03-01-05 Item 10To: Honorable Mayor, Vice Mayor &
Commission Members
From: Maria Davis
Planning Director
Date: March 1, 2005
ITEM No.
Re: Special Exception. Approval
Large Scale Project in TODD
7150 -7160 SW 62 Ave.
RESOLUTION
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH MIAMI, FLORIDA,
RELATING TO A REQUEST PURSUANT TO SECTION 20- 8.9(B) OF THE LAND DEVELOPMENT CODE
FOR A SPECIAL EXCEPTION APPROVAL TO LOCATE A LARGE SCALE DEVELOPMENT USE (SIX
SYORY MIXED USE MEDICAL OFFICE / RETAIL) BUILDING AT 7150 -7160 SW 62nd AVENUE IN THE
"TODD (MU -5) ", TRANSIT ORIENTED DEVELOPMENT DISTRICT (MIXED USE 5): PROVIDING FOR AN
EFFECTIVE DATE.
SUMMARY OF REQUEST
The applicant is requesting approval to construct a "large scale development" on property in a TODD
zoning district. The site is a 1.31 acre property (57,252 sq.ft.) as legally described above. The proposed
development consists of a six story mixed use (medical office /retail) building with a parking garage in the
rear. The building will contain 80,000 square feet of medical office and 7,801 square feet of retail space. A
special exception section in the TODD regulations (Sec.20 -8.9) requires that any new development built in
the zoning district on a site that exceeds 40,000 square feet must be reviewed by the Planning Board and
City Commission using the special use approval process.
APPLICABLE REGULATIONS
• LDC Section 20 -8.9 Special Exceptions
• LDC Section 20 -8.10 Bonus Allocations
BONUS ALLOCATIONS
The height of buildings in the TODD(W -5) zoning district is 4 story maximum plus up to four additional
floors if certain design elements are incorporated. The proposed development has added two additional
floors based upon the provision of the following:
• a public plaza (5,000 sq.ft.) which will have art work.;
• an arcade along the full frontage of the building; which is part of the pedestrian walkway system
CONCURRENCY ANALYSIS
The applicant's project is above the concurrency threshold limits thereby requiring an assessment
for meeting the level of service (LOS) concurrency standards listed in Section 20 -4.1 of the Land
LDC Special Exception
7150 -60 SW 62 Ave.
Page 2 of 4
Development Code. For purposes of this report, presented below is a summary of the developers'
responsibilities related to concurrency:
a) Solid Waste
• LOS and capacity to be determined by Miami -Dade County based on capacity of the
transfer facility.
• Developer to provide copy of contract to the City
Water and Sewage
• LOS and capacity to be determined by Miami -Dade County
• Developer to provide evidence of approval of appropriate County and State agencies
b) Drainage
• Concurrency evidenced by compliance with Florida Building Code and approved by
DERM.
c) Transportation
• The site is located east of the Palmetto Expressway and is therefore within the County
transportation management area which is exempt from meeting transportation
concurrency standards. (Comprehensive Plan, p.65)
d) Schools - Not applicable
e) Recreation Facilities- Not applicable
DEVELOPMENT PLAN ANALYSIS
Traffic: The development plan shows vehicles exiting and entering the parking garage from separate
drives along from SW 62 Ave. Staff is concerned about the location of the entrance to the garage being too
close to the intersection of SW 62 Ave and Sunset Drive. Based upon these concerns the Planning
Department retained a traffic engineer/ to produce a traffic management plan which examines garage
access, level of service, signalization and turn regulations which may be required. In accordance with the
LDC the costs of the study will be charged to the developer.
Density- Floor Area Ratio: The applicant's proposed floor area ratio is 1.5, which is considerably lower
than other development projects in the area and below the maximum 1.6 FAR in the Hometown zoning
district and other office zones. The TODD(MW -5) zoning district does not limit the FAR.
Uses Permitted: Retail uses and medical offices are permitted in the TODD(MU -5) zoning district.
Parking Requirements: The applicant is providing 471 total parking spaces, in a parking garage
behind the main structure which is a requirement in the TODD zoning district. The total number of
required parking spaces for the proposed building is 432.
Setbacks: The proposed development is being built to the front property line, which is allowed. The
proposed building provides a 20 foot front setback at the stn and 6th floors as required by TODD
regulations. The rear setback of the garage faces an alley and a three story multi- family building. This area
requires some form of landscape screening.
LDC Special Exception
7150 -60 SW 62 Ave.
Page 3 of 4
Urban Design: Prior to obtaining a building permit the developer must submit to the City a plan for the art
work which will be exhibited in the plaza. If the public plaza is located abutting a vehicle access drive, a
barrier of concrete bollards and landscaping must be installed as a protective screen.
PLANNING BOARD ACTION
The Planning Board at its January 25, 2005 meeting adopted a motion by a vote of 5 ayes 1 nay (Mr.
Mann) recommending approval of the special exception request with conditions suggested by staff and
with the following three conditions:
(1) Allow access to be maintained for the north building's waste pick -up;
(2) Adequate landscaping be provided along the west edge and plaza area;
(3) The parking garage is to be be adjusted in order to provide more space for landscaping.
SUMMARY OF TRAFFIC MANAGEMENT REPORT
Attached is a Traffic Impact Study (2- 23 -05) prepared by Richard Garcia & Associates, Inc. The study
provides an analysis of trip generation created by the proposed development and a examination of road
capacity (level of service) in the area. The report measures the existing situation and proposed. The
consultant concludes that the proposed project will not contribute any significant traffic impact, as
sufficient roadway capacity exist (p.15).
The consultant also found no major problem with the design or location of the proposed exit and entrance
Driveways (p.10). Staff, however recommends that for safety purposes the exit driveway be limited to right
turn only.
RECOMMENDATION
It is recommended that the application requesting special exception approval to construct a large scale
development use in a TODD district be approved subject to the following staff and Planning Board
conditions:
(1) The exit driveway should be limited to right turn only.
(2) The rear setback area of the garage shall be screened from the abutting residential building by placement
of trees and landscaping. A landscape plan for this area must be submitted to and approved by the Planning
Department, prior to the issuance of a building permit.
(3) The developer must submit to the City a plan for the art work which will be exhibited in the plaza. This
plan must be submitted to and approved by the Planning Department prior to the issuance of a building
permit.
(4) If the public plaza is located abutting a vehicle access drive, a barrier of concrete bollards and
landscaping must be installed as a protective screen.
(5) Allow access to be maintained for the north building's waste pick -up.
(6) Adequate landscaping be provided along the west edge and plaza area.
(7) The parking garage is to be adjusted in order to provide more space for landscaping.
LDC Special Exception
7150 -60 SW 62 Ave.
Page 4 of 4
Attachments-
Draft Resolution
Application
Letter of Intent
Location map
Planning Board Minutes Excerpt 1 -25 -05
Copies of Public Notices
Site Plan
Traffic Study
MD /DOD /SA
E: \Comm Items\2005 \3- 1 -05\PB -005 Special Excep 7150 SW 62 Av.doc
I RESOLUTION NO.
2
3
4 A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY
5 OF SOUTH MIAMI, FLORIDA, RELATING TO A REQUEST PURSUANT TO
6 SECTION 20- 8.9(B) OF THE LAND DEVELOPMENT CODE FOR A SPECIAL
7 EXCEPTION APPROVAL TO LOCATE A LARGE SCALE DEVELOPMENT
8 USE (SIX STORY MIXED USE MEDICAL OFFICE / RETAIL) BUILDING AT
9 7150 -7160 SW 62nd AVENUE IN THE "TODD (MU -5) ", TRANSIT ORIENTED
10 DEVELOPMENT DISTRICT (MIXED USE 5): PROVIDING FOR AN
11 EFFECTIVE DATE.
12
13
14 WHEREAS, Application No. PB -05 -005 was submitted to the Planning and Zoning
15 Department by the Richard Brandon Co., said application requesting approval to construct a
16 large scale development on property in a TODD zoning district located at 7150 -7160 SW 62'
17 Avenue; and
18
19 WHEREAS, the purpose of the special exception request is to permit the
20 development of a six story medical arts building with retail space to be constructed on a 1.31
21 acre site; and
22
23 WHEREAS, the proposed development is located in a "TODD (MU -5) ", Transit
24 Oriented Development District (Mixed -Use 5) Use District; and Land Development Code
25 Section 20- 8.9(B) requires that any project on a site larger than 40,000 square feet in a TODD
26 zoning district is considered a large scale development and must be reviewed by the Planning
27 Board /City Commission via the special use permit process; and
28
29 WHEREAS, after review and consideration, the Planning Department
30 recommended approval of the application with conditions ; and
31
32 WHEREAS, on January 25, 2005, after a Public Hearing regarding the proposed
33 special exception application , the Planning Board recommended approval with specific
34 conditions by a vote of (5 -1); and
35
36 WHEREAS, the City Commission desires to accept the recommendation of the
37 Planning Board and enact the aforesaid resolution.
38
39 NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COMMISSION OF
40 THE CITY OF SOUTH MIAMI, FLORIDA:
41
42 Section 1. That the subject application submitted by the Richard Brandon Co., requesting
43 approval to construct a large scale development (on a site larger than 40,000 sq.ft.) on property
44 in a TODD zoning district located at 7150 -7160 SW 62 "d Avenue is hereby approved subject to
45 the following conditions:
46
47 (1) The exit driveway should be limited to right turn only.
48
49 (2) The rear setback area of the garage shall be screened from the abutting residential building by
50 placement of trees and landscaping. A landscape plan for this area must be submitted to and
51 approved by the Planning Department, prior to the issuance of a building permit.
52
53 (3) The developer must submit to the City a plan for the art work which will be exhibited in the
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
plaza. This plan must be submitted to and approved by the Planning Department prior to the
issuance of a building permit.
(4) If the public plaza is located abutting a vehicle access drive, a barrier of concrete bollards and
landscaping must be installed as a protective screen.
(5) Allow access to be maintained for the north building's waste pick -up.
(6) Adequate landscaping be provided along the west edge and plaza area.
(7) Garage be adjusted in order to provide more space for landscaping.
Section 2. This resolution shall be effective immediately after the adoption hereof.
PASSED AND ADOPTED this , day of
ATTEST:
CITY CLERK
READ AND APPROVED AS TO FORM:
CITY ATTORNEY
, 2005.
APPROVED:
MAYOR
EXomm Items\2005 \3- 1- 05\PB -05 -005 Special Exception Resolution.doc
(2)
Commission Vote:
Mayor Russell:
Vice Mayor Palmer
Commissioner Wiscombe:
Commissioner Birts- Cooper
Commissioner Sherar:
2fi
N i '
Get advice that's
O
always on the money.
® ®.
COURTESY NOTICE Read Harriet Johnson Bracket' in Money Moments, everyThutsd:ry:
>i
Z CITY OF SOUTH MIAMI, FLORIDA
�i _
On Tuesday, March 1, 2005, beginning at 7:30 p.m., in the City
Commission Chambers, 6130 Sunset Drive, the City Commission will hold
Public Hearings to consider the following items:
3:
AN ORDINANCE ADOPTING A DEVELOPMENT AGREEMENT PURSUANT TO
FLORIDA STATE STATUTE 163.3221 FOR A UNIFIED DEVELOPMENT PROJECT
o KNOWN AS "PROJECT SUNSET" WHICH WILL INCLUDE THREE BUILDINGS UP
v TO FOUR (4) STORIES IN HEIGHT AND THE FOLLOWING USES: 106 MULTI-
2 FAMILY RESIDENTIAL UNITS, RETAIL USES, OFFICE USES, RESTAURANTS, BANK
r AND A PARKING GARAGES; ALL FOR PROPERTY LOCATED GENERALLY AT 5750
3 SUNSET DRIVE AND LEGALLY DESCRIBED AS LOTS 6 THRU 9, 40 THRU 45, 53
3
3 ' T4iRU 66 INCLUSIVE. AND THE EAST 50 FEET OF LOTS 51 AND 52 OF W. A.
LARKINS SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED IN PLAT
BOOK 3 AT PAGE 198 OF THE PUBLIC RECORDS OF MIAMI -DADE COUNTY.
A RESOLUTION RELATING TO A REQUEST PURSUANT TO SECTION 20 -7.51 OF
THE LAND DEVELOPMENT CODE FOR SPECIAL EXCEPTIONS FOR "PROJECT
SUNSET" A UNIFIED DEVELOPMENT PROJECT IN THE "SR(HD -OV)" SPECIALTY
RETAIL (HOMETOWN DISTRICT OVERLAY) ZONING DISTRICT TO PERMIT: (1) A
SPECIAL EXCEPTION TO SECTIONS 20.7.78 AND 20 -7.913 IN ORDER TO ALLOW A
TOTAL LOT COVERAGE OF 72.29% OR 139,435 SQUARE FEET WHICH EXCEEDS
THE MAXIMUM 60% LOT COVERAGE AND 60,000 SQUARE FEET; (2) A SPECIAL
EXCEPTION TO SECTION 20 -7.9B TO ALLOW FOUR BANK DRIVE -THRU LANES
WHICH EXCEED THE MAXIMUM PERMITTED TWO BANK DRIVE -THRU LANES;
ALL FOR PROPERTY GENERALLY LOCATED AT 5750 SUNSET DRIVE AND
LEGALLY DESCRIBED AS LOTS 6 THRU 9, 40 THRU 45, 53 THRU 66 INCLUSIVE
AND THE EAST 50 FEET OF LOTS 51 AND 52 OF W. A. LARKINS SUBDIVISION
ACCORDING TO THE PLAT THEREOF RECORDED IN PLAT BOOK.3 AT PAGE 198
OF THE PUBLIC RECORDS OF MIAMI -DADE COUNTY.
A RESOLUTION RELATING TO A REQUEST PURSUANT TO SECTION 20-
3.4(B)(4)(b) OF THE LAND DEVELOPMENT CODE FOR A SPECIAL USE APPROVAL
TO LOCATE FOUR GENERAL RESTAURANTS AS PART OF "PROJECT SUNSET
A UNIFIED DEVELOPMENT WITHIN THE "SR (HD -OV)" SPECIALTY RETAIL
(HOMETOWN DISTRICT OVERLAY) ZONING DISTRICT ALL FOR PROPERTY
LOCATED GENERALLY AT 5750 SUNSET DRIVE AND LEGALLY DESCRIBED AS
LOTS 6 THRU 9, 40 THRU 45, 53 THRU 66 INCLUSIVE AND THE EAST 50 FEET OF
LOTS 51 AND 52 OF W. A. LARKINS SUBDIVISION ACCORDING TO THE PLAT
THEREOF RECORDED IN PLAT BOOK 3 A PAGE 198 OF THE PUBLIC RECORDS
OF MIAMI -DADE COUNTY.
A RESOLUTION RELATING TO A REQUEST PURSUANT TO SECTION 20- 8.9(B) OF
THE LAND DEVELOPMENT CODE FOR A SPECIAL EXCEPTION APPROVAL TO
LOCATE A LARGE SCALE DEVELOPMENT USE (SIX STORY MIXED USE MEDICAL
OFFICE / RETAIL) BUILDING AT 7150 -7160 SW 62.d AVENUE IN THE "TODD (MU-
5) ", TRANSIT ORIENTED DEVELOPMENT DISTRICT (MIXED USE 5).
Inquiries concerning the above two items should be directed to the
Planning Department at 305.663 -6326.
ALL interested parties are invited to attend and will be heard.
Maria M. Menendez
City Clerk
Pursuant to Florida. Statutes 286.0105, the City hereby advises the public that if a person
decides to appeal any decision made by this Board, Agency or Commission with respect to. any
matter considered at its meeting or hearing, he or she will need a record of the proceedings, and
that for such purpose, affected person may need to ensurethat -a verbatim record of the
proceedings is made which record includes the testimony and evidence upon which the appeal
is to be based.
Never Argue
With Your Contractor
That's Our Job
McCrea Construction Consultants
The Owner's Champion -
We provide affordable, expert consulting services
directly to homeowners and business owners.
Residential, Commercial, New, or Remodeling,
Owners pay all the bills but know least about the
business. No wonder we've all heard construction
horror stories. Don't be another one.
Get a Champion on your side. Call today!
305 - 66776702
www.mccrea.biz
CCC 049690
City
PRE IER FOOLS
BY .L &.L POOLS, INC.
�. Pool Designing and Construction •- .Complete Pool Renovations
-Salt Sanitizing Systems ` • Resurfacing Interiors
e Heating Systems -�•- Coping &TileRenovations
• Decks: Stone, Brick & Hooldeck - • Repiping & Equlpment
Waterfall Designs ' • New Deck installations
Serving South Florida for 28 years r
Licensed & Insured since }977 ar
Call for Free Estimates 305 4 67 -1927
0
City of South Miami
Planning & Zoning Department
City Hall, 6130 Sunset Drive, Miami, Florida 33143
Telephone: (')05)66')-6')26.- Fax: (305) 666 -4591
Application For Public Hearing Before Planning Board & City Commission
Address of Subject Property:
Lot(s) Block Subdivision
Meets & Bounds: `� � Al_
PB -_
1 pAJ r' a d'_e'L
Applicant:
" 1' C,0.M Z � fla d&,n
Phone:
Representative: -FS _rc ���`
Organization: e- R` ,k ;R.,�� � ,
Address: ® 5'10 I S~ur, s-,--� � r -4
Phone: C-3®5- X62 °• / •fL /
tl"v %les 4—
Proof of ownership or letter from owner
Property Owner: :7
e�C i'L,'�.- ,
Signature:
c� t� tze✓
Mailing Address: 71 S °o s w• & Z Ao-C ,
a 1
Phone:
� ®• 1. eteao' -i^ L 3 3 /Yf 3
•
Architect/Engineer. Phone: l
C L\aw�l�er eAV4 4se e S &v-c,� -te zi- C,e-® t7. A • SO3)
\S THE APPLICANT, PLEASE INDICATE YOUR RELATIONSHIP TO THIS PROJECT:
Owner Owner's Representative Contract to purchase _Option to purchase Tenant/Lessee
APPLICATION IS HEREBY MADE FOR THE FOLLOWING:
SUBMITTED MATERIALS
PLEASE CHECK THE APPROPRIATE ITEM:
PLEASE CHECK ALL THAT APPLY:
_ Text Amendment to LDC _Variance
Letter of intent
_ Zoning Map Amendment — Special Use
Justifications for change
_ PUD Approval Special Exception
_ Statement of hardship
_ PUD Major Change _Other
Proof of ownership or letter from owner
Briefly explain application and cite specific Code sections: I +G[�fvj
_ Power of attorney
_ Contract to purchase
Current survey (1 original sealed and
a /
re are l b
signed /1 reduced copy @ 11" x 17 ")
15 copies of Site Plan and Floor Plans
•
00
1 reduced copy @ 11" x 17"
_ 20% Property owner signatures APAIAw
Section: Subsection: Page #: Amended Date:
.Mailing labels (3 sets) and map
Required Fee(s)
The unde d as read this completed application and represents that the information and all submitted materials are true and
corn o t e of the plicant s knowledge and belief.
A lican 's Signature and title Date
Upon receipt, applications a d all submitted materials will be reviewed for compliance with the Land Development Code and other
applicable regulations. Applications found not in compliance will be rejected and returned to the appiicant.
OFFICE USE ONLY:
Date Filed Date of PB Hearing Date of Commission
Petition Required Petition Accepted
Method of Payment
8/2/00
THE
RKFaRD- a:umon
COMPANY
December 21, 2004
Planning & Zoning Department
City of South Miami
South Miami City Hall
6130 Sunset Drive
South Miami, FL 33143
Re: Application for Special Use Permit Filed Dec. 22, 2004
The Richard- Brandon Company, Applicant
7150 -7160 SW 62nd Ave., South Miami, FL
LETTER OF INTENT
Gentlemen:
We herewith respectfully submit our application for special exception under the special
use permit process for the approval of the planned development of a mixed -use building
and separate parking garage structure as required by Section 20- 8.9(B) of the South
Miami Land Development Code. The proposed development is to be located at 7150-
7160 SW 62nd Avenue in the City of South Miami.
The property is governed by the Transit - Oriented Development District (T.O.D.D.)
zoning ordinance — specifically, TODD (MU -5). The site area is 49,945 square feet
being in excess of 40,000 square feet, this application for requires review under the
special use permit process.
The proposed development complies with all of the applicable zoning requirements
including building setbacks, height and parking. The proposed development applies
bonuses available under Section 20 -8.10 of the Land Development Code. The design
includes a 5,000 square foot public plaza and street -front design with arcade as part of the
pedestrian walkway system. These two bonus allocations allow two floors to be added to
the basic four floors permitted by the applicable zoning, resulting in a planned six story
building.
We are certain that the proposed project will not adversely affect the health or safety of
persons residing or working in the vicinity of the proposed use; nor will the project be
detrimental to the public welfare or property or improvements in the neighborhood. The
proposed project is perfectly consistent with the neighborhood. Furthermore, the public
plaza and arcade will greatly add to the civility of the neighborhood and community.
Accordingly, we respectfully request approval of this application.
Mattaway
1501 Sunset Drive - 2nd Floor - Coral Gabl[ s, FL 33143 - Tel: (305) 662 -1421 - Fax: (305) 666 -4990 - E -mail: rbco @richard - brandon.com
City of South Miami
Application No. PB -05 -005 Special Exception
Large Scale Development in TODD (MU -5) District
7150 -7160 SW 62 Avenue
11 6610 6611 6610
6621 0
21 6620 6621 6620 �-
U 6631 0
31 6640 6631 6630 Q
6701
Z
01 6700 6701 6700 N 0
C0 6711
11 6710 6711 6710 6718
3 6721
21 6720 6721 6720 (n
6731 6730 6731 6730
6731 6780
SW 68TH ST
30 6300 6801 6800 6801 6800
6812
6815
6840 6810 6825 6820
6303 6825
6841 6255 6840 6843 6842
6900 6917
6290 6270 6912 6240 6230 6914
6929 6926 6931
1
44 6285 6259 6201
6941 6940 6941
GIONN 1
163011
6310
0
7240
7248
7320
7330
6121
6109 \ ,nom 5961
5950
0 15
14 6140 013124
11 10
7000
6169
14 >14 6129
0
6101
6900
0
6669
0
5950
6811
6845
5927 I
6000 6000
-J 93
6262 0 O� +`
7211 7220 6130 5946 0
6000
04 6250
7311 7340 5940
7311
Q! �� 5950 7321
7401 `� V 5966
6022 97 0 5901
04
0 300 600 900 1,200 1,500
Feet
7000
7001
6140
5996
7000
7020
7031
7019
5959
�—
7040
0
5995
7090
U
0
7109
SW
71ST ST
7051
U)
7090
>
Q
>
7171
(0
7110
5960
Q
~
0
U)
Q
6161
6075
5975
z
7141
0
C0
04
6193
6101
5995
(0
SW
72ND ST
C/)
6110
6180
15
5950
0
6669
0
5950
6811
6845
5927 I
6000 6000
-J 93
6262 0 O� +`
7211 7220 6130 5946 0
6000
04 6250
7311 7340 5940
7311
Q! �� 5950 7321
7401 `� V 5966
6022 97 0 5901
04
0 300 600 900 1,200 1,500
Feet
BOUT
INCORPORATED
• 1927 •
tORvo
CITY OF SOUTH MIAMI PLANNING BOARD
Regular Meeting
Action Summary Minutes
Tuesday, January 25, 2005
City Commission Chambers
7:30 P.M.
EXCERPT
I. Call to Order and the Pledge of Allegiance to the Flag
Action: The meeting was called to order at 7:38 P.M.
Action: The Pledge of Allegiance was recited in unison.
II. Roll Call
Action: Mr. Morton, Chairperson, requested a roll call.
Board members present constituting a quorum: Mr. Morton, Ms. Gibson,
Mr. Comendeiro, Mr. Liddy, Mr. Illas, and Mr. Mann.
Board members absent: Ms. Yates
City staff present: Don O'Donniley (Planning Director), Sanford A. Youkilis
(Planning Consultant), Gremaf Reyes (Video Support), and Patricia E. Lauderman
(Planning Board Secretary).
PB -05 -005
Applicant: The Richard Brandon Co.
Location -: 7150 -7160 SW 62nd Ave.
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
SOUTH MIAMI, FLORIDA, RELATING TO A REQUEST PURSUANT TO
SECTION 20- 8.9(B) OF THE LAND DEVELOPMENT CODE FOR A SPECIAL
EXCEPTION APPROVAL TO LOCATE A LARGE SCALE DEVELOPMENT
USE (SIX STORY MIXED USE MEDICAL OFFICE / RETAIL) BUILDING AT
7150 -7160 SW 62 °d AVENUE IN THE "TODD (MU -5)11, TRANSIT ORIENTED
DEVELOPMENT DISTRICT (MIXED USE 5): PROVIDING FOR AN
EFFECTIVE DATE.
Planning Board Meeting
January 25, 2005
Action: Mr. Illas read the item into record. Mr. O'Donniley explained that the
applicant is requesting approval to construct a "large scale development" on
property in a TODD zoning district. The site is 1.31 acre property (57, 252 sq. ft) as
legally described above. The proposed development consists of a six -story mixed
use (medical office retail) building with a parking garage in the rear. The building
will contain 80,000 square feet of medical office and 7,801 square feet of retail
space. The special exception section in the TODD regulations (Sec. 20 -8.9)
requires that any new development built in the zoning district on a site that exceeds
40,000 square feet must be reviewed by the Planning Board and City Commission
using the special use approval process.
Additionally, Mr. O'Donniley noted the bonus allocations. He stated the height of
buildings in the TODD(MU -5) zoning district is 4 story maximum plus up to four
additional floors if certain design elements are incorporated. The proposed
development has added two additional floors based upon the provision of the
following:
• a public plaza (5000 sq.ft.) which will have art work.;
• an arcade along the full frontage of the building; which is part of the pedestrian
walkway system
Mr. O'Donniley reported that the applicant's project is above the concurrency
threshold limits thereby requiring an assessment for meeting the level of services
(LOS) concurrency standards listed in Section 20 -4.1 of the Land Development
Code. Furthermore, Mr. O'Donniley provided the following summary of the
developer's responsibilities related to concurrency:
a) Solid Waste
• LOS and capacity to be determined by Miami -Dade County based on capacity
of the transfer facility.
• Developer to provide copy of contract to the City
b) Water and Sewage
• LOS and capacity to be determined by Miami -Dade County
• Developer to provide evidence of approval of appropriate County and State
agencies
c) Drainage
• Concurrency evidenced by compliance with Florida Building Code and
approved by DERM.
d) Transportation
The site is located east of the Palmetto Expressway and is therefore within the
County transportation management area which is exempt from meeting
transportation concurrency standards. (Comprehensive Plan, p.65)
e) Schools - Not applicable
f) Recreation Facilities- Not applicable
Planning Board Meeting
January 25, 2005
Mr. O'Donniley also added the following Development Plan Analysis:
Traffic: The development plan shows vehicles exiting and entering the parking
garage from separate drives along from SW 62 Ave. Staff is concerned about the
location of the entrance to the garage being too close to the intersection of SW 62
Ave and Sunset Drive. The location of both access drives into the garage must be
coordinated with the existing traffic pattern on SW 62 Ave. Based upon these
concerns the Planning Department will retain a traffic engineer /planner to produce
a traffic management plan which examines garage access. Possible adjustments to
traffic lanes, signalization and turn regulations which may be required. In
accordance with the LDC the costs of the study will be charged to the developer.
Density- Floor Area Ratio: The applicant's proposed floor area ratio is 1.5, which
is considerably lower than other development projects in the area and below the
maximum 1.6 FAR in the Hometown zoning district and other office zones. The
TODD(MU -5) zoning district does not limit the FAR.
Uses Permitted: Retail uses and medical offices are permitted in the TODD(MU-
5) zoning district.
Parking Requirements:_ The applicant is providing 471 total parking spaces, in a
parking garage behind the main structure which is a requirement in the TODD
zoning district. The total number of required parking spaces for the proposed
building is 432.
Setbacks: The proposed development is being built to the front property line,
which is allowed. The proposed building provides a 20 foot front setback at the 5th
and 6th floors as required by TODD regulations. The rear setback of the garage
faces an alley and a three story multi - family building. This area requires some form
of landscape screening.
Urban Design: Prior to obtaining a building permit the developer must submit to
the City a plan for the art work which will be exhibited in the plaza. If the public
plaza is located abutting a vehicle access drive, a barrier of concrete bollards and
landscaping must be installed as a protective screen.
RECOMMENDATION
Mr. O'Donniley concluded his report by stating that planning staff recommends
that the application requesting special exception approval to construct a large scale
development use in a TODD district be approved subject to the following
conditions:
(1) The application will not be forwarded to the City Commission until a traffic
management plan is completed and necessary adjustments and commitments are
agreed to in writing by the developer.
Planning Board Meeting
January 25, 2005
(2) The rear setback area of the garage shall be screened from the abutting
residential building by placement of trees and landscaping. A landscape plan for
this area must be submitted to and approved by the Planning Department, prior to
the issuance of a building permit.
(3) The developer must submit to the City a plan for the art work which will be
exhibited in the plaza. This plan must be submitted to and approved by the
Planning Department prior to the issuance of a building permit.
(4) If the public plaza is located abutting a vehicle access drive, a barrier of
concrete bollards and landscaping must be installed as a protective screen.
The Board, applicant's representative, and planning staff discussed the item. Mr.
Illas inquired about the type of trees that will surround the building. Mr. Recio
replied that the developers have not made a final decision on the trees that will be
used around the project but the trees presented on the rendering is a possible option
of the trees that will be used. Chairman, Morton addressed the entrance and exit
routes of the building. Mr. Mann commented on the issue of arcades stated he did
not agree with the City's bonus allocations with regards to arcades, he felt that in
some cases arcades with pillars are not pedestrian friendly for residents.
Applicants present: Tony Recio, Esq ( Mr. L. Richard Mattaway' s representative)
Brandon Lurie
Jason Chandler
Mr. Recio explained to the Board, that they are requesting approval for a special
exception under the special use permit process for approval of the planned
development of a mixed -use building and separate parking garage structure as
required by Section 20- 8.9(B) of the South Miami Land Development Code (LDC).
The property is governed by the Transit - Oriented Development District (TODD -5).
In addition he noted that the proposed development is eligible for bonuses available
under Section 20 -8.10 of the LDC . The design includes a 5,000 square foot public
plaza and street front design with arcade as part of the pedestrian walkway system.
These two bonus allocations allow two floors to be added to the basic flour floors
permitted by the applicable zoning, resulting in a planned six story building. He
concluded by stating that the public plaza and arcade will greatly add to the civility
of the neighborhood and community.
Mr. Morton opened the Public Hearing.
Speakers:
NAME ADDRESS SUPPORT /OPPOSE
Jay Beckman 6520 SW 65 St. Opposed
Mr. Beckman suggested to the Board that a new charrette should take place so that
residents can voice their opinion about projects like this one and others. In addition
he commented that a traffic study needs to be presented for this item. Mr. Beckman
also alleged that the applicant had not submitted a required element, the existing
land use. (The applicant responded by holding up a copy of the use map it had
Planning Board Meeting
January 25, 2005
submitted with its application)
Dean Whitman 6259 SW 70 St Opposed
Mr. Whitman did not agree with the project. He also addressed the issue of garage
dump truck picking up the trash early in the morning and he would not like to see
that happen with this project.
David Landowne 6926 SW 62 Ct. Opposed
Mr. Landowne is in opposition of the project and requested that the Board not
decide until they have the traffic study to review.
Sharon McCain Opposed
Ms. McCain believes the applicant has complied with the regulations, however, the
concurrency problem needs to be addressed.
Mr. Morton closed the Public Hearing.
Motion: Mr. Liddy moved for deferral of the application until the conditions of
the traffic study are clarified. Mr. Mann seconded the motion.
Vote: Ayes 2 Nays 4 (Ms. Gibson, Mr. Comendeiro, Mr. Illas, Mr. Morton)
The motion did not pass.
Motion: Mr. Comendeiro recommended for approval the application subject to
staff's four conditions and the following conditions posed by the Board:
(1) Allow access to be maintained for the north building's waste pick -up;
(2) Adequate landscaping be provided along the west edge and plaza area;
(3) Garage be adjusted in order to provide more space for landscaping.
Ms. Gibson seconded the motion.
Vote: Ayes 5 Nays 1 (Mr. Mann)
i c
a J�
O�
(� V
y .
Ll `i w
f
V
A
=4
NuFt
i3
m
• O
f
a
N
-1
m
-1
..- 11-1
S W 5 7 T H C 0 U R T
S W 5 7 T H C O U R T
z
a
m
O
]1
m
Ovmv
�Swwwomm
m
oo
v
oovnmxa s�x¢r
v
•.woommm
i - IXm�OrrGi
amrtmxtl sm¢r
oo
S W 5 8 T H C O U R T
v
woo
i i����00��
S W 5 8 T H
C O U R T
'
0 O
n O
m
r r
oo
O_
W
v-
woommmmmm
i- IAm00wco
D
wwmonmOoop
_
k
rr
W
— —
mn
�icx�,�Z;S;"'nmr'Zm
�0000c
W m
❑.�
0 tb
❑.boo
0
w
S'avmm0
'0
n
m
<
00"
mmm
A
3vvmmccmm_.
to
0 0
'aD-0D
d, `w'
m
>0?0aay
'0 m
y 0.
n
f
wN
nd__dmmmx�m
m m
mm
n n
>>
m
n
mOO(�y
m
00
o
0
x
33330
z x
z ^�
-p'
)3
N
_
m
c
O'0
-. •.
:0mwmwCiwmm
m�'n�m�3dmS�°
O
M
()
a' a'.0»�fiiwmm.°
�- TZ
-. -
wmamo�
<<
O
ww00
C 2
°
d d
33�%rammam,immo
w
w
-Z
ai w
... -G
w,. w
<<•p
m m
co
w w
.�.. T
6
cc
a5
N D
D
a7 N
❑O
N
0
O N
N�
A
X
C
C C
C N
xo
i�
N
1
m
0�om�
ari
O
O
m
m
l�
m
�.pOm0
i
m
m (ice°
w
'm
"00'OD3
0
ONO�m
m
m 00'0
w
0 0
°am3i�m_xw.
�O�
vD5
°:0
�m
m{
O
m
< 0
i u
0 m
lio
m m
D
mz3�T
c
A
c m
o
o o
:m
th
D
om
m
i n
C
°
m
0w0m
w
o m
w
0
D
'm DA
O
0
°p
m
x m
w..
m 0
D
mD
O�
0o'm
A
x m
oc M
X
m
m w
0m;m�.
. a'
0
mzmAw�
w
w
-i
w
mi
w
^m
w
y
g:
a
in
r:
m
m
G
•G
wEw�
<
a'm
a'
yl;
mSa
m
0-0m
0,�
w�
w
m
nL
<Q
a
> >>
w
d
S.
0w
°'m
��
��
a°'
9�m
S
m
CL
00�0m
•�.
N j
mD
wm
oovMmr�NSm¢r 'r w;J.�
Id
jp
n
m
S W 5 8TH AVENUE
a•wQO
oaxarox smm
S W 5 8 T H A V E N U E
O
w
n
a7
(D
w
m
n
mCm
f
a
N
-1
m
-1
..- 11-1
S W 5 7 T H C 0 U R T
S W 5 7 T H C O U R T
z
a
m
O
]1
m
Ovmv
�Swwwomm
m
oo
6)
ci
.�
b
v
•.woommm
i - IXm�OrrGi
mw
oo
W
3
v
woo
i i����00��
mrommmmm
0 O
n O
m
r r
oo
O_
W
v-
woommmmmm
i- IAm00wco
wwmonmOoop
k
rr
W
10.
�icx�,�Z;S;"'nmr'Zm
�0000c
W m
❑.�
0 tb
❑.boo
0
w
S'avmm0
'0
n
m
<
00"
mmm
A
3vvmmccmm_.
to
0 0
'aD-0D
d, `w'
m
>0?0aay
'0 m
y 0.
n
N m
-O -0mm
wN
nd__dmmmx�m
m m
mm
n n
>>
m
n
mOO(�y
m
00
o
0
x
33330
z x
z ^�
-p'
!�
N
_
m
c
O'0
-. •.
:0mwmwCiwmm
m�'n�m�3dmS�°
O
M
()
a' a'.0»�fiiwmm.°
�- TZ
-. -
wmamo�
<<
O
ww00
C 2
°
d d
33�%rammam,immo
w
w
-Z
ai w
... -G
w,. w
<<•p
m m
co
w w
.�.. T
m D
cc
a5
N D
D
a7 N
❑O
N
0
O N
N�
A
X
C
C C
C N
xo
i�
N
1
m
0�om�
ari
O
O
m
m
l�
m
�.pOm0
i
m
m (ice°
w
'm
"00'OD3
0
ONO�m
m
m 00'0
w
0 0
°am3i�m_xw.
�O�
vD5
°:0
�m
m{
O
m
< 0
i u
0 m
lio
m m
D
mz3�T
c
A
c m
o
o o
:m
th
D
om
m
i n
C
°
m
0w0m
w
o m
w
0
D
'm DA
O
0
°p
m
x m
w..
m 0
D
mD
O�
0o'm
A
x m
oc M
X
m
m w
0m;m�.
. a'
0
mzmAw�
w
w
m
w
mi
w
^m
w
y
g:
a
in
r:
m
m
G
•G
wEw�
<
a'm
a'
yl;
mSa
m
0-0m
0,�
w�
w
m
nL
<Q
a
> >>
w
d
S.
0w
°'m
��
��
a°'
9�m
S
m
CL
00�0m
•�.
N j
mD
wm
�mmyN
Id
jp
n
m
a•wQO
O
w
n
a7
(D
w
m
n
mCm
rL
m
a
o{i£w
w
�3
�w
w
o
m
a
m
a
?7
m
i
wwwwE
a�
0 io
w
2
o^•.mc
m
to
w�
�0
m
N
03
w
0)
7
_. w
3
m
W
3-
riy
O
w
n
��'�
1n
cm
p
03
w
�.y 2.
4
(n
f
w W01
3
w
nm
011
0. 0
m
m
N
p•
m
o.
w 3.
0
w m
00
n
w
nw3n�
w
w
NN
0
o
0
F-
En��
n
m
QO
m
m nm
iOm
m
�_0-
m m-
01
m
0
Da
3
3
3
irF
3'-'w
x
m
n
m
m xo
n
m
iu
no
d
CD
-.
3
m
E
i
s
m
3F
3�x3r
Imp
n
o•
w
w
v
a
m
7m
x
m
y
m
y
m
m
vi
(D
CD
0
m
(n
O.=
N
smp
A
c
Of<
V
V
0)
-+r
O
A
O
A
'
co
Vr
Am
tJ
V
N
O
N AtDOG1
O(OOO
N
O
W
O
p)
Ie
IV
W
W e
IV .p
O.N
W
y
.v W
W NNOo
W r
O(OO�
'P <p
(Oo
A A
W
T
ANw
Nt0
W N
V
...
-+U1
OCT
N
V fJ
W
J
W N
V
W V
O
Ny
o
N O
000
o
.00i�_
O m
W
(a
N N
.P pD
V W
O
A
ON
W NPO
WW
v
N�O.NP
N 0
0 IV
-N+W
O
N OOm
O
w
Nwlm
N O
O `<
C=
N N
N=
N
0
0
w
NwN
N N
V
N W
V W
m.
?N
W
VO
A-
N
OOUtW
(O W
a° co
Oo
Oo
A W_
�N
(U
O1Xm
(m p
�N C
fw
N
W n
www
fA
w
-n
w
n
w 0
w n
N
w 0 N
N
N j
N
0 0
w N
m
N
m N
() T
n y
N
N
N
N
n
.
hN
m
m
mA
m
t
I
t
s
tt
I
l\ �1
® IN
SW 58TH AVENUE
i�R' = A
jN 1131 a 6ll•q•j• • _ _
fn
J
— ' o
N
m
- tr
oowimel slur
SW 57TH C O U R T
SW 57TH C O U R T
Z
fn
m �
O
ro
m
ovv'o
wwwo
f
V
...........
•, iVT.T...r ti
=4
NN�N
o
0
H�A
m
v
I-1((M
ooMM sm¢r
0 r;0
o 0
IA
um�noxtl
i- iZ7�7J�00�7J`Op'oOrrG1
rommm
V
S W
5 6 T H C
0 U R T
oo
S W 5 8 T H C O U R T
O
•
l
-1D
v0rr
O
�_
3
mn
Z
lalt
L7
m
-
j
m
y.o
w m
m
o /D
ro
5$<0
o
N
b
®)
]_�.,
O
61 N
N N
O. O.
() m
m 7
F
.4
N N
N C
�. �.
N N
d DI
fl O
m ro-
N C1 •.
A m
m o
fl m
m
N O
w
o o
N-
m mro
N N
O. o.
m
N• N
et ro
N
m
=� �
O O
w w
-
�. x
ro o
n Ol
a m
D.
n
o
ro
C)
o
O
.� N
C
wwww
X
X
m
- o
'
�?,
ro
?Y
O
;CI fa�dw6iwmm
C O
O
O
<<
O
(A
m
Or''5
'D 'O
ww�.�
m ro
O -<<
m m
O O
<
m m
n
7
fa
��ro
ww
ro
❑�
c
c c
w m
vD'OD
w
m 'm
> {...
5i d
> •f
w w
O O
0 0
<<v
ro m
N
n
7C
>
fo
-O vro
w w
ro
o
--
m Dui
w
c c
m ro
m D
'a Do
u'
m
O'
m
_ m
O m
7
o
m m
0 N
m-0
n
W
3
c
3 3
3
c c
3
3
c w
�>
O
CD
9
a
2 CD
to
a
au�'w°
ro
m
==
o
m am'o@°
n
9x
�9
_.
ww��
m
w
is w
m a
m 4
u1 m'
3
4'
.T 7�c
��-
N N
m
'�-w
:3
m
s
m'
x w.
m
m o,
m mi.dv
O
D
3933
-17
-n
n
d
E'ma,i'
ro<
O
O
m CD
ID
l77
�Op
E
cn
mm
ro
ro
'oa7
�p�DS
'm
5
OCn0Cnmmm
m
•OOo
•LD�v:°
O"�-
CO�mrom
WZX
° N
o
oo
:0
;gym
Yom
c
ro
om3m
W m
M
D
'm D
p
�oro�5,gym
v A
w...
D
mD
no'mxm
-,
xw�
w
mromo'
w
y
m
�oro_zm
y
�l
w
x'w
�7
w
roiamn
w
D
°�QO:
o a
��
m
oma
N
.�
w
.�
f w
w m
°'
n
C
G c
J
w
(D
ro<`
o •
J
o
m
m
C'
o m
{
o m
{
w
ro<
_c
>
m
>
m
O.
�.,
In
m
m D
o
O
ro m
=
D o
N
N c
w
i_
..,,.
S
fwxtlrower'sfxeaT
�3lm
„•.'
ooxxroxN sfxcv
-S
Cn
D
SW 58TH AVENUE
i�R' = A
jN 1131 a 6ll•q•j• • _ _
fn
J
— ' o
N
m
- tr
oowimel slur
SW 57TH C O U R T
SW 57TH C O U R T
Z
fn
m �
O
ro
m
ovv'o
wwwo
f
V
...........
•, iVT.T...r ti
=4
NN�N
o
0
H�A
m
•O-
'.woo
I-1((M
un
0 r;0
o 0
IA
v--
woo
i- iZ7�7J�00�7J`Op'oOrrG1
rommm
V
mroro
ro
oo
r•
CL
p
O
•
-1D
SW 58TH AVENUE
i�R' = A
jN 1131 a 6ll•q•j• • _ _
fn
J
— ' o
N
m
- tr
oowimel slur
SW 57TH C O U R T
SW 57TH C O U R T
Z
fn
m �
O
ro
m
ovv'o
wwwo
'o0•apr0
o
0
•O-
'.woo
I-1((M
ro V
0 r;0
o 0
IA
v--
woo
i- iZ7�7J�00�7J`Op'oOrrG1
rommm
mroro
ro
oo
v-
1- 1��7J��A0_Omw"O
-1D
v0rr
O
�_
3
'g
Z
:fV.
L7
m
-
j
m
y.o
w m
m
o /D
ro
5$<0
o
N
b
®)
]_�.,
O
61 N
N N
O. O.
() m
m 7
n �%
o
N
N 0
N N
N C
�. �.
N N
d DI
fl O
m ro-
N C1 •.
A m
m o
fl m
m
N O
w
o o
N-
m mro
N N
O. o.
m
N• N
et ro
N
m
=� �
O O
w w
-
�. x
ro o
n Ol
a m
D.
n
o
ro
C)
o
O
.� N
C
wwww
X
X
m
- o
'
�?,
ro
O •O
O
;CI fa�dw6iwmm
C O
O
O
<<
O
(A
m
Or''5
'D 'O
ww�.�
m ro
O -<<
m m
O O
<
m m
n
7
fa
��ro
ww
ro
❑�
c
c c
w m
vD'OD
w
m 'm
> {...
5i d
> •f
w w
O O
0 0
<<v
ro m
N
n
7C
>
fo
-O vro
w w
ro
o
--
m Dui
w
c c
m ro
m D
'a Do
u'
m
O'
m
_ m
O m
7
o
m m
0 N
m-0
n
W
3
c
3 3
3
c c
3
3
c w
�>
O
CD
9
a
2 CD
to
a
au�'w°
ro
m
==
o
m am'o@°
n
9x
�9
_.
ww��
m
w
is w
m a
m 4
u1 m'
3
4'
.T 7�c
��-
N N
m
'�-w
:3
m
s
m'
x w.
m
m o,
m mi.dv
O
D
3933
-17
-n
n
d
E'ma,i'
ro<
O
O
m CD
ID
l77
�Op
E
cn
mm
ro
ro
'oa7
�p�DS
'm
5
OCn0Cnmmm
m
•OOo
•LD�v:°
O"�-
CO�mrom
WZX
° N
o
oo
:0
;gym
Yom
c
ro
om3m
W m
M
D
'm D
p
�oro�5,gym
v A
w...
D
mD
no'mxm
-,
xw�
w
mromo'
w
y
y
m
�oro_zm
y
�l
w
x'w
�7
w
roiamn
w
D
°�QO:
o a
��
m
oma
N
.�
w
.�
f w
w m
°'
n
ro<
O.
J
w
(D
ro<`
o •
J
o
m
m
C'
o m
{
o m
{
w
ro<
_c
>
m
>
m
O.
Cn
In
m
m D
o
O
ro m
=
D o
N
N c
w
i_
�3lm
-S
Cn
D
fap
a
A
ro�i
Djj
S
a
ro�ro
o
nwio
B
a
me
a
m
a
awnao
=
�.�°
O
A�
O
ioOw
CD
N
fn=
�3
m
du,
�
m
w
m
fiin
a
�m
?-
�3
w
aN'
d
Cnm
<`_
m �w
w
9
no
pa)
m
im
O
N
A
CJ
[wl
ro
A
ro
7
-•
d
a
ou
m
ro
w
w
n
w et
n M _
l]
w
w
n w
9 w
ro
7,
n
m N.T�
N
N
3
>_
3
C
mxom
a
m
o�
5
ro a
ELF°'
m
N
m
J m
a
m
w
'
w
x
xm
�
m
9
0-
m
A
c
m
?.
3
m
�
3
CL
(D
Cron
m
o
ro
m
-
m
CD
-' x
(D.
�a
CD
m
m
m
cl
m
a
ro
m
x
x
n
N
a
N
61'
fD
N
fp
N
m
N
fNp
O'=
A
a�O
O
c
OI<
V
N A
tm'O O
U
Ol
W
1
O N
A
V W
W
cV0
N
W
J
V
�O
N
N 0��.�
0
W
A
O
O
N
A
f7D
V
W 00
NO
O
��
A
N
N
N
w
O
i N
NO<O
(OW
W e
V e
W e
W
W NNO)o
[Oo
W
NcD
-4181111
CT
V IV
W JNlO
(A N
W V
V W
o {;
0
o tno
A�
W
VOA
V
NOOf
U W
CD W
O A
o
-N+ W
(Oo
N O
f0 OWi
Ol �'
�N
m
N alx
:IV
N N
N j
N
DN.
N N
N
N N
N N
N
�ro .
�ro
n
N N
j
N N
N N
w N
N N
Q7
tDo
A W_
�
I
I
N
n []
ro (D
N N
ro �i
m
N
x
N N
fp N
mN ' ro N
C'
wro
N
A w m w
N N
w C1 N
N
N
N
N
w m
N
w (] w m
N N
2.
w (1
N
w A �
y
w
0
N
w m
N
.
(w
N
n
A
N frail
N
(N )
N
ro
N
w
N
w
y
w
y
n N
N
CetN i
N
fD
N
N fD
N N
s .
l
P.\Pre) \56W2 Scelh Meal Wp \dq\WDZ Dcendcry.ds0 0/2312001 0:2¢21 AN EDT
•ae+''O° — 0 %1 ew5o4NOOC3•@ 100g1 % **6
Ir>E�c�te��$4$'xiF�s�ga�
n
$ 9
8
• 44
FS o�
i
1�
0
b�
n
e
54 .
Qq-
Pnparsd lor:
;ALA
fBnalurld nd hn•
.10 ° °"d "�h ° " "h'
SOUTH MIAMI CORPORATION
E.R. Brownell & Associates, Inc.
0 ° S
"
"
J
°I onFlerldoslleensad
aurvq°r and —pp.,
Topographic 'Survey
CONSULTING ENGINEERS LAND PLANNERS SURVEYORS k MAPPERS
3132 C..I Way 10-1, Mrld0, 33145 ;j
S
305- 445 -3311 WWW.ERBROWNELLCOM. 305- ( ��Mg
444 -20M F.
I'r 1�1I
�JI
i I
1
i
w
A
*4
�
S
I
I
I'(D
J
w
b w
Ob 1/ t
t 0
VENUE° � �
��\
� ®p a �4 SW 58th oAVENUE
e4 °� —
h�•�/
•
: b ea�i 54'4
4e4 y z
s bi
-10
�4
�
1D
' �
�i
�
Fgp
b ♦
L 144
4 O
la
3�pa�w
9 4® 4a 4♦, V
- V.-
L
4 O 4
! YasMpw r
r pp C
Mb
L J
e • 44 tt0�
in No. 0°la A vd. Discrl 11°n
F
Pnparsd lor:
"
fBnalurld nd hn•
.10 ° °"d "�h ° " "h'
SOUTH MIAMI CORPORATION
E.R. Brownell & Associates, Inc.
0 ° S
"
"
J
°I onFlerldoslleensad
aurvq°r and —pp.,
Topographic 'Survey
CONSULTING ENGINEERS LAND PLANNERS SURVEYORS k MAPPERS
3132 C..I Way 10-1, Mrld0, 33145 ;j
305- 445 -3311 WWW.ERBROWNELLCOM. 305- ( ��Mg
444 -20M F.
Pt\proJ \56W2 Seolh 51W Wp \dnp \5W02 Ito endary. dry 9)23(2001 &29:21 AN L01
•op1^'0 -1--9 100(90 %% Cla- @41oe in **6
- � >r � sS. •RIPS -�_.
gi P
n
R q
6 �
0
7
b,
i
b�
PON
y
I
It
I �
i
0
iayFA tYnaid� — � e
{• a8 s by y�
Y
i Fa No. Dale A vd. Deaerl tlon
z Preparsd for:
NO -11d wloul lha SOUTH MIAMI CORPORATION E.R. Brownell & Associates,. Inc.
3 p 'Onatur'a and thaa
q I1-1 laed I CONSULTING ENGINEERS LAND PLANNERS SURVEYORS R MAPPERS
_V-rrand'mv aed _ 3152 Ceral Way MI mi. nodda. 33145
N°
u • pp•.. Topographic Survey 305- 445 -3511 WMERBROWNELLCOU __ 305-41 -2011 (FAX)
0
—_
eP7b
v
JI
e
I
•a II
,A�AAAA\
-'�-` SAC
\�\�
VAACAA`tGkfAAAVAAA
iayFA tYnaid� — � e
{• a8 s by y�
Y
i Fa No. Dale A vd. Deaerl tlon
z Preparsd for:
NO -11d wloul lha SOUTH MIAMI CORPORATION E.R. Brownell & Associates,. Inc.
3 p 'Onatur'a and thaa
q I1-1 laed I CONSULTING ENGINEERS LAND PLANNERS SURVEYORS R MAPPERS
_V-rrand'mv aed _ 3152 Ceral Way MI mi. nodda. 33145
N°
u • pp•.. Topographic Survey 305- 445 -3511 WMERBROWNELLCOU __ 305-41 -2011 (FAX)