03-28-05 Special Item 1To: Honorable Mayor, Vice Mayor
Commission Members
From: Maria Davis
City Manager
ORDINANCE
Date: March 28, 2005
ITEM No.
Re: LDC Rezoning:
TODD(MU -4) to PUD -M:
Codina Development Corp.
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH
MIAMI, FLORIDA, RELATING TO A REQUEST TO AMEND THE OFFICIAL ZONING MAP
OF THE CITY OF SOUTH MIAMI LAND DEVELOPMENT CODE BY CHANGING THE
ZONING USE DISTRICT FROM "TODD(MU -4) ", TRANSIT ORIENTED DEVELOPMENT
DISTRICT (MIXED USE -4) TO "PUD -M" PLANNED UNIT DEVELOPMENT MIXED USE
FOR PROPERTY LOCATED AT 6600 -6640 SW 57 AVENUE AND 5757 SW 68 STREET; THE
PURPOSE OF THE ZONE CHANGE IS TO ALLOW CONSTRUCTION OF A MIXED USE
PROJECT CONSISTING OF MULTI - FAMILY RESIDENTIAL BUILDINGS, RETAIL USES
AND A PARKING GARAGE; SETTING FORTH CONDITIONS OF APPROVAL RELATED TO
THE DETERMINATION OF CONCURRENCY; PROVIDING FOR SEVERABILITY;
PROVIDING FOR ORDINANCES IN CONFLICT; AND PROVIDING AN EFFECTIVE DATE.
SUMMARY OF REQUEST
The applicant, Codina Development Corp., is requesting a rezoning of a seven acre property as
legally described above in order to construct a mixed use project including residential buildings,
parking and retail uses with 407 dwelling units and 12,476 square feet of commercial space.
According to the information submitted with the application, the dwelling unit density will be
58.4 units per acre. The floor area ratio for the total proposed project is listed as 1.54. The
complex is to be called "Red Road Commons ".
The current zoning on the subject property is "TODD(MU -4)" Transit Oriented Development
District (Mixed -Use 4) Use District. The applicant is requesting a zone change for the property to
PUD -M, Planned Unit Development -Mixed Use. The current TODD(MU -4) Zoning District
permits residential and commercial uses, permits two stories in height and does not limit
development with a maximum floor area ratio or units per acre formula.
The PUD submission is to be considered in two parts. The first is a zone map change ordinance
which creates the PUD -M on the City's official map. Issues such as density, compliance with the
Comprehensive Plan, traffic, parking requirements, height of buildings, and concurrency are
LDC Rezoning
March 28, 2005
Page 2 of 7
dealt with as part of the zone map change. The second part is the applicant's request for approval
by resolution of the specific PUD development plan. Specific issues related to building design,
landscaping, and other site plan features are dealt with in a companion item.
APPLICABLE REGULATIONS
Planned Unit Development (PUD) is a zoning district which can be applied for and created on
the City's official zoning map if a development is to be done as a unit under single ownership
and has one or more principal buildings. A PUD encourages design flexibility in location of
buildings, open space, and provision of amenities. Development in a PUD district does not
follow standard dimensional requirements (setbacks, heights of buildings), floor -area- ratio, or
dwelling units per acre. These standards are set forth in advance as part of the submitted master
site plan.
The following sections of the City's Land Development Code govern the general design,
development, and review of a PUD application:
Section 20 -3,7 (A) -(B) Planned Unit Development — provides design guidelines for all PUD's
regulating density, traffic, screening, off - street parking, service areas, building heights, and
pedestrian amenities.
Section 20 -3.7 (E) PUD -M, Planned Unit Development- Mixed Use- specific regulations
governing uses allowed, minimum development site size and location. PUD -M is one of three
PUD types.
Section 20 -5.12 Planned Unit Development approvals sets forth regulations governing the
review procedures and submittal requirements for all PUD's.
Section 20 -4.1 Adequate public facilities and services (Concurrency)- establishes level of
services (LOS) standards for water and sewage, solid waste, traffic, and recreation / open space.
These standards are reviewed at the development permit stage for major new construction
proj ects.
SITE ANALYIS
The subject property is bounded by SW 68t11 Street on the south, SW 57th Ave. on the east, SW
66th Street on the north. The west boundary is a FPL transmission facility and a driveway into
the City's Community Center. The property is occupied by a parking lot and three one -story
buildings used for offices, areal estate school, a foreign consulate, a social service agency and a
night club.
LDC Rezoning
March 28, 2005
Page 3 of 7
Surrounding Parcels
DEVELOPMENT ANALYSIS
1. Comprehensive Plan: The project site is within the TODD Future Land Use category
which encourages a mix of uses. The district was developed to take advantage of its
proximity to the Metro Rail. The category allows for flexible building heights up to a
maximum of eight (8) stories. The rezoning supports the following Comprehensive Plan
goals and policies:
HOUSING
Goal 1 To assure the availability of sound and affordable housing for all current
and future residents of the City of South Miami with special focus on infill
and redevelopment ........
Policy 1.3.6 The City and the County will jointly support development in the Rapid
Transit Zone in order to encourage mixed -use residential multi family
projects ............ .
LAND USE
Policy 2.1.4 Discourage urban commercial sprawl by promoting growth in the core
area surrounding the Metro Rail transit station by creating a district for
the new growth which is contained and transit - oriented, thereby relieving
the pressure for commercial re- zonings outside of this core area
Goal To achieve a tax base adequate to support a high level of municipal
services via increased mixed -use and flexible building heights in
conjunction with a Transit - Oriented Development District [TODD].
2. Minimum Requirements: The LDC requires that an application for a PUD -M shall be
for a project which is on a site of at least 4 acres. The subject application is on a seven acre
site. In addition the development site must be within 1200 feet of the Metro Rail station. The
applicant has provided a sealed survey indicating that the project site is 1134 feet from the
Comprehensive Plan
Land Development Code
Actual Use
Existing Land Use
Existing Zoning District
Category
North
Single Family Residential
RS -4, RM 18,
Single Family homes
Multifamily Residential
Single Family Residential
Apartments
Low density multi - family
East
- - - --
Church
South
TODD
TODD(LI -4)
Light industrial; warehouses,
social service agency
West
Public Institutional
PI, Public Institutional; RS -4
FPL Sub station
DEVELOPMENT ANALYSIS
1. Comprehensive Plan: The project site is within the TODD Future Land Use category
which encourages a mix of uses. The district was developed to take advantage of its
proximity to the Metro Rail. The category allows for flexible building heights up to a
maximum of eight (8) stories. The rezoning supports the following Comprehensive Plan
goals and policies:
HOUSING
Goal 1 To assure the availability of sound and affordable housing for all current
and future residents of the City of South Miami with special focus on infill
and redevelopment ........
Policy 1.3.6 The City and the County will jointly support development in the Rapid
Transit Zone in order to encourage mixed -use residential multi family
projects ............ .
LAND USE
Policy 2.1.4 Discourage urban commercial sprawl by promoting growth in the core
area surrounding the Metro Rail transit station by creating a district for
the new growth which is contained and transit - oriented, thereby relieving
the pressure for commercial re- zonings outside of this core area
Goal To achieve a tax base adequate to support a high level of municipal
services via increased mixed -use and flexible building heights in
conjunction with a Transit - Oriented Development District [TODD].
2. Minimum Requirements: The LDC requires that an application for a PUD -M shall be
for a project which is on a site of at least 4 acres. The subject application is on a seven acre
site. In addition the development site must be within 1200 feet of the Metro Rail station. The
applicant has provided a sealed survey indicating that the project site is 1134 feet from the
LDC Rezoning
March 28, 2005
Page 4 of 7
Metro Rail station.(see attached)
3. Uses Permitted: The PUD -M allows a limited number of uses which are listed in
Section 20 -3.7 (E) of the LDC. It includes retail establishments and multi - family residential
uses being proposed by the developer.
4. Density- Number of Dwelling Units: The proposed development, as submitted has 407
dwelling units or a density of 58.3 dwelling units per acre. PUD regulations specify that
the number of units permitted shall be governed by the Comprehensive Plan land use
category in effect for the site. The TODD land use category does not provide limitations
on number of units as long as the required parking is provided.
5. Density- Floor Area Ratio: The applicant's proposed floor area ratio is 1.54. PUD
regulations specify that intensity or FAR of a project is governed by the Comprehensive
Plan land use category in effect for the site. The TODD land use category does not provide
a specific FAR limitation.
6. Dwelling Units - Minimum Floor Area: The applicant's proposal indicates a range of
dwelling unit types, including 175 one - bedroom units; 201 two - bedroom units; and 31 four
bedroom units. The size of the units range from 604 sq. ft. for a one bedroom; 887 and 946
sq. ft. for two bedroom units; 1785 sq. ft. for four bedroom units.
7. Dwelling Units- Minimum Average Size The applicant's proposal provides that the
average size for all of the dwelling units is 842 square feet. PUD regulations do not require
a minimum average size for dwelling units. As part of the redraft of the LDC, the City's
Zoning Task Force recommended that residential developments in this area ( TODD district)
must maintain a minimum average dwelling unit size of 800 square feet. It is felt that this
standard would assure a quality level of dwelling units in residential projects.
8. Building Height: The applicant is proposing to build a total of six residential buildings
The building heights vary. There are four and five story buildings in the south and center
part of the development and a four story building facing SW 57 Avenue on the east side. A
three story building will face single family homes on the north side with the interior portion
of that building being four stories. At the northeast corner is a four story building opposite
the existing multi - family complex. A five story parking garage covers most of site on the
west side abutting the FPL facility. Current PUD regulations do not specify specific height
limits. The Code states that project buildings must take into account surrounding heights of
buildings and the limitation on heights set forth in the assigned Comprehensive Plan's land
use category (up to eight stories).
9. Parking Requirements: The applicant is providing 1,028 total parking spaces, which
includes a parking garage, a small surface lot and on -site street parking. The total number of
required parking spaces for the proposed re- zoning (including residential and retail uses) is
948.
10. Affordable Housing: The City of South Miami has made a commitment to support and
LDC Rezoning
March 28, 2005
Page 5 of 7
encourage the creation of affordable (moderate priced) housing units. The Comprehensive
Plan specifically sets forth the following housing policies :
Policy 1.3_5
The City will support and assist the efforts of private organizations to construct at least
five affordable housing units per year.
Policy 1.3.6
The City and the County will jointly support development in the Rapid Transit Zone in
order to encourage mixed - use /residential multi - family projects containing affordable
housing units.
The Red Road Commons project is an excellent opportunity for the City to encourage
affordable housing to be built. The developer should be required to commit at least 5% of
the units as affordable housing units.
11. Adequate Public Facilities- Concurrence: 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 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
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) Traffic /Streets
• Applicant has submitted a Traffic Impact Study showing reduced PM peak trips after
PUD is constructed; and major intersection at LOS - B
• Additional traffic counts at certain intersections requested in order to determine
needed traffic signalization adjustments or lane improvements
• Note: the site is located within a City designated Infill and Redevelopment Area and
is exempt from meeting transportation concurrency standards (Comprehensive Plan,
p.65). However, the impact of the proposed development on traffic operations will be
covered in the review of the resolution adopting the submitted master site plan.
LDC Rezoning
March 28, 2005
Page 6 of 7
e) Schools
• Project impact to be determined by Public Schools.
• Dade County Public Schools has been notified of the project and staff invited to sit
with Planning Board at hearing.
• The Developer shall provide evidence of assessment or mitigation agreement with
Dade County Public Schools.
J) Recreation Facilities
• Project population estimate- 927
• LOS: City Comprehensive Plan: 4 acres per 1000 population.
• Capacity: The City is at capacity.
• Project will require the addition of recreation land — estimated 3.2 acres
• Developer must specify in a development agreement that within five years he will pay
for or produce 3.2 acres of land for public park or recreational purposes. (See attached
formula to determine concurrency costs)
STAFF OBSERVATIONS
1. The proposed rezoning is consistent with and supports the goals and policies of the City's
Comprehensive Plan (See No. 1, Development Analysis above).
2. A residential development at this location would take full advantage of being adjacent to the
transit station and within walking distance of shops, post office, hospitals, restaurants and
other amenities of the downtown area. The use would also provide a transition between lower
density residential to the north and commercial development to the south.
3. The property is located in the Community Redevelopment Area. The rezoning is consistent
with the goals and objectives of the CRA and the "Hometown Plan Area 2 Report", which
calls for mixed use development on this site (p.33).
4. The proposed rezoning is consistent with the recommendations of the Zoning Task Force for
this site. In 2002 the Task Force's subcommittee on TODD carried out considerable study on
the district. At that time it was recommended that this site be re -zoned to allow 4 stories plus
2 additional stories as a bonus. The recommendation also suggested a height limit of 3 stories
across from the residential areas on the north side of the property. The PUD -M re- zoning will
allow development as specified in the Master Site Plan as submitted. Buildings indicated at
four and five stories on this plan will be approved as part of the master site plan approval.
The proposed master site plan will also be approved with a limit of three stories across from
the residential areas to the north.
5. The traffic pattern from a residential development is generally more dispersed throughout
the day and night and has less impact on peak traffic. Traffic analysis of the current
commercial development as compared with the traffic that will be generated by the proposed
residential development, indicates that the proposed land use change may actually reduce
LDC Rezoning
March 28, 2005
Page 7 of 7
peak hour vehicle trips generated by this property. However, certain traffic operations and
management adjustments will be addressed in the review of the resolution approving the
master site plan.
PLANNING BOARD ACTION
The Planning Board at its September 27, 2004 meeting adopted a motion by a vote of 5 aye
and 1 nay ( Mr. Illas) recommending approval of the requested zone change with the conditions
set forth by staff below. The Board strongly suggested that the developer's contribution related
to recreation space should be worked out prior to the issuance of a building permit.
CITY COMMISSION ACTION — FIRST READING
The City Commission approved the proposed rezoning with the following conditions on first
reading at its October 19, 2004 meeting:
(1) The applicant shall execute a Development Agreement which must include the conditions set
forth below and in the staff report pertaining to the requested zone map change and shall
incorporate all conditions which may be adopted as part of the approval of the project's PUD
Master Site Plan
(2) Applicant shall include in the Development Agreement: (a) an agreement that within five
years the developer will pay for or produce 3.2 acres of land for public park or recreational
purposes; (b) an agreement that 10% of the multi - family units constructed shall be classified and
marketed as affordable housing units. (as modified by subsequent changes to the proposed
Development Agreement)
(3) Applicant shall provide evidence of concurrency compliance by submitting to the City
the appropriate documents needed to prove concurrency with water, sewerage, schools, and solid
waste.
(4) The applicant shall provide to the City a Unity of Title document for the subject development
site; the unity of title shall be prepared and filed in accordance with Section 20 -5.16 of the South
Miami Land Development Code.
RECOMMENDATION
It is recommended that the requested zone change for the property from "TODD(MU -4)"
Transit Oriented Development District (Mixed -Use 4) Use District to "PUD -M ", Planned Unit
Development -Mixed Use District be approved on second reading with the conditions set forth
above, as modified by subsequent changes to the proposed Development Agreement.
Attaclhments-
Distance from Metro -rail Survey (sealed)
Application/Letter of Intent /Location map/
Excerpt Planning Board Minutes- 9 -27 -04
Site Plan / Development Plan
Copies of Public Notices
MD/DOD /SAY E: \Comm Items\2005 \3 -28 -05 Special\Rezoning TODD to PUD -M Abraham Site.doc
ORDINANCE NO.
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF SOUTH
MIAMI, FLORIDA, RELATING TO A REQUEST TO AMEND THE OFFICIAL ZONING MAP
OF THE CITY OF SOUTH MIAMI LAND DEVELOPMENT CODE BY CHANGING THE
ZONING USE DISTRICT FROM "TODD(MU -4) ", TRANSIT ORIENTED DEVELOPMENT
DISTRICT (MIXED USE -4) TO "PUD -M" PLANNED UNIT DEVELOPMENT -MIXED USE
FOR PROPERTY LOCATED AT 6600 -6640 SW 57 AVENUE AND 5757 SW 68 STREET; THE
PURPOSE OF THE ZONE CHANGE IS TO ALLOW CONSTRUCTION OF A MIXED USE
PROJECT CONSISTING OF MULTI - FAMILY RESIDENTIAL BUILDINGS, RETAIL USES
AND A PARKING GARAGE; SETTING FORTH CONDITIONS OF APPROVAL RELATED TO
THE DETERMINATION OF CONCURRENCY; PROVIDING FOR SEVERABILITY;
PROVIDING FOR ORDINANCES IN CONFLICT; AND PROVIDING AN EFFECTIVE DATE
WHEREAS, Application No. PB- 04 -015A was submitted to the Planning Department by
Codina Development Corporation, said application requesting to amend the official zoning map of the
City of South Miami by changing the zoning use district for property located at 6600 -6640 SW 57
Avenue and 5757 SW 68 Street from "TODD (MU -4) ", Transit Oriented Development District (Mixed -
Use-4) Use District to the "PUD -M" Planned Unit Development - Mixed Use District.; and
WHEREAS, the purpose of the change of zoning is to permit construction of a mixed use project
including residential buildings, parking and retail uses with 407 dwelling units and 12,476 square feet of
commercial space ; and
WHEREAS, the proposed rezoning is consistent with the Future Land Use Map of the City of
South Miami Comprehensive Plan; and
WHEREAS, after review and consideration, the Planning Department recommended approval of
the application with conditions; and
WHEREAS, on September 27, 2004, after Public Hearing regarding the proposed rezoning
application , the Planning Board recommended approval with conditions by a vote of 6 ayes 1 nay ; and
WHEREAS, the City Commission desires to accept the recommendation of the Planning Board
and enact the aforesaid amendment.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND THE CITY COMMISSION
OF THE CITY OF SOUTH MIAMI, FLORIDA:
42 Section 1 That the City's Official Zoning Map shall be amended by changing the zoning on properties
43 for, changing the zoning use district for property located at 6600 -6640 SW 57 Avenue and 5757 SW 68
44 Street from "TODD (MU -4) ", Transit Oriented Development District (Mixed- Use -4) Use District to the
45 "PUD -M" Planned Unit Development - Mixed Use District said rezoning to be subject to the conditions
46 specified in Section 2 of this ordinance.
47
48 Section 2 That the above change of zoning is subject to the following conditions:
49
50 1) Applicant shall submit a Development Agreement which includes: (a) an agreement that within
51 five years the developer will pay for or produce 3.2 acres of land for public park or
52
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
2
(2)
recreational purposes; (b) an agreement that 10% of the multi - family units constructed shall be
classified and marketed as affordable housing units.
(2) Applicant shall provide evidence of concurrency compliance by submitting to the City
the appropriate documents needed to prove concurrency with water, sewerage, schools, and solid
waste.
(3) The applicant shall provide to the City a Unity of Title document for the subject development
site; the unity of title shall be prepared and filed in accordance with Section 20 -5.16 of the South
Miami Land Development Code.
(4) Additional requirements relating to the approval of the PUD -M Master Site Plan shall be
incorporated in the Development Agreement.
Section 3 If any section, clause, sentence, or phrase of this ordinance is for any reason held invalid or
unconstitutional by a court of competent jurisdiction, this holding shall not affect the validity of the
remaining portions of this ordinance.
Section 4 All ordinances or parts of ordinances in conflict with the provisions of this ordinance are
hereby repealed.
Section 5 This ordinance shall be effective immediately after the adoption hereof.
PASSED AND ADOPTED this
ATTEST:
CITY CLERK
1St Reading —
2nd Reading —
READ AND APPROVED AS TO FORM:
CITY ATTORNEY
day of , 2005
APPROVED:
MAYOR
COMMISSION VOTE:
Mayor Russell:
Vice Mayor Palmer:
Commissioner Wiscombe:
Commissioner Birts- Cooper:
Commissioner Sherar
E: \Comm Items\2005 \3 -28 -05 Special\Rezoning -TODD to PUD -M Ord.doc
City of South Miami
Application No. PB -04 -015 Zone Map Change
TODD (MU -4) to PUD -M Planned Unit Development - Mixed Use
6600 -6640 SW 57th-Avenue
0 D 6600
p 5963
CD
In
5977
S9
6364
6351
;
rn
m
°
6gg6 6350
Ip
>
6340
en'
6345
634U
M
N
I I•
Il 6325
In
O
to C!
w m
ti .ti•
p
Iwn
LLw7
p
6373
In
In
to
m
■
w
D6412
593564156411
'
m N
m
m
SW
64TN■ STr
■ ■■■{■{&�■E0■
■rr■■■MEN Kan esr
5978
0 0
0 5944 0
6407
■
■
64Di
6400
'6401
6400
6401 6400
640i
64D0
6415
6412
0
■
6429
0
6429
6428
6443
°
6411
6410
6411
6410
6411 6410
6411
641D
■
■
6443
6442 b
6443
6442
6445
¢
6421
6420 _(
`6421
6420
6421 6420
6421
6420
V
°�
6457
6450 0
20
6456
6461
6431
U.
6430
6431
6430
6431 6430
6431
6430
Li
m
7 ,
=
D
cO/in
r�o
6420
6441
644D
6441
6440
6441
6440
6487
°
6481
_
LC)
6501
65D0
5501
6500
65D1
65DD
6501
°
•�65D5°
65DD
65D1
`6511
6511
6519
�
D
6516
®
5510
6511.
6510
6510
�
6533
6532
D
5521
6520
6521
6520
L652
6521
6520
to
6531
5530
6531
6530
6531
6530
5987
6540
`�i°
D
0
m
6875
fi540
5 #D
e
6541
654D
■ o
SW 66TH ST
974
0 D 6600
p 5963
CD
In
5977
6601
S9
O
N
O
S7
m
6647
Ip
6601
co
O
N
O
W
m
6647
Ip
uw1
to
en'
0
w
n
M
N
M
In
O
to C!
w m
ti .ti•
6669
Iwn
LLw7
Iwn
M
Imo co
co N
to
D
O m. m (p et O o o
D
to Lo
m
to N' b IN N IA Imb N
■
SUBJECT ■
PROPERTY
5950 0
rn rn ° m D m ° "�' yy�y . 57g6 51gQ
In In m m m
CD c s, y1 yo, ° ■
n e m p Sj
5907 m m �y" AiJ• S ,� �� ■
6845 'A In `£y�� �' �6k d, >ir� �� ■
S LO ` sus° Salo sjj s° ■
'5642
�o Jps 5650.
5
5621
0 5
h
In
w b (a
.. ... In ■
c yy10 ' ■
10 ■
yy ■
563D ■
S ■
cn ■
Ie ■
w
o ■
0 _ 300 _ 600 900 1,200 1,500
Feet
■
.w
■
■
'
m N
m
m
: CC)
■
■
5950 0
rn rn ° m D m ° "�' yy�y . 57g6 51gQ
In In m m m
CD c s, y1 yo, ° ■
n e m p Sj
5907 m m �y" AiJ• S ,� �� ■
6845 'A In `£y�� �' �6k d, >ir� �� ■
S LO ` sus° Salo sjj s° ■
'5642
�o Jps 5650.
5
5621
0 5
h
In
w b (a
.. ... In ■
c yy10 ' ■
10 ■
yy ■
563D ■
S ■
cn ■
Ie ■
w
o ■
0 _ 300 _ 600 900 1,200 1,500
Feet
City of South Miami
Planning &- Zoning Department
City Fall, 6130 Sunset Drive, South Miami, Florida 33143 _
Telephone: (305)663 -6326; Fax: (305) 6664591 JUL 2 8 2ocl4 °
Application for Public Hearing Before Planning Board & City Commission
Address of Subject Property :6600 - 6640 SW 57 AVENUE Lot(s) Block Subdivision
PB "_SEE ATTACHED SURVEY
Meets & Bounds:
Applicant; Phone: (3051no-' 3 • " "'
CODINA DEVELOPMENT CORPORATION
Representative:: Organization:`
JERRY B. PROCTOR, ESQ. �n
Address: Phone:
200 SO. BISCAYNE BLVD., SUITE 2500
MIAMI; FLORIDA 33131 ,
Property Owner: Signature;
ANTHONY R. ABRAHAM r
Mailing Address: Phone: 3 .d5'�G �s 2. z--z- -L-
6600 SW 57 AVENUE
MIAMI, FLORIDA 33143
Architect/Engineer Phone: 305 -666 -5474
.ARIS GARC'IA '
AS THE APPLICANT, PLEASE INDICATE YOUR RELATIONSHIP TO THIS PROJECT:
Owner: X Owner's Representative Contract to purchase Option to purchase- Tenant/Lessee
APPLICATION IS HEREBY MADE FOR THE FOLLOWING:- SUBMITi'ED UATERIALS•..•
PLEASE CHECK THE APPROPRIATE ITEM:
P�L�ASE CHECK ALL THAT APPLY: Text Amendment to LDC Variance Leiser of intent
X Zoning Map�Amendment: ®Special. Use -_ - - Z �:ustifications for- change-
X PUD Approval Special Exception r Statement of hardship
PUD Major Change. Other _ Proof of-ownership or letter from owner
Power of attorney
Briefly ez lain a ppiicatlon and cites specific Code sections: _� Contract to purchase
SEE ATTACHED LETTER OF INTENT �C Current survey (1 origirral sealed and °
signed/1 reduced copy @ 11 x.1 T')
X 7 copies of Site Plan and.Floor Plans
reduced copy @ 11 "x 17"
20% Property-owner signatures
Mailing labels (3 sets) and map
Section: Subsection: Page #: Amended Date: K Required Fee(s)'
The undersigned has read this completed application and represents that the information and all submitted materials are true and
correct tq the best o the app c is knowledge and belief.
-AFPs Sgna— ivr�anci "tide. -=- -- ___ a e.:....._ _ ___
Upon receipt, applications and all submitted materials will be reviewed for compliance with the Land Development Code and other
"applicable registrations. Applications found not in compliance will be rejected and returned to the applicant.
OFFICE USE ONLY:
Date Filed Date of PB Hearing Date of Commission
Petition Required Petition Accepted
Method of Pavment
173190 \137071 # 685595 v I
7/16/04 148 PM
City of South Miami
Planning & Zoning Department
City Hall, 6130 Sunset Drive, South 1\1iami, Florida 33143
Telephone: (305) 663 -6326; Fax: (305) 666 -4591
Application for Public ,Hearing Before Planning Board & City Commission
Address of Subject Property :5757SW 68 STREET Lot(s) Block Subdivision
PB SEE ATTACHED SURVEY
Meets & Bounds:
Applicant: Phone:
CODINA DEVELOPMENT CORPORATION
Representative: Organization: _
JERRY. B. PROCTOR, ESQ.. :Il! L L �Lr
.Address'
200 SO. BISCAYNE BLVD., SUITE 2500
MIAMI, FLORIDA 33931
Property Owner: Signature: _
COMMERCE LANE ENTERPRISES, INC. -
Mailing Address: Phone:
° 5757 Sly° 68 STREET
MIAMI, FL®RIDA 33143
P. -7 4�
Architect/Engineer. Phone: 305- 666 -5474
ARIS GARCIA
EAPPLICANT, PLEASE INDICATE YOUR RELATIONSHIP TO THIS PROJECT:
ner. . Owner's Representative X - Contract to purchase- .Option to purchase Tenant/Lessee
APPLICATION IS HEREBY MADE FOR THE FOLLOWING:.
SUBMITTED MATERIALS
PLEASE CHECK THE APPROPRIATE ITEM:
PLEASE CHECK ALL THAT APPLY:
Text Amendment to LDC Variance
X Letter of intent'
X• Zoning Map Amndmeni .
_ a..
'Jusiifcations'for change'
X PUD Approval - .Special Exception
PUD -Major Change° Other
Statement of hardship
Proof of ownership or letter from owner
Power of attorney
Briefiv explain a' lication and cite specific Code sections:
_ Contract to purchase .
SEE ATTACHED LETTER OF INTENT:
Current survey (1 original- sealed and
signedll reduced copy @ 11" x"17 ")
C 7 copies of Site Plan and Floor Plans
reduced copy @ 11"x 17"
_ 20% Property owner signatures
X Mailing labels (3 sets) and map
Section: Subsection: Page M Amended Date:
� Required Feels)
The undersigned has read this completed application and represents that the information and all submitted materials are true and correct to the
best of the applicant's knowledge and belief,
APp_ cant's . ignature and title ..a ...:: Date
Upon receipt, applications -and all submitted materials will be reviewed for. compliance A*13 the Land Development Cade and oth'er
applicable registrations. Applications found not in complianctmIl berejected and returned to the applicant
OFFICE USE ONLY:
Date Filed' Date of PB Hearing Date of Commission '
Petition Required Petition Accepted
Method of Pa went
17319OU 37M # 685596 v 1
7116104 3:48 PM
BI -LZIN SUMBERG BAENA PRICE & AxELROD LLP
A PARTNERSHIP OF PROFESSIONAL ASSOCIATIONS
200 SOUTH BISCA.YNE BOULEVARD, SUITE 2500 • MIAMI, FLORIDA 33131 -5340
TELEPHONE: (305) 374 -7560 • FAX: (305) 374 -7593
E -MAIL: INFOOBILZIN.COM • WWW.BILZIN.COM
JERRY B. PROCTOR, ESO.
DIRECT DIAL: (305) 350-2351
EMAIL: JPROCTOR @51LZIN.COM'
July28, 2004
``Hand Delivery
Mr. Don O`Donniley,_AICP, Planning Director
City of South Miami
6130 Sunset Drive
South Miami, Florida 33143
Re: 'Zoning Application by Codina Development 'Corporation.
Address: 6600 -6640 S.W. 57 Avenue (Red Road) and -5757 S.W. 68
Street.
Dear Mr. O'Donniley'
Please - accept the attached .application for. rezoning and plan approval of : a
Planned Unit Development (Mixed -Use) Development on the above-styled. Property.
The undersigned ° represents Codina Development -Corporation ( "Codina "),
prospective developer of approximately 7 acres of land located at the southwest corner
of SW 66 Street and SW 57 Avenue (Red Road).
Codina hereby requests a district boundary change from TODD (MU -4) to
Planned Unit, Development Mixed -Use (PUD =M), and concurrent site plan approval
for development of the Property. Enclosed herewith please find the requisite
a lication fee Ci_
.PP_ _ . ,a ty ®f. South Miami. application° forms; proof of ownership of
��_ properties; siuveys ofthe ro er i �l c °noti�ema�i iu labels a�daffird i�t roe -- : -- --: - --
P P AP g. ,P P 17 .
owner notification affidavit, common area report, and copies of the-proposed plans for.
the mixed -use development on the Property.
• 17326012) 5M # 687239 v 1
728104 2:18 PM
BILZIN SUMBERG BAENA PRICE & AxELROD LLP
Iv1r, Don O'Donniley, AICP
July 28, 2004
Page 2 L_
Pursuant to the City's Comprehensive Plan. and Section 20- 3.7(e) (Planned Unit
Developments -PUD -M Mixed - Use), - please note the - following:
-1. The property is designated for Transit - Oriented Development District
(TODD) (Flexible Height up to 8 stories) in the City's Comprehensive Plan. The
Comprehensive Plan provides as follows:
Transit-Oriented Development District (TODD) (Flexible
Height*up to 8 stories).
The Transit- Oriented Development District is intended to provide
for the development of office uses, office services, office - related
retail, retail, retail services, and residential uses in multi- story and
-=ed -use projects that are characteristic of transit- oriented
developments: Permitted heights and intensities shall be set forth
in the Land Development Code, including design standards:
Zoning regulations shall encourage development within. the TODD
in conjunction with-limiting new development within the Special
Flood Hazard Area. The City shall pursue an incentives program
forredevelopm.ent including flexible building heights and designs
standards`.ta insure that responsible, effective and aesthetically
pleasing prcjects.resuh.
The proposed development, as depicted on the attached plans ' prepared by
Wolfberg Alvarez & Associates, provides retail and residential uses (for rental) and a
mixed -use design that complies. with the spirit and letter of the Comprehensive Plan
designation for the property.
2 The PUD -M Zoning District encourages complementary combinations of uses,
including multi - fanny residential and commercial uses, within 1,200, feet from any
MetroraiL-Station— Lhave: enclost.dean_aeHal_photogr°aph °. from :Miarhi =D_ade_.Caunty___ -.:::_
which. indicates an approximate distance of 1,092'feet between the property and the'".
South Miami Station of Miami -Dade County's Metrorail Corridor.
BILZIN SUMBERG BAENA PRICE & AXELROD LLP
Mr. Doi 0`Donniley, AICP
July 29, 2004
Page 3
I The PUD -M District permits multi- family residential dwellings, accessory
parking lots and structures, and retail stores:
4. The property exceeds the minimum site area for a P'UD• -M development of 4
acres.
S. The proposed site plan features considerable pedestrian .access and a reduced
intensity of development along SW 66 Street, adj acent to the. residential comma iity to
the north. The proposed intensity of development is compatible with the surrounding',
area; which includes the large FPLe transmiss oii facility to the -west, retail and °
industrial zoning and development to the south and southwest, and the higher - intensity
apartment and Metrorail facilities in the area.
Thank you for your consideration of this application.. .
-Very truly yours, . °
Jerry B. Proctor
JBP :id
Encl.
c: Maria Davis, City Manager
L ly
l
r�
r •Y�IV'``„
i_xyy.:lec
.. : T -,. 5,a. • *:+
a;
-
1
ilg
3 n, 2 E
t �
� -111' Ilr �acL,� Ily
g ii
'
� I
�►.
_ ����
-
y7'laa �P.
IIIIII
w
Y
mwm
IIII\
'
s
■
Vz
��
II
111111
■
■
"Y
�a
a
9�
� IF
s
a 9
r�
r •Y�IV'``„
i_xyy.:lec
.. : T -,. 5,a. • *:+
a;
-
ilg
3 n, 2 E
t �
g ii
y7'laa �P.
w
Y
mwm
■
Vz
as
n tv
a
9�
� IF
s
a 9
euuniaG
gf
a
�
1
\ � �
1
a
BUILDING D
4 S
'
/
_
4STDRES
BUILDIJ
GA
I
\\
I
3 STOR
S
( 4
•e
1
1
u
0
ai mi°J�i C js� -v a
mr C
Cs
a 'vC
b
G
b
O
y b
O O ny'.'I
e F1
-
G2 G3
..m
r
e+!
a'
} w a
•AP�w
NN
I'3
hyy!
m�
m byyy
�
s%
S$
Yp
> p
pq
Y
m
C
M
tl IN O
Co
wa
m
��sd
Ey
fag w ��O
.7 7J
e+.. •9
y
X -...`o
E'C'
q'.0
'aa fir. 12i �.
r�
r •Y�IV'``„
ilg
3 n, 2 E
t �
g ii
y7'laa �P.
w
Y
mwm
■
Vz
as
n tv
a
9�
� IF
s
a 9
CITY OF SOUTH MIAMI
PLANNING BOARD
Regular Meeting Action Summary Minutes
Monday, September 27, 2004
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,
Ms. Yates, Mr. Liddy, Mr. Comendeiro, Mr. Illas, and Mr. Mann.
Board members absent: None
City staff present: Don O'Donniley (Planning Director), Sanford A. Youkilis
(Planning Consultant), Brian Edney (Video Support), and Patricia E. Lauderman
(Planning Board Secretary).
III. Planning Board Applications / Public Hearings
Chairman Mr. Morton swore in speakers
PB -04 -015 (A)
Applicant: Codina Development Corp.
Location : 6600 -6640 SW 57th Avenue and 5757 SW 68th Street
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF SOUTH MIAMI, FLORIDA, RELATING TO A REQUEST TO
Planning Board Meeting
September 27, 2004
AMEND THE OFFICIAL ZONING MAP OF THE CITY OF SOUTH
MIAMI LAND DEVELOPMENT CODE BY CHANGING THE ZONING
USE DISTRICT FROM "TODD(MU -4) ", TRANSIT ORIENTED
DEVELOPMENT DISTRICT (MIXED USE -4) TO "PUD -M" PLANNED
UNIT DEVELOPMENT MIXED USE FOR PROPERTY LOCATED AT
6600 -6640 SW 57 AVENUE AND 5757 SW 68 STREET; THE PURPOSE OF
THE ZONE CHANGE IS TO ALLOW CONSTRUCTION OF A MIXED
USE PROJECT CONSISTING OF MULTI - FAMILY RESIDENTIAL
BUILDINGS, RETAIL USES AND A PARKING GARAGE; SETTING
FORTH CONDITIONS OF APPROVAL RELATED TO THE
DETERMINATION OF CONCURRENCY; PROVIDING FOR
SEVERABILITY; PROVIDING FOR ORDINANCES IN CONFLICT; AND
PROVIDING AN EFFECTIVE DATE.
ACTION: Mr. Mann read the item into record. Mr. O'Donniley presented the staff
report. Mr. O'Donniley stated that the applicant is requesting a rezoning of a seven
acre property as legally described above in order to construct a mixed use project
including residential buildings, parking and retail uses with 409 dwelling units and
12,476 square feet of commercial space. According to the information submitted
with the application, the dwelling unit density will be 58.4 units per acre. The floor
area ratio for the total proposed project is listed as 1.54. The complex is be called
"Red Road Commons ".
He explained the current zoning on the subject property is "TODD(MU -4)" Transit
Oriented Development District (Mixed -Use 4) Use District. The applicant is
requesting a zone change for the property to PUD -M, Planned Unit Development -
Mixed Use. The current TODD(MU -4) Zoning District permits residential and
commercial uses, permits two stories in height and does not limit development with
a maximum floor area ratio or units per acre formula.
Mr. O'Donniley informed the Board that the Planned Unit Development (PUD)
submission is to be considered in two parts. The first is a zone map change
ordinance, which creates the PUD -M on the City's official map. Issues such as
density, compliance with the Comprehensive Plan, traffic, parking requirements,
height of buildings, and concurrency are dealt with as part of the zone map change.
The second part is the applicant's request for approval by resolution of the PUD
master site plan. Specific issues related to building design, landscaping, and other
site plan features are dealt with in a companion item.
In addition, Mr. O'Donniley provided the following development analysis of the
proj ect:
1. The LDC requires that an application for a PUD -M shall be for a project which is
on a site of at least 4 acres. The subject application is on a seven acre site. In
addition the development site must be within 1200 feet of the Metro Rail station.
The applicant states that the project site is 1092 feet from the Metro Rail station.
Planning Board Meeting
September 27, 2004
2. The PUD -M allows a limited number of uses which are listed in Section 20 -3.7
(E) of the LDC. It includes retail establishments and multi - family residential uses
being proposed by the developer.
3. The Red Road Commons project is an excellent opportunity for the City to
encourage affordable housing to be built. The developer should be required to
commit at least 5% of the units as affordable housing units.
4. In order to meet concurrency for recreational facilities the developer must
specify in a development agreement ° that within five years he will pay for or
produce 3.7 acres of land for public park or recreational purposes. Mr.
O'Donniley then reviewed a formula that can be used to determine the
concurrency costs.
5. The proposed rezoning is consistent with and supports the goals and policies of
the City's Comprehensive Plan. ( See No. 1, Development Analysis above).
6. A residential development at this location would take full advantage of being
adjacent to the transit station and within walking distance of shops, post office,
hospitals, restaurants and other amenities of the downtown area. The use would
also provide a transition between lower density residential to the north and
commercial development to the south.
7. The property is located in the Community Redevelopment Area. The rezoning is
consistent with the goals and objectives of the CRA and the "Hometown Plan Area
2 Report", which calls for mixed use development on this site. (p.33)
S. The proposed rezoning is consistent with the recommendations of the Zoning
Task Force for this site. In 2002 the Task Force's subcommittee on TODD carried
out considerable study on the district.
9. The traffic pattern from a residential development is generally more dispersed
through out the day and night and has less impact on peak traffic. Traffic analysis
of the current commercial development as compared with the traffic that will be
generated by the proposed residential development, indicates that the proposed land
use change may actually reduce peak hour vehicle trips generated by this property.
However, certain traffic operations and management adjustments will be addressed
in the review of the resolution approving the master site plan.
The Chairman then called upon the applicant to make a presentation.
(Applicant's representative) Mr. Jerry Proctor, Esq
Mr. Aris Garcia (Architect)
Mr. Marcel Morlote
Mr. Tim Plummer
Mr. Jeremy Shapiro
Planning Board Meeting
September 27, 2004
Mr. Proctor began his presentation on the request for rezoning and plan approval of
a Planned Unit Development (Mixed -Use) Development for the address 6600-
6640 S.W. 57 Avenue (Red Road and 5757 S.W. 68 Street. He added that Codina
Development Corporation ( "Codina" ), the prospective developer requests a district
boundary change from TODD (MU -4) to Planned Unit Development Mixed -Use
(PUD -M), and concurrent site plan approval for development of the property.
Furthermore, he stated that the PUD -M Zoning District encourages complementary
combinations of uses, including multi - family residential and commercial uses,
within 1,200 feet from any Metro -rail Station. He also indicated that the proposed
site plan features considerable pedestrian access and a reduced intensity of
development along SW 66 Street, adjacent to the residential community to the
north. The proposed intensity of development is compatible with the surrounding
area, which included the large FPL transmission facility to the west, retail and
industrial zoning and development to the south and southwest, and the higher -
intensity apartment and Metro -rail facilities in the area.
Mr. Aris Garcia the architect for "Red Road Commons," explained to the Board in-
depth the project's PUD submittal. He presented the site plan and zoning analysis,
numerous comprehensive floor plans, elevations and survey.
Mr. Morton then opened the Public Hearing.
Speakers:
NAME ADDRESS SUPPORT /OPPOSE
David Tucker 6556 SW 78' Ter. Supported
Mr. Tucker believed that this project can be beneficial to the community and that
the City will make this project work.
Jay Beckman 6520 SW 65 St. -
Mr. Beckman stated his concern for the protection of green space in South Miami.
Rev. Gregory Gay, Sr. 6461 SW 59th Place Supported
Mr. Gay, Sr. agreed with the project and was looking forward to having it in the
community.
Ed. O'Reilly 6640 SW 48 St. Opposed
Mr. O'Reilly opposed the application and did not support this project because of
the potential influx of traffic.
Larry Kelly - Supported
Mr. Kelly supported the application and believed that the project would benefit a
lot of people in terms of work for the residents in the area.
Yvonne Beckman 5871 SW 83rd St. Opposed
Ms. Beckman did not agree with the building heights of the proposed project.
Planning Board Meeting
September 27, 2004
Beth Schwartz 6931 SW 62nd Ct. Opposed
Ms. Schwartz urged the Board to consider the traffic build -up that may be caused
by this project and did not agree with the building heights for the project.
Mr. Morton closed the Public Hearing.
Motion: Mr. Comendeiro made a motion to recommend approval of the rezoning
request, subject to the following four staff conditions:
(1) The applicant shall execute a development agreement which must include the
conditions set forth below and in the staff report pertaining to the requested zone
map change and shall incorporate all conditions which may be adopted as part of
the approval of the project's PUD master site plan (the PUD Master Site Plan is a
separate item to be adopted by resolution)
(2) The applicant shall include in the development agreement: (a) an agreement
that within five years the developer will pay for or produce 3.7 acres of land for
public park or recreational purposes. (see attached recreational concurrency
formula); (b) an agreement that 5% of the multi - family units constructed shall be
classified and marketed as affordable housing units.
(3) The applicant shall provide evidence of concurrency compliance by submitting
to the city the appropriate documents needed to prove concurrency with water,
sewerage, schools, and solid waste.
(4) The applicant shall provide to the city a unity of title document for the subject
development site; the unity of title shall be prepared and filed in accordance with
Section 20 -5.16 of the South Miami Land Development Code.
Ms. Yates seconded the motion.
Vote: Ayes 6 Nays 1 (Mr. Illas )
MIAMI DAILY BUSINESS REVIEW
Published Daily except Saturday, Sunday and
Legal Holidays
Miami, Miami -Dade County, Florida -
STATE OF FLORIDA
COUNTY OF MIAMI -DADE:
Before the undersigned authority personally appeared'
O.V. FERBEYRE, who on oath says that he or she is the
SUPERVISOR, Legal Notices of the Miami Daily Business
Review f /k/a Miami Review, a daily (except Saturday, Sunday
and Legal Holidays) newspaper, published of Miami in Miami -Dade
County, Florida; that the attached copy-of advertisement,
being a Legal Advertisement of Notice in the matter of
CITY OF SOUTH MIAMI
PUBLIC HEARINGS 3/28/2005
in the XXXX Court,
was published in said newspaper in the issues of
03/18/2005
Affiant further says that the said Miami Daily Business
Review is a newspaper published at Miami in said Miami -Dade
County, Florida and that the said newspaper has
heretofore been continuously published in said Miami -Dade County,
Florida, each day (except Saturday, Sunday and Legal Holidays)
and has been entered as second class mail matter at the post
office in Miami in said Miami -Dade County, Florida, for
period of one year next preceding the first publication of the
attached copy of advertisement; and affiant further says that he or
she has neither paid nor promised any person, firm or corporation
any discount, rebate, commission or refund for the purpose
of securing t ' advertise t for publication in the said
newspape
Sworn to and subscribed before me this
18 day of MARCH ✓)� A.D. 2005
(SEAL) ow Cheryl H MMW
• My Commission DD330H
O.V. FERBEYRE personalist tp me
q w�yNre3 July 18. 2008