05-15-07 Item 2cSouth Miami
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CITY OF SOUTH MIAMI 11111,
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'927 o OFFICE OF THE CITY MANAGER
INTER - OFFICE MEMORANDUM 2001
To: The Honorable Mayor Feliu and Members of the City Commission
Via: Yvonne S. McKinley, City Manager C,
From: Julian Perez, Planning Direc
Date: May 11, 2007
Subject:
A REPORT TO THE CITY MANAGER PURSUANT TO THE REQUIREMENTS SET
FORTH IN SECTION 20- 5.12(F)(2), LAND DEVELOPMENT CODE REGARDING A
REQUEST FROM RED ROAD COMMONS, LOCATED AT 6600 -6640 S.W. 57TH
AVENUE AND 5757 S.W. 68TH STREET, CITY OF SOUTH MIAMI, TO MODIFY THE
ADOPTED MASTER DEVELOPMENT PLAN (PLANNED UNIT DEVELOPMENT
MIXED USE ZONING DISTRICT).
Background:
The "Red Road Commons" development is a mixed use project including residential buildings, office,
retail uses and parking structure. The project is located on 7.01 acres. The proposed density is 57.8
units per acre (405 units). The project will contain 171,730 square feet of floor area including the garage
area. This development was originally zoned as TODD -MU 4 (Transit Oriented Development District —
Mixed Use 4). The purpose of this district is to maximize the presence of a mass transit center located
within walking distance of the boundaries of the district. The current zoning designation for "Red Road
Commons" is Planned Unit Development Mixed Use (PUD -M).
On July 22, 2004, the Applicant (Codina Development Corporation) filed an application with the City of
South Miami to rezone the project 'From TODD MU -4 to PUD -M, and obtain site plan approval. The
purpose of a PUD is to allow a tract of land to be developed as a unit under single ownership or unified
control, which includes one or more principle buildings or uses. The PUD encourages design flexibility in
location of buildings, open space, and provision of amenities. Development in a PUD district does not
follow pre -set dimensional requirements (setbacks, heights of buildings), or intensity limitations (floor -
area- ratio, or dwelling units per acre). These standards are set forth as part of the project's master site
plan. On August 12, 2004, the Master Site Plan for the project submitted by Codina Development
Corporation was approved by the city with conditions. Thereafter, the Master Site Plan was reviewed
and approved by the Planning Board and the Environmental Review and Preservation Board (ERPB). It
is important to note that the Planning Board approved the plan with conditions while the ERPB agreed to
give only preliminary approval to the plan. On March 28, 2005, the City Commission approved an
amendment to the official zoning map of the City of South Miami. The amendment changed the zoning
use district from TODD MU -4 to PUD -M. On April 9, 2005, the City Commission approved Resolution
No. 48 -05 -12207 adopting the Master Site Plan and Development Program for the site. At the same
meeting, the City Commission adopted the Development Agreement for the project. The intent of the
development agreement is to list the obligations of each party in ensuring the implementation of the
project. This development agreement was amended on June 14, 2005 (Ordinance No. 17 -05 -1839) in
order to be more specific regarding the park and recreation concurrency payment.
Since June 14, 2005, to the present the property ownership has been changed and a new development
team has been put in- place. The new deveAoper is Wood Properties (new Applicant) of Atlanta. Since
early 2007, representatives from Wood Properties have met with Planning staff to discuss a series of
changes and adjustment to the adopted Master Site Plan. On March 12, 2007, the Planning Department
submitted to Wood Properties formal correspondence requesting information to determine whether the
proposed changes and adjustment to the adopted Master Site Plan constituted major or minor changes
to such plan (See Exhibit A). The Applicant formally submitted a letter of application, dated April 10th
2007, which contained partial answers to the original questions contained in the March 12, 2007, letter
from the Planning Department. A subsequent letter from the Applicant, dated April 25, 2007, was
submitted and provided enough information for the Planning Director to make a determination.
PUD Amendment Process:
The City of South Miami Land Development: Code (Section 20- 5.12(F), entitle "Changes in Final Plans
and Reports" provides language to determine where a proposed change or adjustment to an adopted
Master Site Plan in a designated PUD area constitutes a minor or major modification.
Section 20- 5.12(F)(1) Major Changes
a. Any proposed change which would have the effect of increasing densities or redistributing
square footage or altering the height or use of a development is a major change.
b. An applicant for a major change should schedule a preliminary conference with the building
and zoning department. The department may accept the application, recommend changes to
the application or deny the application.
c. Upon acceptance, the application shall be further considered at another preliminary
conference with members of the environmental board, a representative from the department
and the applicant.
d. The application shall then be completed and submitted to the environmental board for
consideration. The environmental board shall submit recommendations for approval, approval
with conditions or denial to the planning board within seven (7) calendar days of its review.
e. The planning board shall receive a complete application and the department shall post and
publish public hearing notices. Public hearings shall be held before both the planning board
and city commission.
f. If the application is approved by the city commission, it shall be submitted to the
environmental board for final aesthetic approval
Section 20- 5.12(F)(2) Minor Changes
a. Applications for a minor change shall be submitted to the building and zoning department. If
the director agrees that the change is minor, he or she shall report on the application to the
city manager.
b. The city manager shall make a final derision on the application and communicate the
decision to the applicant. The director shall place a copy of the application and decision in
the planned unit development file. If the city manager approves the application, notice of the
approval also shall be transmitted to the city commission.
c. A fifteen (15) day waiting period shall apply for all minor changes.
IJ
Summary of Propose Changes:
The proposed modifications to the "Red Road Commons" adopted Master Site Plan have been made to
address the current market demand and provide greater convenience to residence and visitors, while at
the same time maintaining the projects goals and objectives as approved by the City Commission in
2005. Detailed descriptions of the modifications are provided in Exhibit B (Letter from Jerry Proctor to
the Planning Department, dated April 10, 2007 and April 25, 2007).
Recommendation:
The Planning Director recommends that the proposed modifications outlined in the April 10, 2007 and
April 25, 2007 letters, shall be considered minor changes (Section 20- 5.12(F)(2)) to the adopted Master
Site Plan. The following summarizes the basis for the Planning Director decision:
• The proposed changes will not increase the overall densities or redistribution of square footage or
alter the height or use of the development as approved in the original adopted Master Site Plan.
• The relocation of the pool from the garage rooftop to the courtyard in Building B will reduce the
building height of the garage and make the pool more accessible and user - friendly to all the
residents.
• The proposed changes in Building C will increase the adopted setbacks from 11 feet to 24 feet on
the S.W. 68th Street property line. The increase in setbacks will create a greater buffer between
the Red Road Commons development and adjacent properties.
• The four bedroom units were removed from the development. The reduction of these units may
have a direct impact in the number of residents at built out, and the amount of traffic generated by
the development.
• There will be an increase in open space as a result of the conversion of surface parking on the
northwest corner of the property to landscape and open space. Despite the reduction of these
parking spaces the development still complies with the off - street parking requirements, and the
additional open space will greatly benefit the area adjacent to the development.
• There will be a decrease in the proposed density (- 1.0 %), retail use (- 12.8 %), and building
footprint (- 2.2 %). There is a decrease in the overall parking spaces from 1,001spaces (specified
in the Development Agreement) to 994 spaces or .7 %. However, the applicant is still maintaining
parking spaces above the minimum Land Development Code required parking of 934 spaces.
Refer to Exhibit C for an analysis of the proposed square footage by type of use compared to the
square footage that was approved as part of the adopted 2005 Master Site Plan.
The intent of the additional parking to be located in Building E is to better serve the residential
units in the building and the retail stores along Red Road. As stated in the April 10, 2007 and
April 25, 2007 letters, "the garage has two levels, 89 parking spaces and is totally enclosed by the
residential and retail components on all sides. The upper garage level is covered with a detailed,
landscaped courtyard for the enjoyment of the residents. The approved building height of five (5)
stories for Building E remains unchanged." The current height of Building E is four (4) stories.
The height of this building is consistent with the Development Agreement condition which states
that "development on the property shall not exceed five (5) stories above grade, in height." (See
Exhibit D)
3
• The relocation of the leasing office resulted in a minor increase (three feet) in square footage.
The relocation of this office will not have an impact in the overall development of the project or the
adopted Master Site Plan.
Backup Documentation:
1. Correspondence from the City of South Miami to Mr. Jerry Proctor dated March 12, 2007. (Exhibit
A)
2. Correspondence from Mr. Jerry Proctor to the City South Miami Panning Department dated April
10, 2007. (Exhibit B)
3. Detailed comparison of the proposed and adopted square footage for the project. (Exhibit C)
4. Adopted Development Agreement for Red Road Commons. (Exhibit D)
JP
P: \Red Road ComRoadn \CM Report-Minor Modification Adopted Development Plan 5- 8- 2007.doc
El
EXHIBIT
PLANNING & ZONING DEPT.
6130 SUNSET DRIVE
SOUTH MIAMI, FL 33143
TEL: 305- 663 - 6326:'
FAX: 305- 668 -7356
March 12, 2007
Mr. Jerry B. Proctor, Esq.
Bilzin Sumberg Baena Price & Axelrod LLP
200 So. Biscayne Boulevard, Suite 2500
Miami, Florida 33131
Re: Red Road Common
Dear Mr. Proctor:
South Miami
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I"Mtk•"
: Pg 2001
The City of South Miami Land Development Code requires that any proposed change to a previously
approved Planned Unit Development (PUD) Master Site Plan be evaluated by the City Planning
Department to determine whether such change should be consider a minor or major change. Section 20-
5.12(E)(F) defines minor and major changes as follows:
• "Minor changes may be permitted by the city manager, if such changes meet the same physical
design requirements as the approved final plans."
• "Any proposed change which would have the effect of increasing densities or redistributing square
footage or altering the height or use of a development is a major change."
To assist the City Planning Department complete its evaluation of whether a proposed change to a
previously approved PUD is a minor or major change the Applicant is asked to answer the following
questions. The Applicant is encouraged to provide a thorough response to each of the questions.
1. Describe the proposed changes which differ from the previously approved PUD Master Site Plan
for the Red Road Commons Development Agreement?
2. What impacts would the proposed changes have on the dedicated open space and landscape
identified in the previously approved PUD Master Site Plan and Development Agreement?
3. Do the proposed changes increase the height of any buildings identified in the previously
approved PUD Master Site Plan by more than five (5) stories above grade?
4. How much retail and office leasing square footage will be added or reduced as a result of the
proposed changes?
PLANNING & ZONING DEPT.
6130 SUNSET DRIVE
SOUTH MIAMI, FL 33143
TEL: 305- 663 -6326
FAX: 305- 668 -7356
5. How many parking spaces will be added or eliminated as a result of the proposed changes? Please
indicated how many additional retail and office leasing parking spaces will be needed to
accommodate proposed changes? Does the Applicant anticipate a need for off -site parking?
6. Are additional units recommended as a part of the proposed changes?
7. Is the percent of units agreed to in the development agreement for individuals or families in the
moderate income segment of the affordable :housing reduced or enhanced as a result of the
proposed changes?
8. Explain, how the proposed changes will impact or enhance the public facilities identified in the
Development Agreement?
9. Explain, how the proposed changes will impact or enhance the internal traffic flow conditions
identified in the Development Agreement?
10. What impacts will the proposed changes have in the number parking spaces already identified in
the previously approved Master Site Plan and Development Agreement?
11. Are the locations of the refuse service areas impacted by the proposed changes?
Can you please provide your written responses to these questions as quickly as possible so that
the Department can make the appropriate determination within reasonable timeframe. Please call
me if you have any questions at 305- 663 - 6327.
Sincerely,
u 1 n rez
Planning zrector
JDSAY
P: \.Red Road Common/Letter to Jerry Proctor 3- 12- 2007.doc
EXHIBIT B
BiWn Sumberg
R � �L 7
P 00
SOUTH MIAMI CRA
VIA REGULAR MAIL
Mr. Julian H. Perez
Planning and Zoning Director
City of South Miami
6130 Sunset Drive
South Miami, Florida 33143
Re: "Red Road Commons " Project
Property: 6600 - 6640 S.W. 57 Avenue
and 5757 S.W. 68 Street
Dear Mr. Perez:
Jerry Proctor, Esq.
305.350 -2361
F a;, 305.351.2250
jproctor @bilzin.com
April 10, 2007
Thank you for your March 12, 2007 letter regarding the "Red Road Commons"
development, at 6600 — 6640 S.W. 57 Avenue and 5757 S.W. 68 Street (the "Property "). This
response will address the questions in your letter.
The modifications to the site plan for "Red Road Commons" have been made to address
market demand and provide greater convenience to residents and visitors, while at the same
time maintaining the goals and objectives of the approval of the development by the City in
2005. The modifications include:
1. Relocating the swimming pool from the garage rooftop to the courtyard of
Building "B ". This modification reduces the building height of the garage, makes the pool more
accessible and user - friendly for residents of the development, and moves the pool to a more
internal location on the Property, thereby reducing any impact on the surrounding community.
2. Building "C ", the southernmost building adjacent to S.W. 68 Street, has moved
slightly northward, increasing its setback from the S.W. 68 Street property line from 11 feet to 24
feet. This modification reduces visual and aural impact on surrounding properties.
3. All four - bedroom units were removed from the development, and the total
number of apartment units were reduced from 407 to 405. These changes cumulatively reduce
the impact of the development on the surrounding area.
MIAMI 1286442.2 7319013707
4/10/07 12:31 PM
BILZIN SUMBERG BAENA PRICE & AXELROD LILP
200 S. Biscayne Boulevard, Suite 2500, Miami, FL 33131 -5340 `V-el 305.374.7580 Fax 305.374.7593 Nw<,,v.bilzir.corn
Mr. Julian H. Perez
Planning and Zoning Director
City of South Miami
April 10, 2007
Page 2
4. Pursuant to the terms of approval by the City Commission, central trash pick up
areas have been designated on the plans, within the footprint of all buildings on the Property.
The development uses a trash "compacting" system that consolidates the garbage and provides
plentiful capacity at all times.
5. As suggested in earlier appearances before the City Environmental Review and
Preservation Board (ERPB), an elevated pedestrian bridge has been introduced between
Buildings "B" and "E" at the third level. This architectural focal point is located in the center of
the Property, well spaced from any adjacent properties, and improves pedestrian circulation
between the two largest buildings on the Property.
6. The surface parking in the northwest corner of the Property, north of Building "D"
and south of S.W. 66 Street, has been removed and that area has been converted to
landscaped open space. The development still complies with all off street parking requirements,
and the modification will beautify the area closest to the most affected residential community in
the City.
7. The clear ceiling heights in the units have been increased from 8.5 feet to 9 feet
to satisfy market requirements for this product type. The number of stories of building height of
all structures remains unchanged.
8. An additional parking garage is now located under Building "E ", to better serve
the residential units in the building and the retail stores along Red Road. The garage has two
levels, 89 parking spaces and is totally enclosed by the residential and retail components on all
sides. The upper garage level is covered with a detailed, landscaped courtyard for the
enjoyment of the residents. The approved building height of five (5) stories for Building "E"
remains unchanged.
9. The leasing office has been moved from Building "D" to Building "E ", a more
centralized location on the Property.
In your review of the modifications to the proposed development, please consider the
attached statistical "before and after" analysis. This comparison clearly shows a net reduction
in residential density and building footprint, and an increase in the amount of open space
proposed for the Property. The statistical analysis also highlights the fact that the changes to
the plans are extremely minor in nature. The scope and design of the project (including building
height and vehicular flow) are virtually unchanged. The commitments to the City in terms of
park and recreation concurrency fees, workforce housing, and Hurry Cane shuttle provision are
also left unchanged.
MIAMI 1286442.2 7319013707
4/10/07 12:31 PM
BILZIN SUMBERG BAENA PRICE & AXELROD LLP
Mr. Julian H. Perez
Planning and Zoning Director
City of South Miami
April 10, 2007
Page 3
Thank you for your consideration of this submittal.
Sincerely,
Jerry B. Proctor
cc: Michael Katz
Art Xiques
Patrick Burbank
Tia Jessee
Yvonne Soler- McKinley, City of South Miami, City Manager
Luis Figueredo, Esq., City Attorney, City of South Miami
APR 17 2007
SOUTH MAN CRA
MIAMI 1286442.2 7319013707
4/10/07 12:31 PM
BILZIN SUMBERG BAENA PRICE & AXELROD LLP
O B&jn Sumbag
Jerry Proctor, Esq.
Tel 305.350 -2361
Fax 305.351.2250
jproctor @bilzin.com
April 25, 2007
VIA HAND DELIVERY
Mr. Julian H. Perez
Planning and Zoning Director
City of South Miami
6130 Sunset Drive
South Miami, Florida 33143
Re: "Red Road Commons" Project
Property: 6600 - 6640 S.W. 57 Avenue
and 5757 S.W. 68 Street
Dear Mr. Perez:
Thank you for your March 12, 2007 letter regarding the "Red Road Commons"
development, at 6600 — 6640 S.W. 57 Avenue and 5757 S.W. 68 Street (the "Property "). This
response will address the questions in your letter.
The modifications to the site plan for "Red Road Commons" have been made to address
market demand and provide greater convenience to residents and visitors, while at the same
time maintaining the goals and objectives of the approval of the development by the City in
2005. The modifications include:
1. Relocating the swimming pool from the garage rooftop to the courtyard of
Building "B ". This modification reduces the building height of the garage, makes the pool more
accessible and user - friendly for residents of the development, and moves the pool to a more
internal location on the Property, thereby reducing any impact on the surrounding community.
2. Building "C ", the southernmost building adjacent to S.W. 68 Street, has moved
slightly northward, increasing its setback from the S.W. 68 Street property line from 11 feet to 24
feet. This modification reduces visual and aural impact on surrounding properties.
3. All four - bedroom units were removed from the development, and the total
number of apartment units was reduced from 407 to 405. These changes cumulatively reduce
the impact of the development on the surrounding area.
4. Pursuant to the terms of approval by the City Commission, central trash pick up
areas have been designated on the plans, within the footprint of all buildings on the Property.
MIAMI 1286442.3 7319013707
4/25/07 1:12 PM
BILZIN SUMBERG BAENA PRICE & AXELROD LLP
200 S. Biscayne Boulevard, Suite 2500, Miami, FL 33131 -5340 t%.F 305.374.7580 Fax 305.374.7593 w.,vw.ulizin.coon
Mr. Julian H. Perez
Planning and Zoning Director
City of South Miami
April 24, 2007
Page 2
The development uses a trash "connpacting" system that consolidates the garbage and provides
plentiful capacity at all times.
5. As suggested in earlier appearances before the City Environmental Review and
Preservation Board (ERPB), an elevated pedestrian bridge has been introduced between
Buildings "B" and "E" at the third level. 'This architectural focal point is located in the center of
the Property, well spaced from any adjacent properties, and improves pedestrian circulation
between the two largest buildings on the Property.
6. The surface parking in the northwest corner of the Property, north of Building "D"
and south of S.W. 66 Street, has been removed and that area has been converted to
landscaped open space. The development still complies with all off street parking requirements,
and the modification will beautify the area closest to the most affected residential community in
the City.
7. The clear ceiling heights in the units have been increased from 8.5 feet to 9 feet
to satisfy market requirements for this product type. The number of stories of building height of
all structures remains unchanged.
8. An additional parking garage is now located under Building "E ", to better serve
the residential units in the building and the retail stores along Red Road. The garage has two
levels, 89 parking spaces and is totally enclosed by the residential and retail components on all
sides. The upper garage level is covered with a detailed, landscaped courtyard for the
enjoyment of the residents. The approved building height of five (5) stories for Building "E"
remains unchanged.
9. The leasing office has been moved from Building "D" to Building "E ", a more
centralized location on the Property.
In your review of the modifications to the proposed development, please consider the
attached statistical analysis. In addition, I have attached revised pages A.100, A.200, and a
new page L.100 (Landscape Plans).
To summarize the changes made, and individually address the questions in your March
12 letter, please note:
1. The above nine (9) points illustrate the modifications and clarifications made to
the approved plans.
2. The open space percentage for the project has increased from 33 percent
(100,966 square feet) to 34 percent (103,051 square feet) of the site.
MIAMI 1286442.3 7319013707 b
4/25/07 11:22 AM APR 2 6 2007
BILZIN SUMBERG BAENA PRICE & AXELROD LLP
Mr. Julian H. Perez
Planning and Zoning Director
City of South Miami
April 24, 2007
Page 3
3. There are no changes to the plans that result in any proposed buildings being
higher than five (5) stories above grade.
4. Retail and office space (combined) as approved in 2005 was 14,393 square feet,
and is 12,804 square feet in the current plans, a reduced impact.
5 and 10. One thousand -one (1,001) on- site_parking spaces were approved
in 2005, and 1,005 spaces are now approved. The Applicant does not anticipate any need to
use off -site parking to serve the development.
6. No. The residential unit count has been reduced from 407 to 405.
7. The percentage of units for the moderate income segment is unchanged. Ten
(10) percent, as required in the Development Agreement, will require a minimum of 41 units in
both the old and new plans.
8. The proposed changes will not affect the sizable donations to the City park
system or Miami -Dade County School Board, as enumerated in the Development Agreement.
9. The modifications do not alter the internal traffic flow conditions identified in the
Development Agreement in any way.
11. The refuse service areas, which were generally identified in 2005, have been
specifically placed in the current plans in the spaces earmarked in 2005. As required by the
Development Agreement, the type of pickup system (a "compacting system ") has now been
clarified.
The statistical analysis also highlights the fact that the changes to the plans are
extremely minor in nature. The scope and design of the project (including building height and
vehicular flow) are virtually unchanged. The commitments to the City in terms of park and
recreation concurrency fees, workforce housing, and Hurry Cane shuttle provision are also left
unchanged.
Thank you for your consideration of this submittal.
Sincerely,
Jerry B. Proctor
cc: Jay Jacobson
Tia Jessee
Yvonne Soler- McKinley, City of South Miami, City Manager
Luis Figueredo, Esq., City Attorney, City of South Miami
MIAMI 1286442.3 7319013707
4/25/0711:22 AM APR 2 6 2007
MyY" BILZIN SUMBERG BAENA PRICE & AXELROD LLP
RED ROAD COMMONS
Proposed Zoning Analysis
SITE ADDRESS: 6600 SW 57 Avenue
LOT AREA: 305,533gsf / 7.01 acres
CURRENT ZONING: PUD -M (Mixed Use)
(Site within 1,200 ft of MetroRail Station, as per 20 -3.7 (E) (1) (c)
PROPOSED DENSITY: 405 units / 57.8 units per acre
PROPOSED F.A.R.: 1.46 x 305,533 gsf, for an approximate total of
443,908 gsf exclusive of garage
PROPOSED USES: Mixed Use,
Residential: 405 residential units
Retail: 10,884 gsf
Office: 1,920 gsf (leasing office)
BUILDING FOOTPRINT: 171,730 gsf (inclusive of garage)
OPEN SPACE: 103,051 gsf or 34% (inclusive of landscaped areas, pool and pool
deck [ZONING( CODE - ARTICLE 2, DEF. OPEN SPACE], and
private sidewalks, and exclusive of private roads and parking)
PAVED AREAS: 30,752 gsf (internal streets and parking areas, exclusive of private
sidewalks)
BUILDING AREA
SUMMARY:
BUILDING
GROSS
BUILDING
AREA
RESIDENTIAL
RETAIL/
LEASING
COMMON
AREAS
LEASABLE
AREA
NUMBER
OF UNITS
GROSS
AREA
A
50,362
13,454
36,908
43
0
B
166,772
37,281
129,491
152
0
C
55,361
12,823
42,538
50
0
D
42,032
6,331
:53,311
41
2,392
E
113,040
8,639
93,987
103
10,412
F
16,341
6,706
9,6351
1
1
16
1 0
TOTALS
1 443,908
85,2341
345,8701
1
1
1
1 405
1 12804
*Note: Area not inclusive of balconies
REQUIRED PARKING:
USE
CRITERIA
SPACE
Residential
at twos aces per unit:
810
Visitors
at 10% of required spaces:
81
Retail / Leasing Office
at 1 sp / 300sf:
43
TOTAL REQUIRED
1 934
PROPOSED PARKING:
LOCATION
NUMBER OF SPACES
TOTAL
Off -site parking
30
On -site street parking
25
Gara e: G1
155
G2
171
G3
171
G4
171
G5
173
G6
9
Bld E: G1
46
G2
43
TOTALS PROVIDED
30
25
939
994
Note:
I- Off site parking: Located on SW' 57th Avenue and on SW 66th Street.
2- On site parking: located on the internal streets
3- Garage parking: located in garage structure( count provided by Finfrock on April
12th, 2007)
4- Building E: parking located in lower and 2 nd level garage in the building.
EXHIBIT C
City of South Miami
Red Road Commons
Review of Proposed Modification
Item
Category
Approved
(4 -9 -2005)
Gross
Square Ft.
Proposed (4
25 -2007)
Gross
Square Ft.
Difference
(Gross
Square
Ft.)
Percentage
Difference
1
Proposed Density (units)
409
405
-4
-1.0%
2
Proposed Uses:
Residential
409
405
-4
-1.0%
Retail
12476
10884
-1592
-12.8%
Office
1917
1920
3
0.2%
3
Building Footprint
175605
171730
-3875
-2.2%
4
Open Space
100966
103051
20851
2.1%
5
Paved Areas
27743
30752
30091
10.8%
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EXHIBIT D
This instrument prepared by:
Jerry B. Proctor, Esq,
Bilzin Sumberg Baena Price & Axelrod LLP
240 South Biscayne Boulevard, Suite 2540
Miami, Florida 33131 75340
UNITY OF TITLE
f fllfp tell lffft �fttf ftflf ftftf flllf tfff ltll
GFN 2007R0328885
OR
RECORDED 6 —
03/3012007 15:02:31
31
HARVEY RUVIN► CLERK OF COURT
MIAMI —DADE COUNTY► FLORIDA
APR 1 7 2007 ; y'
(Space Reserved for Clerk of Court)
This Unity of Title made and executed this "� 7day of Ma 2007, by RRC
57th Avenue, LLC, a Florida limited liability company.
WHEREAS, the undersigned is the owner of that property described as:
6600 -6640 SW 57 Avenue
Folio No.: 09 -4025- 026 -0010
Folio No,: 09- 4025-026 -0020
Folio No,: 09- 4025 - 026 -00:30
and 5757 SW 68 Street
Folio No.: 09 -4025- 026 -0060
Legal Description: See Exhibit "A" attached and made a part hereof.
Owner recognizes, and acknowledges that for the public health, welfare, safety or
morals, the herein- described property should not be divided into separate parcels
owned by several owners so long as the same is part to the hereinafter use, and
In consideration of $10.00 and for other good and valuable consideration, Owner
hereby agrees to restrict the use of the subject property in the following manner:
That said property shall be considered as one plot, and parcel of
land and that no portion of said plot and parcel of land shall be sold,
transferred, devised or assigned separately, except in its entirety
as one plat or parcel of land:
owner further agrees that this condition, restriction and limitation shall be
deemed a covenant running with the land and Florida and shalldremon inrfull force and.
the Public Records of Miami -Dade County, personal representatives
effect and be binding upon the Ow ees their until such time as the same may be'
and assigns and upon all mortgagees
released in writing, after approval by resolution passed and adopted by the City
Commission, after public hearing, and executed by the City Manager and City Clerk.
Book25496 /Page47 CFN #20070328885 Page 1 of 5
l Unity of Title
Page 2
The release of the Unity of Title is contingent upon a cessation of the conditions and /or
criteria which originally required the execution of the subject Unity of Title.
[Execution Pages Follow]
2
Book25496 /Page48 CFN #20070328885
Page 2 of 5
Unity of Title
Page 3
Signed, witnessed, executed and acknowledged on this day of
ko_ry , 2007.
IN WITNESS WHEREOF, RRC 57th Avenue, LLC has caused these presents to
be signed in its name by its property officials.
RRC 57th Avenue, LLC
WITNESSES:
By- University of Miami, a Florida not
for profit corporation, its sole
member
I?h ByNam seT. atoli
Title: enior Vice President for
Business and Finance
STATE OF FLORIDA
COUNTY OF MIAMI -DADE
re going instrument was � acknowledged before me this O� day of
T f g g
2007, by Joseph T. Natoli as Senior Vice President or
JButsiss and Finance, of University of Miami, a Florida not for profit co � heck one) [
sole member of RRC 57th Avenue, a Florida limited liability co a. have produced
] are personally known to me as identification: ,
NOT RY. P
My Commission Expires;
Print e
NOTARY PUBLIC -7,6T of FLORIDA
Melody M. Smith
Commission # DDS69811
Spires; OGT. 10, 2010
+.TnC BONDING CO., INC.
BON DED'IHRU AI LA
Book25496 /P'age49 CFN #20070328885
Page 3 of 5
3
r"
t•
i
I
I
r
i
F,3 Hi IT "All
i egal Description
according tQ trio Plat thereof, as
_AT All of Tract 1, of the REVISED 2, of the Public Recoldslof Miami -Dade County, Florida, less
recorded in flat Book 35, at Page,
the Soutli 475.657 feet
of West 100 fcet,tan Slfeet of the Bast 2 Ofeet, and less also the Just
and less also the South 125 feel of the Wcs
75 feet of the West 175 feet ofthe South 125 foet of said Tract.
Par_ cc12 g of the
The East 75 fe
et•af the West 175�feet of the South 125 feet of Tr�took Seat Pale 72,AT OF
gL�WOOD, according to the Plat thereof' �s - xeeorded in Plat
Public Records of Miami -Dade County, Florida.
Par c_.ei 3.: , '/, of the BE •'/ -of Section •257 Township 54 South,
The North 132 feet of the SE /a of the. NE
Range 40 East, less the North 25 foot of the Nom 132 feet of the SE'/ of the NE' /" Of the SE ' /+
of Section 25, Township 54 South, Range q 0
parcel 4• 54 South, Range 40 East,
That part of thG SE' /, of the NE :'/ of the SE'/ of Section 25, TownrP
described as follows:
• the -South
Begin at the'SE cornea of said BE V, of the
NE 4 �d stlanc of 185efeet% a Point of Beginning;
line of said`SE'/ of the NE' /, of SE SE .`,
line Said parallel to. the 1me t5f said SE' %, of the NB'la of the SL' /, for a.Clistanca of
150'feet; t7ionce ruli West parallel to the South line of a of said' SF / NEB' l+ of the SE' /<ofor
distance of 100 feet; thence run parallel to the East lin
a distance of 150 feet to the South line of said of the SE%, folx ald?stanae of 100 feetto.the Point
along said South lino of the BE /i of the 1NEic road purposes.. .
of Beginning, less the South 25 fret for p
'P. -arcel 5:
ISO feet of the South 330 feet of the East 150.feet of Book 35��p ge Z of the
The _No�lh to the Plat.thereof, as recorded xn Plat
FERNyd00D, according 1 ?lorida. - .
PiibJic Reomils of Mia�pi Dade County, .
parcel 6; to the Plat thereof, as
A portion of Tract 1, pEVISED PLAT oP FEER2`WOOD, according
recorded in Plat Book 35,
at'page 72, of'the, Public Records.of Miami Dade County, Florida,
more particularly described az foilowp:
That art of thc'Southeast Quarter of the Northeast Quarter of
the Southeast Quaitcr of Section
p 54 South, ):range 40 Last, described as follows:
25, TowASbip .
utheast Quarter of Northeast Quart's of Southeast
13egin at the Southeast oarraeF of sold So
Mj ja 1258979.17332426731
Book25496 /Page50
CFN #20070328885
Page 4.of 5
ok SK 254c?6 PG 0051
LAST PACE
cr of Northeast` quarter of
Quarter; thezice run West along the Sow line of said Southeast Quart G thence run North
ce of 285 feet for POn4T OF B:BGDM cartes 150 feet;
Southeast Quarter
for a d Sou of Northeast Quarter-of Southeast Q
Parallel to East line of said Southeast Quartet' of Nprtheast Quartax of
thence run West parallel to South line of said Southeast Quarter f said Southeast Quarter of
Southeast Qaa1 ter 75 feet; thence awn Sow 1parallel to the Bast arter of
Northeast Quarter of Southeast Q uarter • 150 feet to the •South line of said Southeast Qu . .
Northeast Quarter of Southeast Quarter; ttaesice East along said South line of the Southeast
carter of Northeast Qua>:tcr of Southeast Quarter for a distance of 7S feet to the PONT OF
BEGTNNNG, I,ES$ the South 25 feet foz public road
i
MI V4 1238979.1 7332426731
Book25496IPage51 CFN #20070328885 Page 5 of 5
"This instrument prepared eider the supervision:
and when recorded return to:
Jerry B. Proeror, Esq.
Bilzin Sumberb Baena Price & Axelrod LLP
200 SOLali Biscayne Boulevard
Suite 2500
Miami, Florida 33131 -2336
� �rrs� r��r�•����r ��rr� �r�r� �r�r�•�r��r r��� �rr�
CFN 2007RO328886
OR Bk 254% Pss 0052 - 72i (21a9s)
RECORDED 03/3012007 15 :02 :31
HARVEY RUVIHr CLERK OF COURT
MIAMI —DADE CDUHTYr FLORIDA
(Space Reserved for Cleric)
DEVELOPMENT AGREEMENT
This Development Agreement is made as of this day ofay"'>� 2007, C 57a
between The City of South Miami, Florida, a municipal corporation (',City") and .
Avenue, .LLC ("Applicant").
Applicant hereby voluntarily makes, declares, and imposes on the property described
below, this agreement running with the title to the land, which shall be binding , and shall inure
to the benefit of the Applicant, successors and assigns, mortgagees, lessees, and against all
persons claiming by, through, or under them until such. time as this Development Agreement
( "Development Agreement ") is released in writing as hereinafter provided;
WHEREAS, Applicant owns the property in the City, in Miami -Dade County, Florida,
and 5757 SW 68
legally described on Exhibit "A ",also known as 66.00 -6640 S.W. 57 Avenue
Street (the "Property "), and
Y�HEREAS, on July 22, 200.4 Applicant filed an application with the City to rezone the
Property froill TODD (MU -4) (Transit Oriented Development District) to PUD -M (Planned Unit
Developtttent -Mixed Use), and to obtain site plan approval (the "Application "), and
1.1'IIEREAS, the Florida Local Government Development. Agreement Act, set forth in
sections 163.3220 — 163.3243, Florida Statutes, (the Act) provides for the execution of
development tigrt ements to insure that the law in effect at the time of the execution of the
development . agreement shall govern the development -Of the land for the .duration of the
agreement.
NOW, THEREFORE, in consideration of the covenants, conditions, and promises herein
contained, the receipt and sufficiency of Which are I expressly acknowledged, Applicant and the
City hereby agree as follows:
MIAMI 819310.15 7320021531
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Book25496 /Page52 CFN #20070328886 Page 1 of 21
1, Permitted Uses, Densities, and Intensities. Pursuant to the provisions of
Chapter 20, Land Development Regulations of the City of South Miami, the
Property will be improved with the following:
a. There shall be no more than 407 residential units on the Property.
b. The Property shall also be developed with retail space and a leasing office.
C. Development on the Property shall not exceed five (5) stories, above grade, in
height.
d. Development of the Property shall be in accordance with the adopted master site
plan on file at the City, including elevations, architectural features, and estimated
commercial square footage pursuant to Section 20.3 -7, City Code.
e. Development of the Property shall be in one (1) phase.
f, A building permit for development of the project must be applied for within 6
months of the date on which this final development agreement is signed,
notwithstanding the provisions of LDC Section 20- 3.7(i), Expirations of PUD
Approvals.
2. Public Facilities: in order to enhance public facilities in the City of South
Miami., Applicant agrees to provide services in compliance with Section 20-4.1 of
the Code of the City of South Miami, including:
a. Water and Sewer services that comply with all requirements of Miami -Dade
County for any building prior to issuance of a final Certificate of Use and
Occupancy.
b.. Solid Waste services that comply with all requirements of Miami Dade County
for any building prior to issuance of a final Certificate of Use and Occupancy.
C. Drainage services that comply with all requirements of the Florida Building Code
prior to the occupancy of any buildings.
d. Based on the projected residential population on the Property, Applicant agrees to
donate $928,000 in one lump sum as its responsibility for meeting park and
recreation concurrency. Payment shall be made on or before receipt of the first
building permit and shall include any interest or carrying cost incurred by the City
until receipt of the payment. Interest calculations are indicated on attached
Exhibit "B ", incorporated herein by reference.
e: Traffic - Applicant will obtain necessary governmental approvals, and cause to
have placed and operational a separate left -turn, northbound entrance lane on Red
Road (SW 57 Avenue) into the northernmost proposed driveway on Red Road on
the Property, prior to the occupancy of any buildings on the Property. In addition,
Applicant will present plans within two (2) years after the recording of this
M1AM181931o.15 7326021531
3129107
2
Book25496 /Page53 ' CFN #20070328886 Page 2 of 21
Development Agreement to governmental authorities, including the Florida
Department of Transportation, for beautification of the median area to consist of
curb and gutter improvements and landscaping in the center of Red Road (SW 57
Avenue) directly south of the intersection of Red Road and Ponce de Leon
Boulevard. Subject to approval of necessary permits by governmental authorities,
Applicant will pay for and constrict the beautification improvements.
Housing — A requirement of ten percent (10 %) of the units will rent to individuals
or families in the moderate income segment of the affordable housing group. If
the residential units convert to condominiums, ten percent (10 %) of the units will
be sold to individuals or families in the moderate . income . segment of the
affordable housing group. In analyzing compliance with this paragraph, the City
shall allow minor deviations resulting from short-term vacancies. Incomes shall
be based on Area Median Income (AMI), as defined by the U.S. Department of
Housing and Urban Development. Proof of Compliance with this requirement on
an annual basis shall be provided in-writing on or before January 15 of the
following year to the City Manager. In addition, the Applicant shall make a
payment of $100,000 to the City on or before the issuance of the first certificate of
use and occupancy for the. development on the Property, to be placed in a City
trust fund to assist in the development of low income housing in the City's
Community Redevelopment Agency area.
Taxes: Applicant agrees to pay all taxes to the City of South Miami in an amount
equal to the annual Operating Millage Rate. If the Property Owner receives an
exemption for paying Operating Millage Taxes from Miami -Dade County; the
Property Owner shall contribute an amount equal to the Operating Millage Taxes
to the City of South Miami in any year that such exemption is granted. This
provision shall not abrogate any of the Property Owner's rights to file appeals of
Tax Assessments for the Property, in accordance with the laws of Miami -Dade
County.
4. Work k Force: In an effort to enhance job opportunities for local citizens,
Applicant agrees to give a preference to job applicants residing in South Miami..
In order to maximize the pool of applicants from South Miami, the Applicant
shall send notice to the Community Redevelopment Agency Director of the City
of South Miami, or a substitute .designee by. the City. Manager, prior to. or
concurrent with the issuance of any (1) bids for construction work on the
.Property, (2) bids for temporary or permanent maintenance work on the Property,
or (3) proposals for leasing of retail space on the Property. In regard to
recruitment and employment, the Applicant shall demonstrate that it has used its
best efforts to hire job applicants from the City of South Miami, provided such
candidates are qualified for the positions in ,question. In addition, the Applicant
shall hire two residents from the CRA district to assist the Applicant in providing
construction services during the period of construction and development of the
Property. Payment for the positions shall be at Applicant's sole expense and shall
be commensurate with. similar . job levels and responsibilities in comparable
industries.
MIA M1 819310.15 7 32602153 1
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Book25496 /Page54 CFN #20070328886 Page 3 of 21
5. Site Plan.
a. Applicant shall retain stormwater drainage runoff on site in accordance with City
regulations.
b. Applicant shall provide on site security. As part of on site security to be provided
by the Applicant, the Applicant shall monitor and keep operable the security gate
to the proposed parking garage and make arrangements to assure emergency
access by public safety vehicles.
c. The entrance at Levante Ave. shall be signalized and approaches installed based
on approval by Miami -Dade County and the State of Florida Department of
Transportation.
d. The exit for the driveway onto. SW 66 Street shall be designed and operated as a
right turn out only driveway. The exit shall be closed with a gate to prevent turn
out between the hours of 7:00 A.M. and 10:00 A.M., Monday through Friday.
e. Applicant shall provide a minimum of one (1) stop location on site for service by
the HurryCane shuttle. The shuttle stop locations shall not interfere with SW 57`h
Avenue traffic. All HurryCane shuttle passenger pick -ups shall be coordinated
with the City of South Miami shuttle pick -ups to minimize traffic impacts.
f. Applicant shall provide and maintain landscaping acceptable to the City between
the.FPL facility and the garage. The applicant must provide a row of 12' high
trees with trunk circumferences not less than 6 inches on the City's property
between the FPL: facility and the South Miami Community Center.. The row of
trees to be located on the City's property between the FPL facility and the South
Miami Community Center shall be uniform in appearance and. consist .of not less
than 25 trees in the row.
g. Applicant shall provide and maintain a six -foot high CBS wall between the
project and the remaining service station.
h. Employee parking shall be restricted to the garage and it shall be the developer's
or his assign's responsibility to submit with each occupational license proof that
employees are utilizing the assigned parking..
i. Applicant shall provide a master signage plan for project identification, traffic,
routing, and retail stores prior to final project approval by the 'Environmental
Review and Preservation Board (ERPB).
j. Applicant shall limit on site lighting property edges to 2 foot - candles of intensity
at an 18 inch height. Within six months of project completion the applicant is to
provide a certified report on the mandated illumination level.
h to
k. Applicant is. to assure that the refuse fnalcnumber shall be large
f s ervice
accommodate adequate dumpsters, The
MIAMI 819310.15 7326021531 4
3/29/07
Book25496 /Page55 CFN #20070328886 Page 4 of 21
areas shall be mandated by the Environmental Review and Preservation Board
Development at final approval ement stage, ror to final approval f the Development Agreement.
Development Agr p
I. All parking and street improvements placed on the public right -of -way on SW 57
Avenue by the Applicant shall be maintained with funds from a maintenance bond
to be posted prior to, pen-nit issuance in accordance with rules of the Florida
Department of Transportation. Proof of posting•of the bond shall be provided to
the City.
M. Applicant must limit the types of retail establishments in order to assure that the
required parking does not exceed the initial retail parking allocation in the
adopted master site plan. ma tr
l taplthe allocated number provide C initial
of spaces for eachlogeupantor
retail stores and shall n
n. Applicant shall install all sidewalks as shown on the adopted master site plan. shown on the ameed ste
o. Applicant shall open up the paseo on the no�orderetopbreak up the long f aadelof
plan, as approved by the Planning Board, in
the tesidential building,
P. Applicant and the City shall agree on the number of locations of the loading zones
prior to the final approval of the Development Agreement. The dimensions and'
locations of the loading zones shall be attached as an exhibit to the Development
Agreement.
q. Applicant understands and agrees that the City may eliminate the on- street
parking spaces located on SW 66 Street.
r, Applicant shall provide 1,001 parking spaces [which may be reduced in
accordance with Condition h3q, requiring removal of on- street parking on SW 66
Street], through a combination of parking garage, a small surface lot, and on .
street parking.
s.. The Applicant will commit to participate in a joint working group with the First
Methodist Church of South Miami and municipal, county and state agencies to
devise a plan mutually agreeable to Applicant and the First United Methodist
Church of South Miami, for pedestrian improvements and beautification for Red
Road. Applicant will contribute the construction 'cost of specific pedestrian
enhancements agreed upon by Applicant and the First United Methodist Church
of South Miami.
The Applicant will present plans for traffic permits indicating travel lanes of 10.5
feet on Red Road (SW 57 Avenue) and, if approved, will create an enhanced.
"landing zone for pedestrians in the center of Red Road between the Property
and the First United Methodist Church to the east, subject to the approval of
Miami -Dade County and the State of Florida Department of Transportation.
MIAMI 819310.15 7326021531 5
M2007
Book25496IPage56 CFN #20070328.886 Page 5 of 21
t. The Applicant shall not exceed a noise level equal to the ambient background
level at 10:00 P.M. at a location adjacent to the Property to be selected by the
Planning Director; said location may change from time to time.
U. The Applicant shall obtain approval. from the City of a parking plan for
construction workers prior to the issuance of a building permit,
6. Schools. hi .an d effort to assist public schools locate within the City, Applicant
voluntarily agrees to donate $34,800 to the Miami -Dade County School Board
(,,school Board"), to be specifically earmarked for capital improvements at public
schools located in the City: The Applicant's donation shall be paid upon the
issuance of a Certificate of Use and Occupancy for the first residential unit on the
Property. Decisions shall be made jointly by the City and School Board, and
funds must be spent within two (2) years of the donation. In the event that no
capital improvements can be identified or agreed upon for the expenditure of the
funds within the two year period, the Applicant's donation may be utilized to fund
programs, purchase materials (such as additional computers) or in any manner
that the School Board and the City determines will enhance the curriculum and
the students' attending the subject school's educational experience. Terms of the
donation and student generation analysis are contained in the School. Impact
Review Analysis dated November 16,' 2004, attached to this Development
Agreement and hereby incorporated by reference.
7. Unity of Title: Applicant shall submit a Unity of Title, pursuant to the
requirements of Section 20- 3.7(B)(1), City Code.
NOW THEREFORE, the City, in consideration of the premises, hereby agrees as.
follows:
g. Vestin . As long as the development on the Property is in compliance with this
greement, and all applicable laws, ordinances, codes, and policies
Development tion of the D the time t, the execuevelopment Agreement as well as
in existence t
other requirements imposed by the City 'Commission upon the ratification of the
rezoning or the site plan. approval on the Property, the Property shall not be the
subject of a downzoning application by the City and shall not be subject to any
development moratorium, referenda action, .ordinances, policies, or procedures
enacted by the City that limits the development contemplated by this Agreement
and depicted in the .Master Plan. Any failure by this Agreement to address a
particular permit, condition, term or restriction shall not relieve the Applicant of
the necessity of complying with the law governing said permitting requirements,
conditions, terms or restrictions.
9, Impact Fees. The Property shall not be subject to any new impact fees imposed
by the City after the adoption of the Resolution approving this Development
Agreement.
MIAMI 819310.[5 7326021531 G .
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Book25496 /Page57 CF N #20070.328886 Page 6 of 21-
10. Coneurrency and Consistency. The Application together with the Applicant's
tency
performance under the Development Agreement satisfies the concurrency
requirements, as delineated in Section 20 -4.1, City Code. By execution of this
Agreement' City acknowledges that the application for site plan approval
meets all concurrency regulations enumerated in Section 20 -4.1 of the City Code,
and that the rezoning and site plan application and this Agreement are consistent
with the City Comprehensive Plan and Land Development Regulations.
Additional Requirements:
l . Term of Agreement. The provisions of this Development Agreement shall
become effective upon its recordation in-the public records of Miami -Dade
County, Florida, and shall continue in effect for a period often (10) years after the
date of such recordation, after which it may be extended by mutual consent of all
legal and equitable owners of the Property, and the City of South Miami upon
approval at a public hearing.
12. Annual Report and Review. It shall be the responsibility of Applicant to submit
an annual report to the City sufficient to fulfill the requirements as stated in the
provisions of the Act, and Ordinance No. 11 -05 -1833. This agreement shall be
reviewed annually on the anniversary of the effective date of this agreement,
Applicant, or its assign, shall submit an annual report at least 30 days prior to the
annual review date. This report shall contain a section -by- section listing of what
obligations have been met and the date finalized, as good faith compliance with
the terms of the agreement. The City Commission shall review the annual report
at a public meeting. If the City Commission finds, on the basis of substantial
competent evidence, that there has been a failure to comply with the terms of the
Development Agreement, the City shall provide the Applicant with a fifteen (15)
day written notice and opportunity to cure the non- compliance. The Applicant
shall have 45 days after the expiration of the 15 -day notice period to begin to cure
the non - compliance, after which the Agreement may be revoked or modified by
the City. The obligation to submit an annual report shall conclude upon the date
on which the agreement is terminated.
13. Modification. The provisions of this. Development Agreement may be amended,
added to, derogated, deleted, modified, or changed from time to time by recorded
instrument executed by the then owners of the Property and the City. Any
modifications to the Site Plan must comply with the regulations for amendment to
PUD -M development contained in Chapter 20 of the City Land Development
Code.
14. Enforcerrient. The City, its successor or assigns, and the Applicant, its
successors and assigns, shall have the right to enforce the provisions of this
Development Agreement. Enforcement shall be by action at law or in equity
against any parties or persons violating or attempting to violate any covenants,
either to restrain violation or to recover damages or both, The prevailing party in
the action or suit shall be entitled to recover, in addition to costs and
MIAPY11 919310.15 7326021531
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Book25496 /Page58 CFN #20070328886 Page 7 of 21
disbursements allowed by law, such sum as the court may adjudge to be
reasonable for the services of its attorney. Attorney's fees payable under this
paragraph shall not exceed 25% of the judgment.
15. lneetion. Nothing in this Agreement shall be construed to waive or limit the
sp
City's governmental authority as a municipal corporation and political subdivision
of the State of Florida. The Applicant, therefore understands and agrees that any
official inspector of the City of South Miami; or its agents duly authorized, may
have the privilege at any time during normal working hours of entering and
investigating the use of the premises to determine whether the Property complies
with building and zoning regulations and the conditions herein.
16. Authorization to Withhold Permits and Inspections. In the event the
Applicant(s)-is /are obligated to make payments or improvements under the terms
of this Development Agreement and such payments are not made as required, or
such improvements are not made as required, in addition to any other remedies
available, the City of South Miami is hereby authorized to withhold any further
permits on the portion of the Property failing to comply with this Development
Agreement, and refuse to grant any inspections, any approvals, or any cert ificates
of occupancy with regard to that portion of the Property until such time this
Development Agreement is complied with.
17. Representations of the Applicant. Applicant represents to the City as follows:
a. The execution, delivery and performance, of this. Agreement and all other
instruments and agreements executed in connection with this Agreement have
been properly authorized by the Applicant and do not require further approval by
Applicant. .
b. This Agreement has been properly executed, and constitutes Applicant's legal,.
valid and binding obligations, enforceable against Applicant in accordance with
its terms.
C. There are no actions, suits or proceedings pending or threatened against or
affecting Applicant before any court or governmental agency that would in any
material way affect Applicant's ability to perform this Agreement.
d, Applicant shall not act in -any way whatsoever, directly or indirectly, to cause this
Agreement to be amended, modified, canceled or terminated, except pursuant to
its express terms, and shall take all actions necessary to ensure that this
Agreement shall remain in full force and effect at all times.
e. Applicant has the financial capacity to pay or advance in the City all fees and
payments as required under this Agreement.
18. Sever ability• If any provision of this Development Agreement or the application
thereof to any person or . circumstances is held invalid, prohibited, or
unenforceable for any reason, this the Development Agreement shall be
M [AM 1 51931 0.15 7326021531 8
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Book25496 /Page59 CFN #20070328886 Page 8 of 21
ineffective only to such extent and the remaining provisions shall continue to be
given full force and effect so far as possible,
19. Joint Preparation. This Agreement has been drafted with the participation of
the City and Applicant and their counsel, and shall be construed, against the
Applicant in issues of draftsmanship. The .captions of each article, section and
subsection contained in this Agreement are for ease of reference only and shall
not affect the interpretational meaning of this Agreement. Whenever the term
"included" is used in this Agreement, it shall mean that the included items or
terms are included without limitation as to any other items or terms which may
fall within the listed category.
20. Bindi Effect. The burdens of this Agreement shall be binding upon, and the
benefits of this agreement shall inure to, all successors in interest to the parties of
this Agreement.
21. Captions and Headings. Paragraph headings are for convenience only and
shall not be used to construe or interpret this Agreement.
22. Applicable Laws, Jurisdiction and Venue. This Agreement shall be governed
by and interpreted, construed, and enforced in .accordance with the internal laws
of Florida without regard to.principles of conflicts of law. This Agreement may
be enforced as provided in ;section 163.3243, Florida Statutes. Venue for any
litigation pertaining to the object matter hereof shall be exclusively in Miami-
Dade County, Florida.
23. Notices. Any notices or reports required by this Agreement shall be sent to the
following:
For the City:
City Manager
City of South Miami
6130 Sunset Drive
South Miarni, Fl. 33143
Copy t0:
Planning Director
Planning and Community Development Department
City of South Miami
6130 Sunset Drive
South Miami, Fl. 33143
M1AM1 519310.15 7326021531 9
3/29/07
Book25496 /Page60 CFN #2007032,8886 Page 9 of 21
For the Applicant:
Irma Abella, Esq.
General Counsel's Office
University of Miami
1320 South Dixie Highway, Suite 150
Coral Gables, Fl. 33125
COAV to:
Jerry B. Proctor, Esq.
Bilzin Sumberg Baena Price & Axelrod LLP
200 So. Biscayne Boulevard, Suite 2500
Miami,. Fl. 33131
24. Waivers. No failure or delay by Applicant or the City.to insist upon the strict
performance of any covenant, agreement, term or condition of this. Agreement, or
to exercise any right or remedy consequent upon ,the breach thereof, shall
constitute a waiver of any such breach or any subsequent breach of such covenant,
agreement, term or condition. No covenant, agreement, term, or condition of this
Agreement and no breach thereof shall be waived, altered or modified except by
written instrument. No waiver of any breach shall affect or alter this Agreement,
but each and every covenant, agreement, term and condition of this Agreement
shall continue in full force and effect with respect to any other then existing or
subsequent breach thereof.
25. Third Party Beneficiary. This Agreement is exclusively for the benefit of the
patties hereto and their Affiliates and it may not be enforced by any party other
than the parties to this Agreement and shall not give rise to liability to any third
party other than the authorized successors and assigns of the parties hereto.
26. Survival. Any covenant, term or provision of this Agreement which, in order to
be effective, must survive the termination of this Agreement, shall survive any
such termination including .without limitation, paragraphs 2, 3 and 6 which shall
survive this Agreement.
27. Periods of Time. Whenever any determination is to be made or action is to be
taken on a date specified in this Agreement, if such date shall fall on a Saturday,
Sunday or legal holiday, then in such event said date shall be extended to the next
day which is not a Saturday, Sunday or legal holiday.
28, Entire Agreement. This Agreement sets forth the entire agreement between the
parties hereto with respect to the subject matter hereof. All agreements,
covenants, representations, and warranties, express or implied, oral or written, of
the parties with respect to the subject matter hereof are contained herein. No other
agreements, covenants, representations, or warranties, express or implied, oral or
written have been made by any party to the other with respect to the subject
matter of this Agreement. All prior and contemporaneous conversations,
MIAMI 819310.15 7326021531 10
3/29/07
Page 10 of 21
Book25496 /Page61 CFN #20070328886
discussions, negotiations, possible and alleged agreements and representations,
covenants and warranties with respect to the subject matter hereof, are waived,
merged herein and superseded hereby. Each party affirmatively represents that no
promises have been made to that party that are not contained in this Agreement,
and the Exhibits, and stipulates that no evidence of any promises not contained in
this Agreement, and the Exhibits, shall be admitted into evidence on its behalf.
This Agreement shall not be supplemented, amended or modified by any course
of dealing, course of performance or uses of trade and may only be amended or
modified by a written instrument duly executed by officers of both parties.
29. Counterparts, This Agreement may be executed (including by facsimile) in one
or more counterparts, and by the different parties hereto in separate counterparts,
each of which when executed shall be deemed to be an original but all of which
taken together shall constitute one and the same agreement.
30. Recordation. Within 20 days after the Development Agreement has been signed
by both the Applicant and the City, the Applicant shall cause a copy of the
Development Agreement to be recorded at the Applicant's expense in the registry
of deeds in Miami -Dade County.
31: Exhibits. All exhibits attached hereto contain additional terms of this Agreement
and are incorporated herein by reference.
32. Effectiveness. This. Development Agreement shall become effective after the
approval of the applications for rezoning and site plan approval and. the expiration
of any appeal periods. The approval of the applications for rezoning and site plan
approval and of the application for approval of this Development Agreement,
shall not become effective until the Park donation is established and agreed upon
by the Applicant and the City in accordance with Paragraph. #2d. If the Park
donation is not established in accordance with Paragraph #2d, the applications for
rezoning, site plan approval, and approval of this Development Agreement shall
be considered withdrawn without prejudice by the Applicant.
IN WITNESS WHEREOF, these _ presents have been executed this c;lC) . day of
Cx rc.% 1 , 2007.
MIAMI 819310.15 7326021531
3/29107
11
Book25496IPage62 CFN #20070328886 Page 11 of 21
ACKNOWLEDGMENT AND ACCEPTANCE
BY CITY CIF SOUTH MIAMI
KNODV ALL MEN BY THESE PRESENTS that:
The City of South Miami acknowledges and accepts. the foregoing Development
Agreement and . each and all of the terms and provisions contained therein,
. dated and attached hereto.
DATED this day of /t A4 , 2007.
CITY OF SOUTH MIAMI
Y:
Yvonne S ler- McKinley
City Manager
TTEST:
C LERK
Maria M. Menendez
STATE OF — A )
) SS
COUNTY OF -� )
he foregoin instrument was acknowledged before me this day of !� /fit 2007 by
e S P , f. eo, of the City of South Miami and attested to by
Maria M Menendez
City Clerk, of e City of South Miami who are ( ) personally known
to me or ( ) produced a valid driver's license as identification. .
Maria M. Menendez
Notary Publi :
Sign Name:
Print Name: t\Aar[a *n Menendez
My Commission Expires:
3 ~/6- a°0
M ]AM I 14SS 1911 (1..15.7326021531
3/28/07
Serial No. (None, if blank):
[NOTARIAL SEAL)
12
+r TE MA7M. NENDEZ
MY COF DD 271979
EXIB,2ppg
1- 80CP3-NC)TARY v ;;ni �usoc. Co.
Book25496 /Page63. CFN #20070328886 Page 12 of 21
IN WITNESS WHE OF, the' undersigned party has agreed to this Deveaopment
Agreement dated as of the Tday of Mart4-� _, 2007.
W • n sses:
Print Name: :Xr yn ct 11 ,, Afseu '
Print Name A- u
RRC 57TH Avenue, LLC, a Florida.
limited liability company
By: University of Miami, a Florida non - profit
corpora4its ember 4
t�;ne: oli
Title: Pres ident for Business
and Finance
STATE OF FLORIDA )
} SS:
COUNTY OF MIAMI -DADE)
The for instrument was acknowledged before me thi4t, day omwh , __
2007, by Joseph T. Natoli, as Senior Vice President for Business and Finance, of the versity
of Miami, a Florida non - profit corporation, the Sole Member of RRC 57`h Avenue, LLC, a
Florida limited liability company. USIShe is personalli known to me or has produced a State of
driver's license as identification.
My Commission Expires:
MIAMI 819310.15 7326021531
3!28/07
Sign Name:
Print Name:
Serial No. (nc
13
[NOTARY SEAL]
Y PUBI.1C -STATE OF pt pR1DA
NaoT M, Smith
Melody
I,R Commission # DD569811
Expires: 0a. 10, 2010'
BONDED TNRU tij�TC BONDING CO., INC.
Book25496 /Page64 CFN #20070328886 Page 13 of 21
EXHIBIT "A"
Legal Description
Parcel 1:
All of Tract 1, of the REVISED PLAT OF FERNWOOD, according to the Plat thereof, as
recorded in Plat Book 35, at Page 72, of the Public Records of Miami -Dade County, Florida, less
the South 475.657 feet of the West 100 feet, and less also the East 150 feet of the South 330 feet,
and less also the South 125 feet of the West 175 feet of the East 325 feet, and less also the East
75 feet of the West 175 feet of the South 125 feet of said Tract.
Parcel 2:
The East 75 feet of the West 175 feet of the South 125 feet of Tract 1, of REVISED PLAT OF
FERNWOOD,. according to the Plat thereof, as recorded in Plat. Book 35, at Page 72, of the
Public Records 'of Miami -Dade County, Florida.
Parcel 3:
The North 132 feet of the SE %4 of the NE '/ of the SE '/4 of Section 25, Township 54 South,
Range 40 East, less the North 25 feet of the North 132 feet of the SE '/ of the NE '/4 of the SE '/4
of Section 25, Township 54 South, Range 40 East.
Parcel 4:
That part of the SE 1/4 of the NF;'/ of the SE 1/4 of Section 25, Township 54 South, Range 40 East, .
described as follows:
Begin at the SE corner of said SE '/4 of the NE '/4 of the SE '/4; thence run West along the South
line of said SE '/ of the NE %4 of the SE '/ for a distance of 185 feef for a Point of Beginning;
thence run North parallel to the East line of said SE '/4 of the NE '/4 of the SE %4 for a distance of
150 feet; thence run West parallel*to the South line of said SE '/ of the NE '/4 of the SE '/ for a.
distance of 100 feet; thence run parallel to the East line of said SE `/4 of the NE'/ of the SE '/4 for
, distance of 150 feet to the South line of said SE '/4 of the NE '/4 of the SE '/; thence run East
along said South line of the SE '/4 of the NE '/4 of the SE '/4 -for a distance of 100 feet to the Point
of Beginning, less the South 25 feet for public road. purposes.
Parcel 5:
The North 180 feet of the South 330 feet of the East 150 feet of Tract 1, of REVISED PLAT OF
FERNWOOD, according to the Plat thereof, as recorded in Plat Book 35, at Page 72, of the
Public Records of Miami -Dade County, Florida.
Parcel 6:
A portion of Tract 1, REVISED PLAT OF FERNWOOD, according to the Plat thereof, as
recorded in Plat Boole 35, at Page 72, of the Public Records of Miami -Dade County, Florida,
more particularly described as follows:
That part of the Southeast Quarter of the Northeast Quarter of the Southeast Quarter of Section
25, Township 54 South, Range 40 East, described as follows:
Begin at the Southeast corner of said Southeast Quarter of Northeast Quarter of Southeast
MIAMI 1258979.1 733 2426731
Book25496 /Page65 CFN #20070328886 Page 14 of 21
Quarter; thence run West along the South line of said Southeast Quarter of Northeast Quarter of
Southeast Quarter for a distance of 285 feet for POINT OF BEGINNING; thence run North
parallel to East line of said Southeast Quarter of Northeast Quarter of Southeast Quarter 150 feet;
thence run West parallel to South line of said Southeast Quarter of Northeast Quarter of
Southeast Quarter 75 feet; thence run South parallel to the East line of said Southeast Quarter of
Northeast Quarter of Southeast Quarter 150 feet to the South line of said Southeast Quarter of
Northeast Quarter of Southeast Quarter; thence East along said South line of the Southeast
Quarter of Northeast Quarter of Southeast Quarter for a distance of 75 feet to the POINT OF .
BEGINNING, LESS the South 25 feet for public road.
MIAMI 1258979.1 7332426 731
Book25496IPage66 CFN #20070328886 Page 15 of 21
rxHIBIT "B"
PROPOSED — PARK CONCURRENCY
Red Road Commons
On or before the issuance of the first building permit for the Project, the
Applicant will pay a Park an,d Recreation Concurrency fee (the "Park Fee ") to the
City of South Miami (the "City ") of $928,000. This payment will- reserve sufficient
park concurrency to satisfy the demand of up to 409 multi - family residential units
to be developed on the Property and will be reserved as such for as long as the .
"Development-Agreement" governing the Project remains in full force and effect.
In addition to the Park Fee, the Applicant will pay an interest 'fee (the
"Interest Fee ") to the City .for interest acct-uing after the City's approval of the
Development Order for the Project on April 9, 2005. If the Interest Fee is paid on
or before November 17, 2005, said Feeds $43,173.60. if the Interest Fee is paid
between. November 18, 2006 and February 8T2007 and said
May 17S 200$53,164,20. aid ee
the Interest Fee is paid between February ,
is $58,826,40. If the Interest Fee is paid between May 18, 20D7 and August 17,
2007, said fee is $64,403.40. If the Interest Fee is paid between August 18, 2007
and November 17, 2007, said Fee is $69,895.20.
MIAMI 115495.1 7000060147
Book25496 /Page67 CFN #20070328886 Page 16 of 21
APPLICATION:
REQUEST:
ACRES:
LOCATION:
"REVISED"
SCHOOL IMPACT REVIEW ANALYSIS
November 16, 2004
Red Road Commons
Development under the existing TODD (MU-4) zoning
7.09 net acres
6600 and 6640 SW 57`h Avenue and 5757 SW 68th Street, South
Miami
NUMBER OF
UNITS: 143 units (Current 'TODD Zoning allows for 266 residential units.
Developer is proposing 409 residential units, thus generating a net
density increase of 143 units)
MSA: 5.3 = 0.20 Multifamily
ESTIMATED
STUDENT
POPULATION: 29 students'
ELEMENTARY: 13
MIDDLE: 7
SENIOR: 9
SCHOOLS SERVING AREA OF APPLICATION:
ELEMENTARY: Sunset Elementary — 5120 S.W. 72 Street
Coral Gables Elementary — 450 Bird Road
G. W. Carver Elementary -- 235 Grand Avenue
MIDDLE: Ponce De Leon Middle — 5801 Auguste St.
-QF)llnR HIOHt Coral Gables Senior — 450 Bird Rd.
`Based on Census 2000 Information provided by Miami -Dade County Department of
Planning and Zoning.
z•d D9Ltr56B9OE DNIWIJH18 31IS WdBir�S iDOZ i+T "Cl
Page 17 of 21
Book25496 /Page.68 CFN #20070328886
The following populati on and facility OEIpaclty data are as reported by the Office of
Information Technology, as of September 2003:
STUDENT FISH DESIGN % UTILIZATION
NUMBER OF
PORTABLE
% UTILIZATION
FISH DESIGN
POPULATION CAPACITY FlSH DESICIN
RMANENT
PERMANENT PERMANENT
STATIONS
P
AND
RELOCATABL.E
162%/ 143%1
Coral Gables 75f3! 457 163°/0, 62 1•,6
44"
Elementary. 762'
147 % / 115%!
Sunset Elementary 1,086/ 734 148 %* X08 125%1
144°!x/ 1255'0►
G. W. Carver 6051 416 i 66 126 %"
Eierrientary i44 %.
125 ° /u/ 108%1
Ponce Da Lean 1,5321 1,225 126 %+ 198 108%b
Middle 1,539
173%1 165%1
Coral Gables Senior 3,618 2,092 173 %" 9s
" Increased student population as a result of the proposed. development
No
1) The cumulative effect of other approved or proposed developments In the vicinity is not
included as part of this analysis.
2) Figures above reflect the Impact of the class size amendment.
3) Pursuant to the Interlocal Agreement, Coral Gables Elementary, Sunset Elementary, G. W.
Carver Elementary and Coral Gables Senior High schools meet the review threshold.
ADDITIONAL SCHOOL- INFORMATION: The following information was provided by
school site personnel or other data sources In October 2003:
Sunset Elementary
to computers: In each classroom and Media Center—
Access access
Capital Improvements since 1990:
Recognition for Academic Achievement:
Special Programs:
Lunch schedule:
Non - instructional space utilized for
Instructional purposes:
Teachers required to floatJtravel
E d
05Gir56650E
Book25496 /Page69
Classrooms and Media Center
Grade "A ". .
Before - school care, Magnet programs,
enrichment classes and after
Begins at 10:30 a.m. — ends 1:00 p.m.
None
Fourteen teachers
OWIWWdld 31I5
CFN #20070328886
Wd61r =5 V003 'T oaa
Page 18 of 21
Coral Gables Elementary
Access to computers:
Capital Improvements since 1990,
Recognition for Academic Achievement:
Special Programs:
Lunch schedule:
Non - instructional space utilized for
Instructional purposes:
Teachers required to float/travel:
G. W. Carver Elem_ entary
Access to computers:
Capital Improvements since 1990:
Recognition for Academic Achievement:
Special Programs:.
Lunch schedule:
Non - instructional space utilized for
Instructional purposes:
Teachers required to float/travel:
b•d
D9LbS65SOE
In each classroom (PK -5t�' grade),
special computer labs and Media Center
None
"A +' Florida School
After - school care
From 10 :25 a.m. to 1:00, p.m.
Auditorium Lobby, ESOL pullout and
CCHL pullout
Spanish S, Spanish SL, CCHL, ESOL,
Art, Music
In each classroom and Media Center
None
Grade "A"
After- school tutoring
Begins at 10:30 a.m. — ends at noon
None
Music and Art.
9WIWWU ld 3115 Wdai :9 i.dOa i►T oa[j
Page 19 of 21
Book25496 /Page70 CFN #20070328886
OR B.K 25496 PG 0072
LAST PAGE
PLANNED RELIEF SCHOOLS IN THE AREA (information as of November 2004):
School Status Occupancy Date
Coral Gables Senior High School Under design 2005 -06
830 - student stations addition
(District will remove 310 exlsbng
student stations housed in portables
providing a net increase of 520
student capacity.)
JRE Lee conversion to elementary 20,11
(786 student stations) Pre- Planning
OPERATING COSTS: According to Financial Affairs, the average cost for K -12 grade
students amounts.to $5,833 per student.. The total annual operating cost for additional
students residing in this development, if approved, would total $469,157.
CAPITAL COSTS: Based on the State's November 2004 student station cost factors *,,
capital costs for the estimated additional students to be generated by the proposed
development are:
ELEMENTARY 13 x $ 13,452 = $174,676
MIDDLE 7 x $ 15.423 = $107,961
SENIOR 9.x $ 20,409 = $483,681
Total Potential Capital Cost $466,518
* Based on Information provided by•the Florida Department of Education. Office of
Educational Facilities Budgeting. cost per student station does not include land cost.
E) ^ d OBG{,56650E
Book25496 /Page72
i
JWIWWd-ld Alis Wisir:5 bOOZ 171 0aa
IDFN #20070328886 . . Page 21 of 21
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