6120 SW 70 ST_GREEN MISC d
City of South Miami
INTER—OFFICE MEMORANDUM
TO: William Hampton DATE: 4-26-90
City Manager
FROM: SUBJECT:
Sonia Lama, AIA Fred Burns' property
B & Z Director 6120 SW 70 St.
As per Commissioner Cooper's request, information on Mr. Burns'
property follows:
NET AREA 30,091. 3 sq ft
MAXIMUM POTENTIAL DEVELOPMENT
RO - F.A.R. .2 5 lio FA KtIfi s PruowF D W4Delv. Bl b6p
2 stories 7523 sq ft Na QARk��� IN /Jr yf�j21� SST8ftGK(2)
LO - F.A.R .70
2 stories 21064 sq ft
MO - F.A.R. 1.6
4 stories 48146 sq ft
MeD• 0fP/645 I/ao®
0 P Ge.
OLD cobF
AA, 0 ,,k rf MuL r1 -FA/'� X j 4 STVf�I�S
5� O 06 M P J 09- 100
oo'
r-Ro1JTAGe 8 cp&FS (2 PARkiAl(5)
Ac-rv�-t,
"-24. 13,723' 83� fi RG� �5•�'�o
60
4-26-90
6120 SW 70 St. , Fred Burns' Property
ESTIMATED TAX REVENUES
RO
Estimated assesment 87.5 x 7523 sq ft = $65826.5
Estimated City tax 658.26 x 6.08 = $ 4002.24
LO
Estimated assesment 87.5 x 21064 sq ft = $1,843,100
Estimated City tax 1843 .1 x6.08 = $ 11206.05
MO
Estimated asssesment 87.5 x 48146 = $4212775
Estimated City tax 4212.78 x 6.08 = $ 25613.67
Zo, 4.3 Zo , 30 '
� o
0 0
45/ 20'
9 q—)
I
h
5
i
�� 23 g38'3� 115. 0
co
100, 1
- - - 3od9/•.3 �
35x83 = 2905
o 150-
m ►2q-
-A4
CIO
- --�
1
04Y, J7 151= SIP f-r Mr x1 fltRef4
gn1-� loo ' FRO11TA C-19
• St
IR05-022 I S C N E T 04/24/90
P R O P E R T Y I D E N T I F I C A T I O N
X S E A R C H V A L U E S LEGAL DESCRIPTIONS
x FOLIO: 09-4025-000-0590 25 54 40 .85 AC
09 4025 000 0590 SOLD 01/87 $500 ,000 N115FT OF E1/2 OF SE1/4 OF SE1/4
7009 SW 62 CT IL 41 OF SW1/4 LESS E149FT & E137FT OF
ALL-DAY DAY CARE & EDUCATION Z 68 N150FT OF W1/2 OF SE1/4 OF SE1/4
------------------------------------------------------------------------------
FOLIO: 09-4025-000-0591 25 54 40 1.12 AC M/L
09 4025 000 0591 SOLD 11/88 $5, 250,000 E330.87FT OF S130FT OF N245FT OF
7000 SW 62 AVE L 13 SE1/4 OF SE1/4 OF SW1/4 LESS E35
ONE SEVEN PLACE INC Z 68 FT & E149FT OF N115FT OF SE1/4
------------------------------------------------------------------------------
FOLIO: 09-4025-000-0600 25 54 40 .10 AC
'09 4025 000 0600 SOLD 12/88 $57,000 W54FT OF N88FT OF E137FT OF
6230 SW 70 ST L 01 N150FT OF W1/2 OF SE1/4 OF SE1/4
MARGUERITE T QUINLAN Z 48 OF SW1/4
------------------------------------------------------------------------------
_ FOLIO: 09-4025-000-0610 25-54-40 .582 AC
09 4025 000 0610 SOLD N/A S20OFT OF E205FT OF SE1/4 OF
6201 SUNSET DR L 26 SE1/4 OF SW1/4 LESS E35FT
CHEVRON USA INC Z 61 & S50FT & EXT AREA OF ARC
'X' = PROPERTY, 'L' = LISTING, THEN ENTER. F4 = SCROLL FORWARD F5=SCROLL BACK
IR05 ISC
READY
IR10-01 CITY OF SOUTH MIAMI
FOLIO NUMBER: 09-4025-000-0590 BD BT HB BUILT ADJ SQFTG SALE\SQFT AVR
7009 SW 62 CT 0 0 0 1920 4,006 124.81 0.85
OWNER'S NAME AND ADDRESS W G V FLR CONSTRUCT ZONING CLUC LV SQFT
ALL-DAY DAY CARE & EDUCATION 1 CBS-POURED 68 - CO 41 4,155
CENTER INC L E G A L D E SC R I P T I O N
6210 SW 70 ST 25 54 40 .85 AC
MIAMI FL 33143 N115FT OF E1/2 OF SE1/4 OF SE1/4
T CHARACTERISTICS OF SW1/4 LESS E149FT & E137FT OF
6 879 SQ FTJ N150FT OF W1/2 OF SE1/4 OF SE1/4
TYPE:
YEAR BUILDING LAND ASSESSMENT SQ/FT YEAR TAXES D TX\FT.
1989 110, 336 476,913 587,249 146.59 89- 0.00 N 0.00
F E A T U R E S SALE DATE AMOUNT AND TYPE
097 PAVING CONC 096 PAVING ASPH JAN. 1987 500,000 6
102 POOL 8 FT AVG 136 WALL CBS
088 TERR/PATIO 034 C/L FENCE 4 FT.
MORTGAGE COMPANY AMOUNT DATE F/V/C TYPE RATE LOAN NUMBER
*** NO MASTER ON FILE
SELLERS NAME SLUC HOMESTEAD UNITS 1BD 2BDS 3BDS EFF.
72 0 0 0 0 0 0
ENT=NEXT F2=MEMO F4=TAXES F5=LEGAL F7=BLDG DIMENSIONS
F6 = COMPS MENU F8=FEATURES\RATES F9=BACK F10=HELP
IR10 ISC
READY
FREDRIC B. BURNS
COUNSELLOR AT LAW
April 26 , 1990 P.O. BOX 43-1495
6129 S.W. 70 STREET
Mayor Cathy McCann MIAMI, FLA.33143
City of South Miami (305) 661-5055
6130 Sunset Drive
South Miami, Florida 33143
Re: South Miami City Commission Meeting May 1 , 1990
An ordinance adopting the City's Comprehensive
Land Use Plan
Dear Mayor McCann:
At the hearing on April 24, 1990, I believe t4at I did not
have a full and fair hearing and opportunity ,, o comment on
the City' s Comprehensive Land Use Plan as it reltes to:
The north 115. 00 feet of the east one--half of the
southeast one-quarter of the southeast one-quarter of
the ;southwest one-quarter less the east 149 feet
thereof of section 25 township 55 south range 40 east,
Dade % County, Florida (that portion zoned "CO" under the
previous code) and the east 137 feet of the north 150
feet of the west one-half of the southeast one-quarter
of the southeast one-quarter of the southwest one-
quarter, less the west 54. 00 feet of the north 88. 00
feet thereof, of section 25, township 54 south, range
40 east, Dade County, Florida.
Notwithstanding a published notice that there would be a
public hearing, your position was that I had no right to
speak. Based on advice you received, you permitted me to
address the Commission, but by your demeanor and words ,
communicated that you did not wish to hear the presentation
nor to grant the time required to present the matter in
full . In addition, when members of the audience were out of
order and voiced their objection to permitting me to
comment, rather then noting they were out of order , the
tenor and words of your response indicated that you were
required only to permit me to speak and that would not
necessarily mean that I would be heard. The atmosphere,
unfortunately, brought to mind the atmosphere that must have
been attendant in the Coliseum when the Christians were
thrown to the lions ; rather than the decorum one would
expect when a matter of this importance was to be acted upon
by the City Commission. Further, it was observed by myself
and others that when I attempted to display the exhibits to
each Commissioner, that Commissioner Neil Carver pulled away
and diverted his eyes. My continued pause before him proved
to be a futile attempt to aain his attention or interest.
Mayor Cathy McCann
April 26, 1990
Page two
However, believing, as I do, that you are searching for the
proper balance amongst what you perceive as conflicting
interests, I feel part of the blame must be shared by the
undersigned if a Comp Plan is adopted which unnecessarily
and unfairly incumbers the subject property and deprives the
City, the neighborhood, and the subject property of benefits
that reasonable land use designation would afford. This
should be a "win - win" situation all around.
You may have been reluctant to hear the undersigned and
thereby been unreceptive, because you felt you had reviewed
the matter adequately before and therefore there was no need
to hear my comments. This concern should be addressed both
from a procedural point of view and from a planning point of
view on the merits.
First, on a procedural basis , the previous Mayor stated ,
during at least two previous public hearings on the Comp
Plan, that at that time he wished to focus on larger
planning issues and that at a later time he would focus on
what he perceived was a rather limited issue .
Unfortunately, at the last public hearing of the prior
Commission at , which the Comp Plan came up on the merits , he
and one. other commissioner were not present. At that
hearing , a majority of the commissioners present voted to
change the Comp Plan and grant "LO" designation, instead of
the "RO" designation contained . in the proposed plan.
However, since two commissioners were absent, that
correction was not effective and the first opportunity for
that matter to be voted on was at the subject meeting last
Tuedsay.
On the merits , at the suggestion of your Planning Director,
we developed a model which graphically demonstrated why we
believe that it is not fairly debatable whether "RO"
designation is reasonable. It was our hope that the
.exhibit would more effectively communicate that point. This
exhibit had not previously been presented.
Since the Comp Plan was passed on first reading , the City
amended its "LAND DEVELOPMENT CODE" which, when taken with
the "RO" designation, would only permit development of
approximately 7, 500 sq. ft. of office space . If that
building was all on one level, it would not provide any step-
down visual buffering from the 7-story office building nor
the garage surrounding the subject property on two sides ;
Mayor Cathy McCann
April 26, 1990
Page three
or if the building were developed , with 2-stories, those
stories would not have sufficient width nor height to
accomplish the step-down which could soften and visually
enhance the transition from the 7-story buildings abutting
the subject property.
"LO" zoning would permit, when you couple that with the Land
Development Code and the limitations contained therein, as a
practical matter, approximately 14, 000 sq. ft. of office
space. On a maximum build-out basis (which could not be
achieved under the code ) the FAR would permit approximately
21 , 000 sq. ft. The "LO" designation would provide for two
floors of offices over one floor of parking. This
designation would be an improvement over "RO" designation in
that it would; (a)provide for parking underneath the
building, (b)give more height to facilitate the visual
buffering and (c)put the ingress and egress at the east end
of the property so as to relate to the commercial buildings
and the trafficlight intersection immediately to the east -
rather then provide ingress and egress across the street
from the single family homes as would be required , as a
practical matter, under the "RO" designation. The "LO"
exhibit that I brought to the hearing, but was unable to
present (since I did not want to use time explaining that
step in light of the various comments pressuring me to
abbreviate and conclude my presentation) , would have more
clearly presented those facts . ,
A "LO" designation would, from the City' s point of view,
have the additional benefit of communicating accurately the
appearance of consistency in the City' s action so that both
the business and residential communities would perceive that
there is continuity, predictability and stability in the
City' s conduct and that the use of property within the City
does not fluctuate based upon the vagaries of periodic City
elections. This follows from a comparison of the City' s
previous action, as explained hereinbelow, when it studied
this area in great detail in adopting a prior Comp Plan
dealing with this immediate area. That ordinance , number 23-
82-1146, stated :
"In consideration of the shape of the land area, the fact
that the Plaza 7000 building is built on the property line, "
. and after "a thorough examination of the conditions
surrounding the area and lengthy discussions with the
property owners and residents" , Ordinance 23-82-1146 gave
various proposed solutions to the development of the
Mayor Cathy McCann
April 26, 1990
Page four
property. Those solutions recognized under the column
labeled "REQ'D/ALL'D" that a floor area of 14,205 sq. ft.
could be developed . The ordinance went on to state that the
"Office Use . . . is the result of lengthly [sic] study and
represents a compromise solution which is acceptable to all
parties. The RO use on the entire property will allow
development of approximately 14 ,200 sq. ft. of office space
(see figure L-16 ) as opposed to the 11 , 550 sq. ft. of
space that could have been economically built under the
earlier "CO" 3-story alternative on the eastern portion of
the property. This proposal is equitable to all parties
because the additional square footage allowed under the "RO"
alternative more then offsets the fact that this "RO"
proposal uses more land then the "CO" alternative and yet
the "RO" district regulations insure that any new
construction will be compatible with the residential areas
across the street. In addition, the use of 2-Story RO
zoning in this area is consistent with actions taken in the
South Miami Hospital area where 2-Story RO zoning also acts
as a buffer between a 6-Story building and adjacent
residential areas.
Policy #3 modifies the existing height limitation on several
properties in the area. The effect of this modification is
to reduce the current 8-Story height allowance on the
property in question, and the South Miami Medical Arts
Building to 2-Stories and 4-Stories respectively. . . . All
of these changes are consistent with and an extension of the
Comprehensive Plan policy to provide a logical step-down in
building height adjacent to residential areas (emphasis
a e The recommended ui ing height limitations on the
Children ' s Manor property will be particularly important for
the protection of the adjacent single family residential
area. "
It is important to recall that under the "RO" zoning in
existence at that time, the height permitted would, in fact,
be 3-Stories since 2-Stories of office building in "RO"
could be developed over one level of parking. Under the new
"RO" zoning (since parking is not permitted under the
building, and because of other restraints built into the new
code) , the property most likely would be developed with a
single story building. In addition, the new code reduced
the height permitted under "RO" in comparison with the
height permitted at that time.
r
Mayor Cathy McCann
April 26, 1990
Page five
In order to achieve the height and square footage
contemplated in that ordinance , the land designation
required would be "LO" . As a practical matter that would
permit the same 2-Stories of office space and approximately
the same square footage, as that anticipated in that
ordinance.
It is our position that "MO" is the most appropriate land
use designation. That designation, given various applicable
constraints, would result in an office building containing
three floors of offices built over one floor of parking
thereby providing a proper step-down buffer containing a
properly proportioned building of approximately 19, 000 sq.
ft. That designation would provide only one additional
floor of office space than that anticipated under the
aforereferenced ordinance (and only half the number of
floors permitted under the then existing "CO" zoning which
permited six floors of office over two floors of parking ) .
The additional 5,000 sq. ft. over and above that
contemplated by (a)the aforereferenced Comp Plan amendment
or, (b)that permitted if the land were designated "LO" in
the proposed Comp Plan, would be contained on the top floor ;
and since it would be set back from the street approximately
35% further than the base of the building , it would enhance
the visual step-down that could be achieved. That
configuration would be aesthetically more appealing and
would not have any negative impact on the neighborhood.
A land use designation of "MO" will benefit everyone
concerned, will be more aesthetically pleasing, will bring
new construction and quality tenants to the area, will
support and be beneficial to the business of Larkin
Hospital , and will have no. negative impact on the community
or the neighborhood.
Naturally, I would be pleased to meet and discuss this
further upon your request.
Mayor Cathy McCann
April 26, 1990
Page six
I appreciate your taking the trouble to read through this
appeal and fervently hope that I have been able to shed some
light on this difficult issue which, if properly solved ,
will redound to the benefit of all parties.
Since VBns
Fre ri
FBB:llc
cc : Betty Banks, City Commissioner
Neil Carver, City Commissioner
Thomas Cooper, City Commissioner
Janet Launcelott, City Commissioner
William Hampton, City Manager
John Dellagloria, City Attorney
Sonia Lama, City Planning Director
Rosemary Warcusa, City Clerk
Robert .K. Swarthout, City Planning Consultant
William Comte
Art Tedesco
Tim Cook
Leo Bellon
1 `t-
r
Mt! CS 40TH ST.
b ird�.
-----------.......
no
O 0 •~ �
58TH sT. C� _ DAOEGOUNiy __
F TV
_31
0 o Q InIIr�Inr
saT►I ST. %O r-r_� O u�t 11 r:11..._. l i
QQcaa ::
72ND ST. _•�
r
DGo
a 0
r
O0
1
SOT"8
=UDD D
m., 77777777
Oo Jamm"1B,Im"QRy CommMNon of an aty @coma
dwrn�Imlm totM Pfaeidr,Drrpa�t dCoomruJgr
MAN pmwrettoM&10.1 ,M. !
mou" 1.9
CITY OF SOUTH MIAMI
FUTURE LAND USE MA
SSIOLE Fwav p.anw
��.-�_-��-�^�.3. TaNnMOUSa�rrN.NA SPiCU�ITINETIWRE810ENTKNMaw) - ,
® Tw0 TAw4v MvNU ® HOSPRALIOFM(4 M AIO -
LON OtJi911v"Tm, DF.NEML IIETK R Me�lr) _
mipm OtlISm"Immu N MpMI ® IEG40*=WTK 01 MMiM1
p REBDElA1K OfF10E R Mewl. '.'.� •r�' AUfO SERVK;E&OfACE SPECY1l REOEV9,OPA�I/1 p Maw1
WW wTDISM OFM tl dw1 RAW AND Sam/1JIIJC M woo
MaoW SITSNSM C;na N oWag ►MN MOOP6/SMOS
`\ Vnpamd by Roba1 K Swarth wt ftwp"od, 1960 -
r #l.y r f �'I, ! E ' l r'# r ., . •if'_ `f," *� :. .' t �< + ',X`R�� s
lt. s � .+�..'x''• .IVA• +. .e,rl • .." R,{ r a' ` � `� r., It �s:afY. _ . ;,�i � L+ ";'
,�t. •� R �iA• `y +i.♦ Ftp k: r n1 ?<, ,f, S : L A� r .,•�a, �.s •r -tir 'y,.ty. , t•, i � �I i rt'Fy ,
t. ! •� 'r �, .�'- �.I'.1. r. /. ter:+-.:.-+.+.+n'i4,+7W�lIY.
�- •�. ,. ' �' � r � ' ��. :�'. Off, n "' ,
qyc
�' !•�+• A/ µhr• �• � � ,�•Ss,
•1-'�., %' ' •I<I •i.i� i' s Y'
kk
Cl
Are
�� 4{ 'rig; ,1.�• sue:. � - ,` � .
_111 • �• i�^ i �'/' .� ' ` 1 y /1
- " A,, •� z�w..-: Lnn� � N �-.e: a e.c Wit•
OL
••',�, ! . 1 4"1'69 �J o -- � — - �� �
•, M��z " a/ '' Y�67 aA ;• E�
AN.43
DIM t3
zwir
SE za) T-17.
`` . .•. " . .. O / // ` La r, fiL6 1r tvog-
Ad
'�R.i "7 ',s i z,,rt• � `c�,� L►li "' f o/DIv.a ,yal
°� ± �r<�.. � � ;. ac•� 1 9 L 1� � � ti/r` '�f 2'9•�(�" a bbd 7 � a
low
/Ord 9
pot
zi
CA
IV7 MEW,
CY
}
� j1.1 ,J ZGt
i,