, maps, reports, and other matters and information provided pursuant to this Contract, together with any other materials, surveys, maps, reports, studies, and other matters it may choose, in its sole and absolute discretion. b. Intentionally deleted. C. Intentionally deleted. d. Seller grants to Buyer, its agents, contractors and employees, a license, terminable only at the end of the Inspection Period, to enter upon the Property to make all studies and inspections deemed necessary or desirable by Buyer. Buyer's performance of all studies and tests is at its sole risk and expense. e. If the Property is damaged by Buyer or Buyer's agents or contractors during Buyer's inspections, Buyer shall: L repair and restore the damaged portion of the Property to substantially the same condition as existed prior to conducting the studies and tests; and ii. hold Seller harmless from any actual damages (Seller waives any right to collect consequential or punitive damages) arising solely and directly from the actions of Buyer, its agents, contractors, or employees, in conducting the studies or tests. f. Buyer has no liability to Seller for any reduction in value to the Property that results from the. discovery of matters or circumstances through Buyer's studies and tests, unless same is a result of Buyer's negligence. 7. Closing. a. The "Closing" of this Contract will occur in the Closing Agent's offices at 10:30 a.m., eastern standard time, on or before the 60th day after the end of the Inspection Period (as defined in Paragraph 6) (the Closing Date). b. At the Closing: Page 3 J. FEB-01-2001 12:17PM FROM- T-055 P.019/024 F-857 i. Buyer must pay.to Seller the Purchase.Price, less credits shown in the closing statement and if Buyer so elects, Buyer may purchase, at its expense, the Owner Policy; and ii. Seller must deliver to Buyer: 1. a special warranty deed in form acceptable to Buyer conveying good and marketable fee, simple title to the Property to Buyer and; 2. a Non-Foreign Affidavit in substantially the form attached to this Contract as Exhibit B; 3. a certificate that Seller's representations and warranties continue to be true and correct as of the Closing Date; 4. exclusive possession of the Property. 8. Prorations and Closing Costs. a. Ad valorem taxes against the Property will be prorated at Closing as of the Closing Date based on the tax bills for the year of Closing if same are available, otherwise based on the prior year's tax bill. Seiler shall giv I credit to Buyer at Closing the portion of the taxes on the Property from the beginning of the current year through the Closing Date. If Closing ,occurs before the current year's tax bills are available, the proration will bel based upon the prior year's tax-statement; then after the taxes for the current year are finally assessed, Buyer shall refund to Seller any amount overpaid by Seller or Seller shall pay to Buyer the amount of any deficiency in the proration. b. Seller will pay for certified assessments and Buyer will assume pending assessments. C. Buyer shall pay recording fees and all documentary taxes due for the transfer of title of the Property. d. All closing costs-other than as specified above, or as may be specifically allocated elsewhere in this Contract, will be allocated to Seller and Bul yer in the customary manner for the sale and purchase of unimproved real property in Miami-Dade County, Florida, as of the Closing Date; provided, each party shall pay its own attorneys'fees except in the event of litigation. 9. Buyer's Remedies. If Seller does not perform its obligations under this Contract, or is otherwise in breach of this Contract, Buyer may, at its option, either: a. enforce spec performance; or b. terminate this Contract. C. If Buyer terminates this Contract due to Seller's default, Closing Agent shall promptly return the Earnest Money Deposit to Buyer, Seller shall reimburse Page 4 FES-01-2001 12:17PM FROM- T-055 P.020/024 F-857 Buyer upon demand for all reasonable out-of-pocket expenses incurred by Buyer in connection with this transaction, and the parties thereafter have no further rights, liabilities, or obligations under this Contract. 10. Seller's Remedy. If Buyer does not perform its obligations under this Contract for any reason except the termination of this Contract pursuant to an applicable provision, of this Contract, Seller's exclusive remedy, waiving all other remedies, is to terminate this Contract and Closing Agent shall promptly pay the Earnest Money Deposit to Seller as liquidated damages and the parties thereafter have no further rights, liabilities, or obligations under this Contract. Seller's damages are difficult to ascertain and the amount of the Earnest Money Deposit and Extension Fees is a fair approximation of Seller's damages_ 11. Seller's Representations and Warranties. Seller represents and warrants to Buyer as follows (which representations and warranties are also deemed made by Seller to Buyer at Closing and survive Closing): a. There is no pending or, to Seller's knowledge, threatened litigation or administrative proceeding affecting Seller relating to the Property. b. Seller has the power for the execution, delivery of, and Seller's performance under this Contract. C. There are no attachments, executions, assignments for the benefit of creditors, or voluntary or involuntary proceedings in bankruptcy orb under other debtor relief laws knowingly contemplated by, pending, or threatened against Seller. 12. Seller's Covenants. Seller shall, at Seller's sole cost and expense: a. Promptly advise Buyer in writing of any litigation or hearing or notice received or any material changes of facts relating to the Property thaticause any of Seller's representations or warranties to be inaccurate in any respect. b. Not take any action or omit to take any action that could have the effect of violating any representations, warranties, or agreements of Seller %n this Contract. c. Deliver to Buyer within 10 days after the Effective Date a copy of the 2000 tax bill relating to ad valorem taxes. d. From the Effective Date until the Closing, maintain the Property in1 good condition and repair. 13. Conditions Precedent to Buyer's Obligations. Intentionally Deleted. 14. Commissions. a. Each party warrants to the other party that it has not dealt with any real estate broker or salesman entitled to claim a commission in the negotiation of this Contract. b. Intentionally deleted. Page 5 I FEB-01-2001 12:18PM FROM T-055 P.021/024 F-857 c. Each party shall indemnify, defend and hold harmless the other party from any other real estate commissions due by virtue of the execution or Closing of this Contract, the obligation or asserted claim for which arises from actions taken or claimed to be taken by the indemnifying party. 15. Assignment. Buyer may not assign this Contract without Seller's consent, such consent not to be unreasonably"With'held or delayed, except to an affiliate of Buyer for to an entity in which the general partner or managing member is owned by J. W. Harris or to an entity in which J.W. Harris otherwise owns an intere„t. Upon any permitted assignment, the assignee shall assume, and Buyer shall be released from, Buyer's obligation's under this Contract. 16. Notices. All notices, requests, approvals, and other communications required or permitted to be delivered under this Contract must be in writing, properly addressed, and are effective (a) on the business day sent if sent by telecopier prior to 5:00 p.m.,, with a hard copy by U.S. Postal Services, Miami, Florida time, and the sending telecopier generates a written confirmation of sending, (b) 1 day after delivery to a nationally .recognized, overnight courier service, (c) if orderly delivery of the mail is not then disrupted or threatened in which event some method of delivery other than the mail must be used, 3 days after being deposited in the United States mail, certified, return receipt requested, postage prepaid, or (d) upon receipt if delivered personally or by any method other than as provided above. All such communications must be addressed to Seiler or Buyer, as the case may be, at the following addresses, or to any other address either party may designate by notice to the other party: Seller: William and Rita 5996 Paradise give Miami, Florida 33157-2634 Telephone: (_3gS j L33•ooln Telecopy: ( *agg qy;F 3 E-Mail: t With copy to: Attention: Telephone: (� Telecopy: ( _) E-Mail: Buyer: Shoal Creek Properties, LLC C/O J.W. Harris &Company i 2665 South Bayshore Drive, Suite 702 Coconut Grove, FL 33133 Attention: James W. Harris, Managing Member Page 6 FES-01-2001 12:18PM FROM- T-055 P.022/024 F-857 _ I I I With copies to: Janice L. Russell, Esq. Akerman Senterfitt&Eidson 28"floor One S.E. Third Avenue Miami, Florida 33131 17. Performance. Time is of the essence in the performance of the terms of this Contract. I 18. Time Extensions. If Seller does not provide the documents listed in Paragraph 12(c) to Buyer within the time frame set forth in Paragraph 12, the time period for Seller to provide those items is extended until Seller provides each of the items to Buyer and the expiration date of the Inspection Period, the Conditions Precedent Deadline and the Closing Date are automatically extended for like periods of time. 19. Binding Effect. This Contract is binding upon and inures to the benefit of the successors and assigns of the parties. 20. Entire Agreement. This Contract embodies the complete agreement between the parties and may not be varied or terminated except by written agreement of the parties. The Title Company and Closing Agent are not parties to this Contract and their consent is not required for any amendment, variation or termination of this Contract. I 21. Attorneys' Fees. In the event of litigation concerning the interpretation or enforcement of this Contract, the prevailing party is entitled to recover from the losing party its attorneys' fees, court costs, and expenses, whether at the trial or appellate level. 22. Survival. Any of the provisions of this Contract pertaining to a period of time following Closing survive Closing and the delivery of the deed to Buyer and are not merged therein. All indemnities under this Contract survive any termination and the Closing Lof this Contract. I 23. Holidays, Etc. Whenever any time limit or date provided herein fallsi on a Saturday, Sunday, or legal holiday under the laws of the State of Florida, then that date is extended to the next day that is not a Saturday, Sunday, or legal holiday. The term business day as used in this Contract means any day that is not a Saturday, Sunday, or legal holiday under the laws of the State of Florida. i 24. Governing Law. The laws of the State of Florida govern this Contract. i 25. Risk of Loss; Condemnation. Seller bears the risk of loss or damage to the Property prior to Closing, unless the damage is caused solely by the acts of Buyer, its agents, contractors, or employees. If prior to Closing (a) any portion of the Property is damaged due to causes other than the sole negligence of Buyer, its agents, contractors, or employees, or (b) eminent domain proceedings are filed against any portion of the Property or any portion of the Property is condemned, Buyer may terminate this Contract by giving notice of termination to Seller within 15 days after Buyer receives notice of the damage or condemnation. If Buyer terminates this Contract under this Paragraph, Closing Agent shall promptly return the Earnest Money Deposit and Extension Fees to Buyer and the parties thereafter have no further rights, liabilities, or obligations under this Contract. If Buyer is entitled to terminate this Contract under this Paragraph and elects not to do so, Seller shall assign to Buyer at Closing Seller's interest in any insurance proceeds or condemnation proceeds relating to the damage or condemnation. Page 7 i I i GflEENBEGG - A T T 0 R N E Y S A T L A W IflflGflIG Stephen M.James (305)579-0737 www.jamess @gtlaw.com February 13, 2001 VIA HAND DELIVERY Mr. Richard Lorber Planning Director .City of South Miami 6130 Sunset Drive South Miami, FL.33143 Re: Shoal Creek Properties, L.L.C. ("Shoal Creek") / Modification to the Application for a Comprehensive Plan Amendment by JPI Apartment Development, L.P. Dear Mr. Lorber Attached please find an updated list of property owners within five hundred (500) feet of the property boundaries as revised by the above referenced modification application, submitted under separate cover on February 9, 2001. I have also included corresponding mailing labels, a color map, and a certification letter from Florida Real Estate Decisions, Inc., by Maureen E. Hudson. As always, should you require further information or have any questions, please call me directly at(305) 579-0737. Sincerely, S eph . James attachments cc: Mr. Michael Getz Mr. J.W. Harris Joseph G. Goldstein, Esq. IANWJAMESS/1207881/pw0901!.DOC/2/13/01 . GREENBERG TRAURIG, P.A. 1221 BRICKELL AVENUE MIAMI, FLORIDA 33131 305-579-0500 FAX 305-579-0717 www.gtlaw.com MIAMI NEW YORK WASHINGTON,D.C. ATLANTA PHILADELPHIA TYSONSCORNER CHICAGO BOSTON PHOENIX WILMINGTON LOTS ANGELES DENVER SAO PAULO FORT LAUDERDALE BOCA RATON WEST PALM BEACH ORLANDO TALLAHASSEE J.W. Harris & Company 2665 South Bayshore Drive • Suite 702 • Coconut Grove,FL 33133 Licensed Real Estate Broker Telephone:305.859.8420 • Facsimile:305.859.8410 Licensed Mortgage B1 oker March 21, 2001 Hand Delivered Mr. Richard Lorber Planning Director City of South Miami 6130 Sunset Drive South Miami, Fl. 33143 Dear Richard: Enclosed are the two remaining items that you require for the Comprehensive Plan Amendment to be complete; 1) an artists rendering of the proposed development; 2) a signed consent form from the Levin's. We have also enclosed a check for$9,331.45 for the additional fees to cover the previous work and advertisement as you have advised us. At this time I would like to schedule a meeting for next week with you and other members of st — Mr. Subrata Basu, Mr. Earl Gallop, Mr. Sandy Youkilis and Mr. Greg Oravec — to address the concerns voiced in our previous meeting. Although we may not agree on all points we want to move forward in this process and set an agenda for public hearings. My schedule is open except for Thursday and Friday of next week. If at all possible,Wednesday at 2:OOPM would be a good day and time. Your cooperation in this matter will be appreciated. I look forward to hearing from you soon. Sincerely, J. W. HARRIS & COMPANY Michael J. Getz Development Director ...• ... . ..... . cc: Jim Harris Tony White ••• ••• ••• • Joe Goldstein, Esq. : : : . : •. : : Rob Curtis :• ••• :` ••• .. '•• • • • •••• • • • ••• ••e ••••• • • • • • • • • • • • • • • ... • • • •• •• 00000 • • • • • • • • • • • • • • oes 0: 0 Goose 000 I N'i t_Z N �TiAi F-(Ll l 1 ti Lt1�F N lv. Sit -�_ s`_.�4'.�.�;. ..$ _..._..:�__'cv •ci,......i•�`.�aex¢T�'.� _ r::4��.:.V ssR raEsr..t..�Le.._�sse�,fr— ::�--icia. ' neasarina _ •'�.i a-i:_fi:_ice. "T 'i' - A-rd L -r.4 l Ali- o *so* •o• •*o.• • sees. • • • • s o o 6 o so. • • • • • •••• • • • • • • • • • • • • • _ so* oes • • • • • • 00000 00000 :0 0: 00:96 seeto l _ ®INNlliil�iillllls"+•). �•' ��; '�+ r inn�a a<ryr:,•.1�•7.a c: /rte'!• �•� :�� {�, '�_, � =�•_:S,�V;� �� r iii am .oailxa•LL' ,/ ►,gym,2 :<•i ._ail -,,. 1f ''• nns� asp_ WR 1st l•••�iii0r' �j L� r�j F � - Ill ��J�1.�:+� � H. � r�` <i�•..' �, _ _ :• : �� I e .. - - _ ,� :. 114.ii,'ii�'I It a7H � 3• ., _ _ fix 1 � . f �V •�� 1tii f� � y:R�v. _lam ta. Y• i • .I. %�- 7: ,Li • - _ 'ter. I.1y`{[�}(,.y7 v R R IQ a i 11° Q Q H 1412 UL D D I I t �l m I HHHH 70 it �I i el $g < z v v 0\ = H H B f� H cn rn 19 13 [3 13 rn i G m HIM m 1 I ® 11 13 0 913 i I I 1 p Q _ MOURIZ '""�'�� SHOAL GREEK APT& _ SALAZAR SOUTH MIAMI,MIAMI DADE COwrY � ! ARCHITECTS & PLANNERS v J.W. Harris & Company 2665 S.Bayshore Dr.•Suite 702•Coconut Grove,Fl 33133 Licensed Real Estate Broker Telephone:305.859.8420•Facsimile:305.859.8410 Licensed Mortgage Broker THE VALENCIA AT SOUTH MIAMI COMMUNITY EMPLOYMENT INCENTIVE PROGRAM EMPLOYMENT OPPORTUNITIES DURING THE CONSTRUCTION OF THE VALENCIA AT SOUTH MIAMI • J. W. Harris & Company will hire a liaison from the community to help identify potential local employees and/or local subcontractors (the "neighborhood employees") to work for the General Contractor ("GC") and/or other subcontractors during the construction phase. • The GC,will add a provision to its contracts with subcontractors stipulating that the subcontractors use a good faith effort to hire neighborhood employees before seeking help elsewhere. • The GC will also employ at least two neighborhood employees with benefits during the construction life of the project (14-18 months). Additional positions will be available through subcontractors during different phases if construction. The GC believes that there should a minimum of 5 jobs (including the 2 jobs being created by the GC) and a maximum of 20 jobs or neighborhood employees during construction of the proposed development. The number will rise and fall during different phases of construction. • Skills learned on the job can be added to resumes showing that individuals are qualified as skilled laborers in construction. • We intend to reach out to the community via newspapers, meetings, and a community liaison person. This outreach effort will start about 60 to 90 days before construction is to begin and continue throughout the construction phase of the project. Michael J. Getz Director of Development J. W. Harris & Company F:\USERS\JIM\Shoal Creek Properties\Approvals\Alliance Employment Memo\Getz Statement of Policydoc ---- -- — ----- Last printed 3/16/01-11:55 AM--- -- •� MiG� 'M'S i i Q 4 j wl l ; I , f I O o N M O c� � U ol� ►^ 00 O 00 in 0 � � � a1N .-+ z O o z 0 ct U o ;., 03 $nl CD a N \ o C1 O U a ct M �t s. in U �+ N N to c0 4i > cUC -r M M cz -- o ct Eoq o � xC o � M o �10 rn Ct U O N 59 O N O 69 ct O .0 U O O M O O ^ � M 'p y M 00 N O N N > N � .- r. 64 69 W u N + N N N O j, CC3 `n 2 O O M � N � U c � a� w � a z a cn Q a�i 4r 44 v E a A cd CA U U o 3 N 0 0 La N O p O N a) N O a 0 O O Q) (9 L EtT .> c a c ca oo > aa) O OO E C N U 0 Q) o p m c o - Q Lo@ocLo0 CO � `�° C�4 cw . Z O ULL Q0 rn o 6. 1- rn CN r- � � (Olt J � U N a O 00 '0 C:) OO U O 2 c U) N D O L — "t r` O M N -0 M r N >. (1) c: ell 3 � U3. I— U Q v M Q J N M N LL Z N .— N a w ° �o Q ) C U O 7 Q O Q M co O co i- Q U O 00 L N M r U I O w M N O ' 000 ct It L CL tl- 00 t- Q Y. a) M 0 00 L9 C 0 O x O co Ln N CC � #N N N N c Z c O a C. cep �° 0 c "v a� 0 -0 0 0 O a) �CIL � L Q� _ > o � � o m c� —pig = L I— cull PLANNING DEPARTMENT___ ..___ F_Soury - - - - -- -- 6130 SUNSET DRIVE SOUTH MIAMI,FLORIDA 33143 F 9 305/663-6326 3 FAX 666-4591 • INCORPORATED 1927 G0RVO P March 16, 2001 George Elias, Jr. 777 Brickell Avenue, Suite 1111 Miami, FL 33131 Re: Lobbyist Ordinance Dear Mr. Elias: Thank you for your letter of March 16, 2001. The Department appreciates the information. On a related matter, if you are representing others regarding property that is the subject of possible development approvals, you are required to register with the City Clerk as a registered lobbyist, according with the City's lobbyist ordinance. Your prompt attention to this matter would be appreciated. Sincerely, Richard G. Lorber,AICP Planning Director Cc: Ronetta Taylor, City Clerk J:\elias lobbyist letter.doc Parcel Information Page 1 of 1 MIAMI-DADE COUNTY PROPERTY APPRAISER PUBLIC ACCESS Folio: 09-4025-028-2050 Use scroll bar to view complete information. FOLIO NUMBER: 09-4025-028-2050 ADDRESS: 6940 SW 59 PL MAILING ADDRESS: GWYNN M ELIAS&R A ELIAS,555 PIGEON PLUM LN,MIAMI FL,,33137-3349 CLUC: 0081 VACANT LAND PRIMARY ZONE: 6400 COMMERCIAL,MEDIUM INTENSITY BEDROOMS: 0 BATHS: 0 FLOORS: 0 LIVING UNITS: 0 ADJ SQUARE FOOTAGE: 0 LOT SIZE: 9,060 SQ FT YEAR BUILT: 0 LEGAL DESCRIPTION: 25 54 40 TOWNSITE OF LARKINS PB 2-105 LOTS 23 TO 25 INC BLK 15 LOT SIZE 75.500 X 120 OR 10678-1409 0380 1 SALE O/R: 106781409 SALE MONTH: 3 SALE YEAR: 1980 SALE AMOUNT: $48,000 ASSESSMENT YEAR: 2000 ASSESSED VALUE: $122,310 LAND VALUE: $122,310 HOMESTEAD EXEMPTION: $0 BUILDING VALUE: $0 WIDOW EXEMPTION: $0 MARKET VALUE: $122,310 TOTAL EXEMPTIONS: $0 TAXABLE VALUE: $122,310 ASSESSMENT YEAR: 1999 ASSESSED VALUE: $122,310 LAND VALUE: $122,310 HOMESTEAD EXEMPTION: $0 BUILDING VALUE: $0 WIDOW EXEMPTION: $0 MARKET VALUE: $122,310 TOTAL EXEMPTIONS: $0 TAXABLE VALUE: $122,310 Owner Search Address Search Folio Number Search Back Map Version (Coming Soon!) Home Page http://gisims.../esrimap.dll?Name=PublicAccess&Cmd=SearchFolioT&Folio=09-4025-028-205 5/2/01 CITY OF SOUTH MIAMI -- - - -- - - -- -- PLANNING & ZONING DEPARTMENT DATE: _ / 119 CHECK NO: 67 PROJECT NAME: Loa ADDRESS: PHONE NO: 03.41.300 ERPB HEARING FEES ($450;$350;$150;$50) 03.41.300 DUMPSTER/CONSTRUCTION TRAILER AGREEMENT($25.00) 03.41.300 NEWSRACK APPLICATION FEE ($50.00) [Plus$10.00 per Newsrack] 03.41.300 OUTDOOR DINING/SEATING PERMIT ($250.00) 03.41.300 TEMPORARY SIGN PERMIT ($35/each time) 01"Issuance; Renewals: 0 2"d 03 rd 03.41.300 TREE REMOVAL PERMIT ($40.00) 03.41.300 SIDEWALK SALES ($35/each time) 02.19.161 ZONING LEGAL ADVERTISING ($1,000) 03.41.200 ZONING HEARING ADMIN FEES ($ 500) [VARIANCE'S,SPECIAL USE PERMITS,CLOSING OF PUBLIC RIGHTS-OF-WAY,AND WAIVER OF ROW INIPROVEMENTS] 02.19.161 ADMINISTRATIVE WAIVER ADS ($100) 03.41.200 ADMINISTRATIVE WAIVER FEE ($150) 02.19.161 REZONING APPLICATIONS 5 % + ($13,500) _ 02.19.161 COMPREHENSIVE.P ` U4 LAN AMEN yO" " S eOb l ran Pn Q/ ) ee 02.19.161 PUD/MAJOR CHANGE LEGAL ADS ($1,000) 03.41.200 PUD/MAJOR CHANGE ADMIN FEE ($2,000) 03.41.200 PUD MINOR CHANGE ADMIN FEE ($1,000) 03.41.200 WAIVER-OF-PLAT APPLICATION ($1,000) 03.41.400 REQUEST FOR MICROFILM RESEARCH ($25.00) 03.41.400 MICROFILM Reader/Printer copies ($7.50/each page) 03.41.400 MICROFILM REPRODUCTION ($15.50/and) 02.19.162 MICROFILM REPRODUCTION ($ 9.50/each) _ 02.19.162 BLUEPRINT MAPS AND OTHER MAPS [Zoning Maps,City Official Maps,Future Land Use Maps,G.I.S.Maps] 03.69.920 LDC, COMP PLAN & ALL PHOTOCOPIES ($0.15 per single-side copy; $0.20 per double-sided copy] TOTAL -3 :3 02.19.162 Blueprints and Other Maps: 03.69.920 LDC, Comp Plan, Photocopies: Small Zoning Map $2.67 (Tax Included) Land Development Code $53.25 (Tax Included) Small Official City Map $2.67(Tax Included) Comprehensive Plan $33.55 (Tax Included) Large Official City Map $3.73 (Tax Included) Hometown Regulations . _$-4.47-(Tax Included)-.. .- _ ... Land Use Color Map $4.26(Tax Included) Census Data Packet $ 2.40(Tax Included) Custom G. I. S. Map $10.00(Tax Included) All Charrette Booklets FREE (No charge at all) White copy to.Planning; Pink ropy to Customer; Yellom,copy to Finance Rev.12-00 OF o Nil i -j I o ' �Q V Q I Q I Lo a O 1 i ■_ � 4 Ln cc La Lo W v v O d W O pC pp � 1 3 v . 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Youkilis, Planning Consultant Subject: Processing Costs JPI Comp Plan Amendment Date: 2-23-01 Summary Application LPA-00-001, Comprehensive Plan Amendment to the Future Land Use Map was submitted to the City on July 7,2000. The following is a calculation of the actual cost to the City (Planning and Zoning Department) for processing the application. The application came before the City's Planning Board on August 29, 2000 at which time it was deferred to a time certain, September 26, 2000 (next meeting of the Planning Board). At that time the item was indefinitely deferred at the request of the applicant. Actual Cost Time Period : July 7,2000—August 29, 2000 (7 weeks) Staff Cost Comprehensive plan research; notification letters; meetings with applicant; site visits; preparation of public notices and advertisements; coordination of agency responses; infrastructure analysis; staff report preparation; posting and mail notification. S. Basu (ACM,PD) 8hrs/week x 7= 56 hrs. x $37.08= $2076.36 S. Youkilis(Plan Consult) 18 hrs/week x 7=126 hrs. x $30.00= $3780.00 D. Struder (Adm.Assis.) 1 hr/ week x 7= 7 hrs x $15.07= $ 105.49 Sub Total $5961.85 Public Notice Ads Miami Herald Legal notice published 8-17-00 $2919.60 Miami Herald Courtesy notice published 8-20-00 $ 450.00 Sub Total $3369.60 Total $9331.45 Note:The above total does not include indirect costs and costs expended by other Departments. A c.t copy Second Revised Application March 28, 2001 TODD Comprehensive Plan Amendment City of South Miami Public Facilities Impact Report and Analysis of Comparable Projects The Valencia at South Miami Shoal Creek Properties, LLC 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 1 1 ', Public Facilities Impact Report and Analysis of Comparable Projects Introduction This application for an amendment of the City of South Miami's Comprehensive Plan was originally submitted in July 2000, by Greenberg Traurig on behalf of JPI Apartment Development, L.P. A revised application was submitted on February 14, 2001. As described in this narrative, the proposed project remains essentially as envisioned in the original application. The primary changes from the original application are as follows: • The developer is Shoal Creek Properties, LLC. • The boundaries of the proposed project have changed as described below. • The total square footage of the parcel is reduced from 2.37 acres to 1.98 acres. • The proposed number of residential units is reduced from 306 units to 225-250 units, depending upon the unit mix. • The proposed commercial/office space is increased from 3,000 square feet to 7,500 square feet. • The name of the project is The Valencia at South Miami. The purpose of this section of the revised 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 parcel (the "Parcel"). Included in this section is an analysis of the potential impacts the approved versus proposed designations might have on public facilities and services. This section also presents examples of comparable projects in South Florida and a discussion comparing the proposed designation to policies in the City of South Miami Comprehensive Plan (March 7, 2000). As now proposed, the boundaries of the Parcel are SW 69 Street to the north; approximately 120 feet west of the right of way on SW 59 Place on the east; SW 70 Street to the south; and SW 61 Avenue to the west. The Parcel is currently vacant and is surrounded by a variety of land uses — residential, public and institutional, and commercial (see Figure 1). Directly to the north, across SW 69 Street, is a large, fenced Community Redevelopment Housing complex of two-story, multi-family condominium buildings widely spaced among landscaped areas with large trees. To the east, across SW 59 Place, is a two-story, block-long, U.S. Post Office. To the south, across SW 70 Street, is a sequence of commercial buildings: two one-story office buildings dominated by two four-story office buildings, approximately 54 feet in height and the back of The Hotel Villa (also four stories and approximately 54 feet high, plus roof-top space) with a parking garage entrance. To the west is a parking lot for employees of Larkin Hospital, which is visible beyond. The Parcel is located in the City's Community Redevelopment Area and is also adjacent to the City's Redevelopment and Infill District on the east and south. The bikeway path along SW 70 Street is immediately south of the Parcel. City of South Miami Application for Comprehensive Plan Amendment Revised March 2001 Page 1 The Comprehensive Plan's 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 create additional impacts to water, sewer, solid waste and park facilities in the City of South Miami, yet the proposed use will have less impact to P.M. peak hour traffic (see Tables 1-5). For comparative purposes, generation/ demand rates for each of the public facilities given maximum development under current land use were calculated as follows: The 1.98-acre Parcel was converted to square footage by multiplying the acreage by 43,560. The result, 86,249 square feet, was then multiplied by the current Medium-Intensity Office District (MO) designation's floor area ratio (FAR) of 1.6. The sum — 137,998 —was then used in the calculations shown in Tables 2 and 4, Approved. Designation Impacts, and in Table 1. Table 1A provides a summary comparison of solid waste, potable water, wastewater and park level-of-service standards for the approved designation and the proposed designations, demonstrating that water, wastewater, and solid waste impacts will be increased from the approved designation if the proposed amendment is approved. Table 1 B compares the number of trips given the approved designation and the proposed designations. Tables 2-5 give more detail regarding each calculation. Please note that as now proposed, combined office and retail square footage totals 7,500. For the purpose of determining the maximum impacts possible, office and retail calculations were figured as if each were 7,500 square feet. The results show that the maximum impacts on traffic and solid waste would be the result of all of the commercial space utilized by retail, and the maximum impact on water and wastewater would be the result of all'of the commercial space utilized by offices. Preliminary information from the Miami-Dade County Water and Sewer Department suggested that a fire-flow test needed to be performed on the existing 8-inch water main located in SW 59 Place and SW 69 Street before water and sewer availability could be determined. The main was tested on June 23, 2000. The result of the test showed available flow greater than 2,000 GPM, meaning that the main passed the fire-flow test. Water connection can be made from the property to a 12-inch water main to be installed westerly in SW 69 Street to SW 61 Avenue, followed by installation and connection of a 12-inch water main southerly in SW 61 Avenue to SW 70 Street and interconnection to an existing 8-inch water main in SW 70 Street. The County also owns and operates an 8-inch gravity sewer main located in SW 69 Street and SW 59 Place abutting the northern boundary of the site to which the Applicant can connect, provided that there is sufficient depth and that there are no obstacles which would preclude construction of the sewer. With regard to solid waste, the Miami-Dade County Department of Solid Waste Management does not measure waste disposal capacity utilization on a case-by-case basis. Instead, the adequacy of capacity is evaluated on a system-wide basis in terms of existing waste delivery commitments from both public and private sector waste haulers. The Applicant is coordinating this issue with the Department of Solid Waste Management. 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Q H Q 0 (n QWW WZ Z U co pW O W pp W o a o o IL o CL 0 + + CL a ° + OW a ° � + Ow a ° � c CL 0 X � 3 n X W 0 o r` P, 0 Q W N a W � N a W r� (D H V o 7 H LU o 0 LL LL C LL C c co I_ C H O 00 I_ O 00 Z r� Z N l(7 Z U') l(') D M h D t` W p O O W p O O W p O Cl U r ~ O N r.- `= O N co W 0 U U � o w s U) W � > > @ p W p p c - ~ p c Q (�j (B Q '0 (D Q (q LL—�J ~ J W O F= 0~ J ) 0 O 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Tables 4 and 5 separate the approved and proposed designation impacts for traffic, again calculated to show maximum impacts. P.M. peak hour vehicular trips would decrease under the proposed designation using either 7,500 square feet of office or 7,500 square feet of retail. 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 square feet • Retail - 1 person per 500 square feet • Residential — 2.83 persons per household For purposes of analysis the approved use and square footage is based on the zoning for the site, which is Medium-Intensity Office District (MO) (see Figure 3). The City of South Miami has excess park and recreation facility capacity to serve the proposed project. At present, 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 2.83 acres of park will be needed to serve the residents of the proposed project. Subtracting the 2.83 acres from the 5.5 acres of excess capacity leaves 2.67 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. The proposed project is intended and designed primarily as housing for students at the University of Miami. This type of facility compares more closely to hotel-condominium use than to residential condominiums, because student housing is usually short term and is not typically a primary homestead. It is anticipated that the majority of these residents will be unmarried and without children. Thus, it is anticipated that impacts on the public school system will be minimal. Joseph G. Goldstein, attorney for the Applicant, wrote to Ms. Sally Osborne, Supervisor of the Department of Development and Governmental Affairs for the Miami-Dade County Public Schools, on July 27, 2000, informing her of this proposed project and requesting a statement of the project's impacts on public schools. Copies of Ms. Osborne's response, dated August 17, 2000, and a letter from her to Mr. Subrata Basu, the city's then-Planning Director, dated August 18, 2000, a copy of which was sent to Mr. Goldstein, are included as Exhibit 1. There are two restrictions governing maximum development in a Transit Oriented Development District (TODD), the proposed land use: building height (MU-5 - eight stories, maximum 100 feet) and "as many units as may be permitted as can be provided with parking." The maximum height of the proposed development is eight stories, 69 feet. For each of the 250 dwelling units there will be two parking spaces, for a total of 500 spaces. City of South Miami Application for Comprehensive Plan Amendment Revised March 2001 Page 8 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 sa • s r iireA�kEA krii 6 a. ` �t�� . �y• �- , i i r i q � i � t f i�� • A�i� tl i��P�ei1 ti r+f t tM�utanf!+, tna��ut r,�nn t �. tfia+ I � ��• f, 1.I � 'tM 1 � '� r'1'.i.�� 'i •��' .. }}��1` th{�.�d117�p�}My��,j�� {��j� ��,{�yy(t�t ppg t• y3 ynj �tl!pppp��ert�.RR - - __ - — �' BidlSk lidl�fiffll{4tlt11{1. ! lllf7rm�� iuf.161�8f1',-L�� f a :F p� tM�uH .iA6�}ff{�11:4�S�U1 • f }t c f t t_.i..�M.1 i3.11!.mKi1,1._ .. l�t , I , .f f�'� ,. n.. �• I 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 The prevailing appearance of the neighborhood shows a low to medium range of building heights, from one story to multiple stories. The skyline includes the 92-foot-high Larkin Hospital, The Shops at Sunset and other substantial buildings. Looking down SW 70 Street and connecting to the neighborhood to the southeast, one sees the imposing architecture of the five- level, 92-foot Metrorail parking garage that adjoins the elevated tracks. Close by, on Sunset, are City Hall, the library, police station, and commercial outlets including a bank and a gasoline station. The future character of the neighborhood may be further changed by the addition of several levels to the parking garage and additional retail in the immediate vicinity of the Metrorail station. The neighborhood, as described, is made up of a variety of land uses in close relationship. The project site is surrounded by this mix of uses but can be viewed as a transition area between retail/commercial/office/hotel and lower density residential. The proposed building will bring to the neighborhood a compatible appearance in keeping with its compatible functions. The project will aid in the fulfillment of several planning goals: creation of a pedestrian-friendly, mixed-use neighborhood with generous off-street parking, located conveniently near to offices and public services such as medical facilities, a library, police station and a hotel. The project will bring new residents to the neighborhood who will support the retail establishments and who will use the mass transit system. Quoting from the City's Land Development Code, the purpose and intent of the TODD designation is "to encourage a mix of high density uses, specifically residential, retail and office uses." TODD encourages residential density by giving a bonus of one additional floor of residential use (with required parking) for every floor of residential use. TODD zoning does not specify a floor area ratio (FAR). Instead, floor area minimums are established for efficiency/studio, one-, two- and three-bedroom apartments. The proposed project is not the maximum development scenario that can be designed within these restrictions. More apartments could be added. The project as configured is the maximum that is marketable. Comparable Projects Jefferson at Douglas Entrance, at the northwest corner of Douglas Road (37 Avenue) and Calabria Street in Coral Gables, may be compared to the proposed development. The project will have 224 units in 16 stories (height: 155 feet) on 1.6 acres. (See Exhibit 2.) This development will have as neighbors commercial buildings, one-and two-story single family homes, and small multi-family buildings. With the variety of land uses and architectural styles in close proximity, this project has similar neighborhood characteristics and contrasts of density and height to the proposed project in South Miami.. For further comparison are two developments elsewhere in South Florida. Both are located in central urban environments with Community Redevelopment Areas, and both have densities comparable to the proposed South Miami project: • Fort Lauderdale - NE 6th Street (Sistrunk Boulevard) between NE 2nd and 3rd Avenues. 2.27 acres; 226 units; 100 units/acre; 8 stories, 73 feet high. (See Exhibit 3.) • 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 City of South Miami Application for Comprehensive Plan Amendment Revised March 2001 Page 10 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 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, stepping up to a height of 73 feet). (See Exhibit 4.) Consistency with Comprehensive Plan The proposed designation is consistent and supportive of City of South Miami Comprehensive Plan. The Plan begins with a statement of Future Vision, which is quoted below in full: We value our socially diverse neighborhoods, our traditional retail service areas, our modern medical community and our small town character. We will strengthen our neighborhoods, support our Hometown District, and encourage development of our urban core link to the Metrorail transit station in a manner that enhances our community and improves our tax base. The proposed project is appropriately located for a concentration of residents in the urban core, in an attractive pedestrian-oriented setting within walking distance of public services such as the library, a variety of retail establishments, and mass transit. While improving South Miami's tax base, the project will not detract from the city's basic small town character. The proposed project also supports a number of goals, objectives and policies in the city's Comprehensive Plan, including those in this partial listing: Chapter 1: Future Land Use Element 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 new growth which is contained and transit-oriented, thereby relieving the pressure for commercial rezonings outside of this core area. 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 [TODD]. Chapter 2: Transportation Element Policy 1.1.1.0. There is a Metrorail station in the heart of the City's only intensive development area; this Metrorail station puts extraordinary commuter rail transit service at hand. Further, development of the area around the Metrorail station will further state and local goals for"in-filling" already urbanized areas and reducing urban sprawl. Chapter 3: Housing Element 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. City of South Miami Application for Comprehensive Plan Amendment Revised March 2001 Page 11 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 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. Chapter 4: Infrastructure Element Goal 1 To provide and maintain the public infrastructure in a manner that will insure public health, safety and quality of life. Chapter 5: Conservation Element Policy 1.1.3 Continue to encourage the use of Metrorail, bicycles and other alternatives to the automobile (through capital improvements). i i City of South Miami Application for Comprehensive Plan Amendment Revised March 2001 Page 12 r i Exhibit 1 Letters from Ms. Sally Osborne Miami-Dade County Public Schools 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 ent by: GREENBERG TRAURIG 305 570 0717• 08)21 ;!00 12:29 � , Je(rax #620;Pane 2!7 Sent By: GOVERNMENTAL AFFAIRS; 3Q586fi47B0; Aug-21 -00 10:50AM; Page MIAMI-DADS COUNTY PUBLIC SCHOOLS ODVERNMENTALAFFAIRS AND U1Np USE POLICYAIVDACt i$TICN•1450 N.E.2ndAvenue.Room 525,MIAMI,FIAR10A 33132 (306)995-7280 Roger*C-Cuovas A t I7 2000 Mlern-Dade County School Hoard eri supnten u dent of Schools , Ms.P rfa aabar p Mitniman.Chair .Vice Chair Mr. G.Nalrms Bwwa Mr. Joseph Goldstein M Robert S, Ingram n Cpl! M5.B+�ifiy H. Kaplan Greenberg.Traurig, P.A. Mr, pe Man Sabot&M rae 1221 Brickell Avonue S. Miami, FL 33131 Dc Or- Perna dr_Salomocs C.Stinson Re,, Pending South Miami Comprehensive Plan AmendwentfTranSit Oriented Development District(""TODDI') Northwest Corner of S.W.59"Place and S.W.70'Street Dear Mr. Goldstein: Attached please final Miami-Dads County Public Schools'(MDCPS)preliminary review of impact for the above rofercuccd application, Based on the information recently provided to MDCPS, the proposed application of 242 additional units would generate a school impact of 41 students; 22 elementary school suideats, 10 middle school students and 9 senior high school students. The proposed application currently creates concerns. The District would be glad to further discuss this matter with you. However,please note that should you desire to propose a mitigation plan, it must be forwarded through the District's Management Team process. Please bG aware that all mitigation proposals also require School Board appraval. If you have any questions, or wish to be scheduled before the Management Teara,please call the at 3Q5-9�5-a•b43. Sincerely, Sally Osborne Supervisor SO:ay L467 Attachments cc: Mr. Dclio G. Diaz Mr. Alex David Mr. Subrata Basa 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 ent by: GREENBERG TRAURIG 305 579 0717; 08!21 ;00 12:32; Jetfax #620;Page 3/7 Sent By: GOVERNMENTAL AFFAIRS; 3059954750; A4g•21 -00 10:59AMi page SCHOOL IMPACT REVIEW ANALYSIS APPLICATION: JPI Apartment Development, L.P. RE QUEST: Land use change from Mixed-Utie Commercial Residential(four Aory height limit),to Transit Oriented Development District(up to 8 stories) ACRES: 2.68 acres LOCATION: Northwest of S.W. 59 Place and S.W. 70 Street, City of South Miami NET INCREASE PROPOSED CURRENTLY RESIDENTIAL ALLOWED UNDER DEVELOPMENT EXISTING LAND USE CLASSIFICATION NUMBER OF UNITS: 242 multi-family 306 multi-family 64 mufti-family units units units ESTIMATED STUDENT POPULATION: 41 students 52 students 11 students ELEMENTARY: 22 28 6 MIDDLE: to 13 3 SENIOR; 9 11 2 SCHOOLS SERVING AREA OF APPLICATION: ELEMENTARY: LLdlam Elementary-6639 S.W. 74 St. MIDDLE: South Miami Middle - 6750 S.W. 60 St. SENIOR HIGH: South Miami Sr. -6856 S.W. 53 St, 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 ent by: GREENBERG TRAURIG 305 579 0717; 08'21 !00 12:32; Jetrax ##620;Pege 417 Sent Sy: GOVERNMENTAL AFFAIRS; 3058954760; Aug-21 -00 10:59AM; Page 4 SCHOOL UTILIZATION: The OcGaber 1999 FTE membership, permanent utilization, permanentttemporary utillization and program capacity utllimion, taking into account new school openings and 2000-2001 attendance boundary changes, are as follows; MEMBERSHIP PERMANENT PERMANENT/ PROGRAM UTILIZATION TEMPORARY CAPACITY UTILIZATION UTILIZATION Ludlam Elementary 667 135% 93% 127% South Miami Middle 1149 160% 132% 136% South Miami Sr. 2749 142% 134% 139% Feeder Pattern: South Miami Sr. 1469 PLANNED Ri LISF SCHOOLS IN THE AMA: Soot ,Status Occupancy Date N/A OPERATING COSTS: A=rding to Financial Affairs, the average cost for K-12 grade Students amounts to $5,062 per student. The total annual operating cast for additional students residing in this development, if approved, would total $207,542. CAPITAL COSTS: Based on the 1994-95 Educational Facilities Impact Fee Study, construction costs for the estimated addtional students to be generated by the proposed development are; ELEMENTARY 28 x $ 11,790 = $ 331,120 MIDDLE 13 x $ 12, 232 = $ 159,016 SENIOR 11 x $ 18, 619 = $ 204,809 Total Potential Capital Cost $ 693,945 The School Board's estimated capital costs are based upon the actual costs of land acquisition,land development and construction of elementary,middle or senior high school facilities. Such Costs do not include furniture,fixtures or equipment, buses or other capltal costs. 1 1 1 1 1 1 1 I 1 1 1 1 1 1 1 1 ent by: GREENBERG TRAURIG 305 579 0717; 08/21 /0..0 12:33; #620;Page �,5/ 7 Sent By: GOVERNMENTAL AFFAIRS; 3059954760; Aug 21 .00 10:59AM; Page 517 MIAMi-DADE COUNTY PUBLIC SCHOOLS GOVERMMENTAL AFFAIRS AND LAND USE POLICYANDACQUISITION•1450 N,E,End Avenue,Room$25-MIAMI,FLORIDA 33132 (306)995-7280 Royer G.CUOVSS August 18,2000 Miami-Dade CQUMY School Board S Superintendent of Schools W Pads Tobares Hantrnan,Chair Dr. Mich"M.Krop,Viol Chair Mr.G.Holmes araddock Dr.Robert a,Ingram Mr. Subrata Basa,ALA,AICP, Director sp�Y H. Morse h4ra.Many Sabed�s Morse Punning and zoning DepartMa nt Mr.Demetrio Pirez,ir.,M. S. City of South Miami Dr. Marta Pere& 6130 Sunset Drive Dr-Salomon C.Stinson South Miami, FL 33143 Rot Pending South Miami Comprehensive Plan Amendwent/Transit Oriented Development District("TODD") Northwest Corner of S.W. 5916 Place and S.W. 70 Street Dear Mr. Basa: pursuant to the City's request and the requirements Q iilorida Statute 235.193 (2), artaehed please find Miami-Dade County Public Schools(MDCPS)school impact analysis for Lhe above referenced application. The applicant is proposing a land use chwge from Nixed-Use Commincial Residential to Transit Oriented Development District. The proposed application of 242 additional un4s would generate a school impact of,41 students; 22 elementary school students, 10 middle School students and 9 senior high school students. No Board authorized mitigation plan has been proffered by the above referenced applicant. - The School Board has no jurisdiction ovor zoning decisions. Nothing contained herein should be construed as an endorsement of the proposed application. 1 would appreciate if the district s0oct inforniatioa is made availabie for board review. Should you have any questions,please call me at 345-995-4603. Sincerely, _ Sally 0 sbc ne ..� Supervisor SO:aj L-466 Atcaci=c.nts cc: Mr. Delio G. Diaz Mr. Alex.David Mr. Joseph G. Goldstein 1 1 i 1 1 1 1 b 1 1 1 1 Y i 1 1 1 ent by: GREENBERGITRAURIG 305 579 0717; 08J21 !011 12:33; JetraX #620;page 6J7 Sent By: GOVERNNIENTAL AFFAIRS; 8058854760; Aug-21 -00 10:59AIA; pggg /7 SCHOOL IMPACT REVIEW ANALYSIS _x, APPLICATION: JPI Apartment !development, LP- REQUEST: Land use change from Mixed-Use Commercial Residential (four story height limit), to Transit Oriented Development District (up to 8 stories) ACRES; 2.68 acres LOCATION: Northwest of s-W, 59 Place and S,W. 70 Street, City of South Miami NET INCREASE PROPOSED CURRENTLY RESIDENTIAL A41.OWED UNDER DEVELOPMENT EXISTING LAND USE CLASSIFICATION NUMBER OF UNITS: 242 multi family 346 multi-family 64 multi-family units units units ESTIMATED STUDENT ' POPULATION: 41 students 52 students 11 students i ELEMENTARY: 22 25 6 MIDDLE: 10 13 3 SENIOR, 9 11 2 SCHOOLS SERVING AREA OF APPLICATION: ELEMENTARY; Ludlam Elementary- 6639 S.W- 74 St, MIDDLE: South Miami Middle -6760 S.W. 54 St. SENIOR NIGH: South Miami Sr- - 6856 S.W. 53 St. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 ent by: GREENBERG TRAURIG 305 579 0717• 08!21 `^'1 12:3' • � � 3, #620;PaUe 7,7 Sent 8y: GOVERNMENTAL AFFAIRS; 3059954780; Aug 21 -00 ii :OQAM; page 7/7 SCHOOL UTILIZATION- The October 1989 FTF membership, permanent utilization, permanentltemporary utilization and program capacity utilization, taking into account now school openings and 2000-2001 attendance boundary changes, are as follows: MEMBERSHIP PERMANENT PERMANENT/ PROGRAM UTILIZATION TEMPORARY CAPACITY UTILIZATION UTILIZATION Ludlam Elementary 567 135% 93% 127% South Miami Middle 1149 160% 132% 136% South Miami Sr. 2749 142% 134°/6 139° Fead6r Pattern: South Miami Sr. 146% PLANNED RELIEF SCHOOLS IN THE AREA: t u Occupancy Date NIA OPERATING cOSTS: According to Financial Affairs, the average cast for K-12 grade students amounts to $5,062 per student, The total annual operating cost for additional students residing in this development, if approved, would total $207,542. CAPITAL COSTS: Based on the 1994-95 Educational Facilities impact Fee Study, construction costs for the estimated additional students to be generated by the proposed development are: ELEMENTARY 2$ x $ 1 1,790 = $ 330,120 MiDOLF. 13 x $ 12. 232 = $ 159,016 SENIOR 11 x $ 15, 619 = $ 204,609 Total Potential Capital Cost $ 693,945 The 'School Boa capital costs are based upon the actual costs of land acquisition, {and development and constructlan of elementary, middle or senior h h school facilitles, Such costs do not include fumiture, fixtures or equipment: buses or other capital costs. 1 1 1 1 1 1 1 J 1 1 1 1 1 1 1 1 Y 1 I Exhibit 2 Jefferson .at Douglas Entrance Coral Gables 1 1 1 1 1 1 1 i 1 1 1 1 1 1 1 1 1 1 I ' r I !� tl I■ ■ ■ ■ ■ �I � �p°I I I� ! ■ ■ ■ ■ ■ ■ ■ ■ ■ E ■ ■ ■ ■ ■ ■ �'R ■ ■ ■ ■r:Trll ■ ■ o ■ I i � ■ ■ ■ ■ ■ ■ ! ■ ■ ■ ■ ■ s. ■ MUN MEN ■ (' el, j O m a n '■ ■ ■ ■ ■ ■ ■ ! ! nl Ali el i i II �'„n, r ■ ■ ■ ■ ■ ■ ■ 11 �.. ■ I j i F ■ ■ � ■ 110�!I I ■ei m a s s ■ N O N E ■ ■ ■ ■ !'! ■ a ■ _! ! ■ ■ ■ ! 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E ov .41 P-D, 3n.3,y is, 'M's Ei E W 'e w v M F 6t A E, -n cc cc -B .9 s on ILI 1:-- I I - I d KH I. 101. -30VId H-IL69 29 0% Sc E —3 -0 9 A P, ocial —4% ——————— q 01, W LU ,NII el —————————————— -- ————————————---—— — ,s: III tit III Fq W a: zi .1 if vi if I r - —————————— L—— ) - P 11 0 —— -- I r.. 'COE et, "ks tit q O(D °o—_ -------------- C6 01, tit W $a IMF,— 0 0 A kF V! w ----—————— - "17 tr v ik Z rl-a knoso x a a ib b 3nN3AV -,,IS W 'M'S ;P WMAYOMM 15 P --------- - r 110 L if 1-W 11 Z 0 w x a u & % W1 CO) al dVM 1002 20V 50 92 AW PaM bKV'999000\T9N0\-A ONE OF MIAMI'S COMMUNITY NEWSPAPERS_._ MAY 17-23,2001 Universi Place develo er WWII .......... K-A s... r �Il ) S ^fP ' t Lay,_. h oA"` lots s'�rg X„gyer�. jji c d. M .— .. ON L �fQ �� R I al lxf rY k��y zy , 3pypv` } s sj� k3px ^�'v��W�� _r X'x"8! r aa��'•.�RtWt'r�a 4��'.t S z) 4 'e° ,N H's ' Attending a May 5 barbecue sponsored by developer Jim Harris are,(R)South Miami Commissioner David Bethel,•Michael Getz,JW Harris and Company;Harris,and South Miami Mayor Julio Robaina.'The property,'across from the South Miami Post Office,is being developed into an apartment project.-it is estimated that it will take$28 million and 16-18 months to finish the proposed building.Harris held the barbecue at the property and took the opportunity to speak about the project's possible impact on area ' businesses and residences,and to address any concerns. = (Photos by Robert.Morrison) Attending a May 5 barbecue sponsored by developer dim Hams are(1-r)South k 5 Miami Vice Mayor Horace Feliu;Brock Chester,administrative v ?€ ' x: assistant for the city,M� OyVw � and Mayor Julio e Robaina.Chester lives just across the street eta from Harris'proposed s �n apartment project and is said to support it. A Harris has made an r _ effort to meet with all b � N of his neighbors to -address their ty concerns. ROT, <° c' ie• r.<. ...� a FE. ., • ^. , VSPAPERS.COM May I-23,2001 i ties ,G� ` 1 YUIVI Tillahassee 'hound .. . ....... .......... i ^AR:d:' t:�:n: r . ......... a., lY S, t W.- « p Allison Esguerra(left) and Roberta Patino from �::..:.::<:':"'�$•: �'� '<�� Westminster Christian r= School have been chosen as delegates to attend X. Boys and Girls State in Tallahassee in June. Girls and Boys State is sponsored by the American Legion Auxiliary Its purpose . is to provide citizenship training for young men X. and women who have <~ completed their junior X.M. year in high school within the state of Florida. . ...... . " - _.. .------ ---_----._.. T H! llwililt�.. 0, U:T VTOPS, FR 01: M T 6 R00' uOur two sans,ages 3€12.nd been'going to Bat Brats School-09i* Utter t#elm Schoci is;a Wonderful they were trro.We lave the way the environment The teachers are excellent teachers and star€teach excellent-a" really care about and rata tar our Me$am the tads Our family oautd'nt be s.,. me tool ake Sat Bra fte.to our sao- happlsr rvlttt tiaL Braha Selraol." and home.All of the teachers and JaHr S.b' ;; s admtnstrators know and care about our childresr and as.the strom a'rademles and Small classes are w$ °� • tarrtrc, hat What we tore mast s X. "` � ;� � ttra wa3CF►R,EFrx'ttrrlgg env3tar#rl�a6T1<^ Mommy do Me Preschool Kindergarten-Grade 5 Extended care A Better Place Today, INI A Brighter Tomorrow For Your Child • A warm, nurturing environment in an educationally stimulating setting. • Low Student/Tec-6-- ^atid. • Individualized and Enriched Curriculum providing academic excellence BET BREIRA- AM CAMP . c 9400 S.W,87 Ave., Miami, E!33176 • (305) 595-3008 f ooS ,EC ay 17-23;2001 - COMM UNITYNEWSPAPERS.COM - S gpnq —Pag=�A Jim Harris vof Place speaks S outh Council By Robert Morrison The South Miami Business Council recently hosted a luncheon, at Hotel Vila, proposed University Place apartment building.The speaker at the meeting was Jim Harris, of JW Harris, and Company, learned about the developer of near- ly 2 acres of vacant property near the South Miami Post Office.The land, bordered by SW 70th Street on the South, the north, SW 61st Avenue on the west and approximately SW 60th Avenue on the east. SW 69th Street on Plans for the project are not yet complete, but Harris and some members of his team explained that there will be betwe 250 one, two, & three bedroom apartments, as well as retail space on the bottom floor. en 200 and The Business Council, which promotes existing and new businesses within South Miami, was started by Grant and Mi co-owners of Miller Publishing, which publishes Community Newspapers, including the South Miami News. chael Miller, p 'f F n Q a Pictured are Ed Gorin,owner of Gorin Communications,(left)and M Howard Scneider,CPA. Kareem Zakharia,of Planet Z Realty,(left)and his father,Alex Lois Rubin(left),Miguel Flores and Pauline Carter,from Century 21. Zakharia,MD,who owns several large pieces of vacant land on SW 62 Ave. 7 w; Kathleen Sorenson of the University Christian Children's Center Christopher Cooke-Yarborough(left),Valerie Hurley and Ken Pictured are John Giampaolo,resident program manager of Nichols,residents of South Miami. Fellowship House,and Cindy Schwartz,program director of Fellowship House. I i 1 7. Robert Berkowitz,of Multivision in South Miami Pictured(I r)are Ernst Julmeus,of the environmental health section 3 of the Miami-Dade County Health Department(MDCHD);Linda Way AR Jacobson,owner of Art Jacobson Advertising and Carmen Sammy,both of the neighborhood improvement section of the MDCHD. f S Mpyd7 LQ23;f2 Qk9 k:OMMUNITY.NEWSPAPERS.COM N Page 4•„ J - � ot 900 a ' ' ,t011 Of l st a Your Loca co eve Been _ business life fmd retire • have had an active bus , • • er has spoken to ment a bore.The commission p C or�dltlonIn a number of his retired friends about the idea Air g 3 and they all jumped at the opportunity. 2 Electronics has provided the transla- For Years! t tion problem with a solution. We can now Ex erts , , buy at almost any electronic store hand held trans any translators in number of languages.Some a _ • No Payments • NO Interest for 90 days Have you even been to a strange air- translators must be read.Other have electron- ic voices that give you the translation in the . port and was under pressure to find a bath- selected language. 24I7 emergency service room?Did you stop a fellow traveler and ask?. Each "Greeter" can be equipped with a Could you find a sign that would help?Now held walkie-talkie and can be immediately in • You'll,know the price before we start imagine being in an airport in Moscow.Whom contact with a central location that could han- do you ask?How do you ask? dle any unusual situations. • We fix all makes and models Miami is a gateway to America.Tens of Miami has dozens of professional trans- thousands pass through our airport each week lating and interpreting services.Perhaps a deal • Sales and service all major brands —many of whom do not speak English.The could be struck with several of these compa- problem is not restricted to our Spanish-speak- nies to handle"on the spot"translations on the • Indoor Air/Comfort solutions ing friends.It is estimated that representatives telephone, in exchange for referrals to their of every major language pass through MIA companies for their services while the visitor • Financing, All major credit cards each week.Answers to the simplest question is in South Florida. can be a major obstacle to our visitors. Several cities around the nation have Wouldn't'it be great if we could solve this similar visitor services. Albuquerque, NM, problem,at little expense,and transform tense, has Greeter Booths that provide information to up-tight visitors to relaxed Miami friends? visitors and report great success in relieving I Commissioner Javier ensions when visiting a new city. C� O iaml-Dade traveler t e0 Or M 101 Souto has come up with a solution.And the Albuquerque booths are staffed with volun- great part is it will cost the taxpayers virtually teers from the community• Call 30 264m2O2O e X nothing. Last week the commissioner intro- Volunteer Greeters can be compensated duced a. resolution creating "A Senior with a free airport parking pass and perhaps Citizen's Volunteer Program at County Parks lunch on the house,compliments of MIA. 1-00-.--.- --- - - ---- Service'" and at Miami International Airport;'a public Souto, a former member of the Florida e/'f$ friendly method of greeting visitors to our city Senate,has long been identified as a supporter ::.. ....... S p CAC057008 and answering their questions as a"welcome of the man-on-the-street.He recently o iciat- to our city." ed at the official opening of the $4 million ' ' ' -l;}'#'•}`: How does it work? Souto visualizes Equestrian Center at Tropical Park. Children, tit I greeters standing at each of Miami as well as adults,now have the opportunity to s International Airport's concourses dressed in a visit our public libraries as Souto obtained f special jacket that would be easily recognized. funds from our state government to have five They would be available to answer questions regional libraries open on Sundays. �H-SITE ''� Y , ~ from our visitors in any number of languages. Our volunteer Greeters will become Where do I get my luggage? Where is Ambassadors of Goodwill and will. go a r: the lady's bathroom?How can I find a taxi? long way in relieving the tensions of visiting Where can I get breakfast? Can you direct a confusing,busy airport with all the associ- me to an ATM? Where can I buy a local ated problems of not knowing our airport or DRAPERY UPHOLSTERY newspaper? Someone is picking me up; . not speaking English. ' where do I go? Great idea,Commissioner! CLEANING Easy answers if you know our air- Easy DIVISION OF REY'S CLEANERS port. Almost impossible if you do not R Kenneth Bluh may be contacted by We Dry Clean any type know MIA.Now suppose you only speak telephone at 305-271-7593; fax, 305-595- of draperies or a foreign language-. upholstery es ore Commissioner Souto pictures volun- 3945, or e-mail sent to <bluh @communi- We guarantee no teers from the community,many who speak tyneyyspapers.com>. The opinions expressed shrinkage or damage foreign languages, giving their time to assist in this column are not necessarily those of this Hunter-Douglas Certified - their community. Many of our citizens, who newspaper,its editors or publisher. Basic Plan Receive tip to Need personal health insurance? Low-cost hospital surgical coverage DAVID WINTER Plan 100' and Plan 80s"' Two"Best-Value plans with a range of TRAVEL AWARDS A%MtKJ16 M NATIONAL FINANCIAL PLANNING SERVICES,INC. - deductible and coinsurance options 14 _QM 305-803-67 Major medical with doctor office eopay benefits Pkn Ask for a Quote: MSA Pla ns Golden . � ]] 1 LIL; t `at- - —s- _ -� -.•.f •r s_ Lj'� r t ! •it �,,_ r -,,� �' t ' { R • ) ".! � � �,� tit f • - .i ' � �'�•' 't ±� ro-� 0 `s i " •." ) J : 111 . ." ...• 47. Legend Figure 1 Single-Family Residential Educational Ej Duplex Residential Public &Institutional ❑Townhouse Residential C�Parks &Open Space Existing Land Use Map Multiple-Family Residential Vacant Land City of South Miami Mixed-Use Commercial Residential Water Commercial Retail — — Property Boundary Commercial Ortice Not to Scale Filename:w/2000-5/graphicsf012601.existing land use map Source:February 1996 City of South Miami,The Curtis&Kimball Company January 2001 j ; • 1 y #lW Pr:nsa a.,:.A.i..N sae i. S . , + .(- ] ��.r--+•m- j a • --! a it s f • 6 �� ei E �` •_� 'gR ? =� � r.:} i � _� �...� i�i•t J; t1 i � x 1 1j t •j 4 y1 • • Y r i / 7q r fill F -• i • 4 y Vin + -w `-tt� �. 33. i a ♦ � i i S r t 5 • 1 A - 1 — of e F11 • Legend Figure 2 Single-Family Residential MTO.D.D. Duplex Residential Residential Office Future Land Use Map Townhouse Residential Educational City of South Miami Multiple-Family Residential Public & Institutional Mixed-Use Commercial Residential `a Parks& Open Space Commercial Retail & Office — — Property Boundary Not to Sco,e Filename:w/2000-5/graphics/012601.future land use map Source.February 1996 City of South Miami-,The Curtis&Kimball Company January 2001 1 r !,. bill MCI ts- nil wailr 1 � t r `'� I�_.._1 it •� �' - a � tic.' - r+G. -.;I �. •t II t' a `, JAN 111.0 u-11 aeQ;t ' 1' ti•+ i� v�'u� � � P � � }Y• H I r"" fs rli�f :1 MLC � It .� . ; .►; 30VId 'Hl 69 'M S J W U a M 0 U III111L� RE- - W 1 K Foie l W i W _ � O W W r' N y m 3 <D F > w w \ I ' 71 3nN3Ad 49 'M'S f��i 'r. i ■, Ii r1�IIl,�I Il'JAI� • Fri, ■� I■ � !■ � �!; lal rl halls' rr ■) ■I I■l tt. I■,.I.Il•�'@ 7f P■ ■ I■ fA+r .. y7• .� 111 � 111 ■1 UII''III I ■r.. 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Mixed-Use Commercial Residential Water ' Commercial Retail — — Property Boundary -Commercial Office Nof to scaIu Filenames v4'2000-4/graphicsf032201.existing land use map Source:February 10-36 City of South Miami,The Curtis&Kimball Company Revised March 2001 •- �_ � + � = _ � __ "V{3S 'S'AJf- 3�4 Ti.'.Jl -'��ir€ i( f Y.f ft`s-�-__� :Tfl- f �, 1 � �• 1' I 1 174 '_ � �,.._."--_._ f` {{ �� —..� ,: i YI �.... _� _:{ I K s i L � 7��tf s, Gt � N�6�•1 ,��.• r I 7F °ttLC�+ '�� 1 t a 4 •�' /� / .- s �j F I 1 t r � Legend Figure 2 Single-Family Residential fT.O.D.D. 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N x ,- http://www.kaufmamneeks.com/arboretum.html 2/22/01 Page 1 of 1 Valencia at Montecito Towne Center Valencia,California 27 DU/AC Valencia Company http://www.kaufmamneeks.com/valencia.html 2/22/01 1. biz I r;'" 1¢`� r �••�1� / �i,\� ` �i�.. Y r � ray(i `�4 i` •++�."p��_ L.S`�JT"��-��'�}•fir r r ` t.� .%.• � ?fit-�-�; -.,.. _ _ i r �,,v �'� � -r�: . _ tea- -_ • a€ :. C"Y- AAl- 1