CITY OF SOUTH MIAMI PLANNING & ZONING DEPARTMENT INTER OFFICE MEMORANDUM

Transcription

1 CITY OF SOUTH MIAMI PLANNING & ZONING DEPARTMENT INTER OFFICE MEMORANDUM TO: VIA: FROM: RE: Chairman and Members of the Planning Board Steven Alexander, City Manager Jane K. Tompkins, AICP, Planning Director Alex A. David, AICP, Planning Consultant Calvin, Giordano & Associates Redevelopment Date: Applicant: FRIT Fee Owner LLC Parcel Address: Folio: REQUESTS 1) Text Amendment to the Comprehensive Plan to Create a Downtown SoMi (DS) Future Land Use Category 2) Small Scale Map Amendment to the Future Land Use Plan Map to Re designate The Shops at Sunset Place Parcel to Downtown SoMi (DS) 3) Text Amendment to the Land Development Code to create ARTICLE XII. Downtown SoMi (DS) District Regulations and modification of existing sections of the City Land Development Code to implement the new District 4) Map Amendment to the Zoning Map to Rezone The Parcel from Specialty Retail (SR) to Downtown SoMi (DS) 5) Map Amendment to the Zoning Map to remove the property from the Hometown Overlay 6) Initial Site Plan Approval of The ORDINANCE TITLES Request #1 An Ordinance amending the City of South Miami Comprehensive Plan approving the creation of the Downtown SoMi (DS) land use category in the Future Land Use Element for a Mixed Use Project on The property and as legally described herein.

2 Page 2 of 22 Request #2 An Ordinance providing for a Small Scale Map Amendment amending the City of South Miami Comprehensive Plan Future Land Use Plan Map from Mixed Use Commercial Residential (Four Story) to Downtown SoMi (DS) (195 feet) on a 9.68 acre property known as The and as legally described herein. Request #3 An Ordinance pursuant to Section and other applicable provisions of the City of South Miami Land Development Code creating ARTICLE XII. Downtown SoMi (DS) District Regulations; modifying Section Zoning use districts and purposes (A) and (B); modifying Section (D) Permitted Use Schedule; creating Section (F) Outdoor Seating/Dining Within the Downtown SoMi (DS) Zoning District; modifying Section Special use conditions; modifying Section (B) and (C) Dimensional requirements; creating Section (I) Dimensional Requirements Downtown SoMi District; modifying Section Supplemental regulations; modifying Section Sign regulations; modifying Section Landscaping and tree protection requirements for all zoning districts; modifying Section Tree protection; modifying Section Site plan review approvals; modifying Section Administrative entities in order to effectuate a Mixed Use Project on the property as legally described herein. Request #4 An Ordinance pursuant to Section providing for a Map Amendment to the City of South Miami Official Zoning Map from Specialty Retail (SR) to Downtown SoMi (DS) on a 9.68 acre property known as The and as legally described herein. Request #5 An Ordinance pursuant to Section providing for a Map Amendment to the City of South Miami Official Zoning Map to remove the Hometown District Overlay designation on a 9.68 acre property known as The. Request #6 An Resolution pursuant to new ARTICLE XII Downtown SoMi District Regulations and ARTICLE V Procedures and Applications and other applicable provisions of the City of South Miami Land Development Code approving a request by FRIT Fee Owner, LLC for Site Plan approval for a Mixed Use Project consisting of Retail, Office, Residential and Hotel components on The property as legally described herein. 2 P age

3 Page 3 of 22 These requests are being made in order to effectuate the re development of the existing shopping center into a mixed use project containing: 440,148 sq. ft. of shopping center (includes the 4,000 seat movie theater) 32,840 sq. ft. of office Forty (40) dwelling units totaling 40,500 sq. ft. 414 rental apartments in two (2) buildings 182 room hotel Two (2) additional levels of parking added to the existing parking structure 216 additional parking spaces located underground Additional landscaping and reconfigured public spaces and plazas. As part of this application, the Applicant has submitted the following items: * Letter of Intent * Exhibit A ( ) * Project Narrative and Overview (October 16, 2017) * Design Concept Exhibits (October 16, 2017) * Traffic Study (October 2017) * Parking Study (October 16, 2017) * Sunset Place Valet Operations Plan BACKGROUND: The Applicant, FRIT Fee Owner LLC, owns a 9.68 acre property known as The. The property is bounded by US 1 (South Dixie Highway) on the northwest, SW 57 th Avenue (Red Road) on the east, SW 72 nd Street (Sunset Drive) on the south and SW 58th Avenue on the west. The property, originally Holsum Bakery, was transformed into the Bakery Centre in the late 1980 s. The Bakery Centre Special Use Permit and Development Order were approved on October 25, 1982 (Resolution ). The original development was approved for: 504,000 sq. ft. of office (Max. 300 feet in height) 300,000 sq. ft. of retail 20,000 sq. ft. of gallery area 300 hotel rooms 110,000 sq. ft. of mall area 3,000 parking spaces What was actually built during the first Phase of development included: 245,000 sq. ft. of retail 25,000 sq. ft. of movie theater (1,400 seat) 3 P age

4 Page 4 of ,000 sq. ft. parking structure (751 spaces) 403 surface parking spaces Phase 2, if built, would have included additional retail, the hotel, offices and gallery. On December 6, 1994 modifications were approved under Resolution to permit: 397,000 sq. ft. retail (including 47,000 sq. ft. of restaurant space) 80,000 sq. ft. of movie theater (4,600 seats) 40,500 sq. ft. of residential (40 dwelling units) 62,000 sq. ft. of mall area 120,484 sq. ft. of exterior circulation space 580,615 sq. ft. parking garage (1,698 spaces) Subsequent approvals increased the overall allowable retail, restaurant and theater square footage while eliminating the office and hotel components in their entirety. In 1996, the Bakery Centre was demolished. Construction began on the new shortly thereafter. The Shops opened in 1999 and have been in operation since that time. As currently configured The Shops include: 524,180 sq. ft. of shopping center (includes the 4,000 seat movie theater) 15,000 sq. ft. of office 40,500 sq. ft. of residential (40 dwelling units) NOTICE OF PLANNING BOARD MEETING Notice to the City of Coral Gables and to property owners within 500 feet of the property was mailed on October 13, In addition, an advertisement was placed in The Miami Herald on October 15, P age

5 Page 5 of 22 Boundary Map/Aerial Subject Property located The property totals 421,648 square feet (9.68 acres) in size (net) and is identified on the City s maps as: 5701 SW 72 nd Street. The property is zoned SR Specialty Retail and is within the Hometown District Overlay. The City s Future Land Use Map (FLUM) designates the property as Mixed Use Commercial Residential (Four Story). 5 P age

6 Page 6 of 22 Future Land Use Map Excerpt Zoning Map Excerpt Surrounding land uses, zoning and FLUM designations are as follows: Northwest South East West Land Use Zoning FLUM US 1 and T.O.D.D. (LI 4) and T.O.D.D. (4+4 Story) T.O.D.D. (4+4 Public/Institutional Story) Commercial Specialty Retail Mixed Use Commercial Commercial (City of Coral Gables) (SR) City of Coral Gables Commercial Specialty Retail (SR) Residential (Four Story) City of Coral Gables Mixed Use Commercial Residential (Four Story) 6 P age

7 Page 7 of 22 FRIT Fee Owner LLC is proposing a partial redevelopment of the mixeduse project known as The Shops of Sunset Place. As currently proposed, the overall project will be completed in two (2) phases. The first phase will consist of the partial demolition of the northern half of the site and renovation of the remaining structure fronting SW 57 Avenue (Red Road) and SW 72 Street (Sunset Drive). The second phase will consist of completing the demolition of the north portion of the property and the construction of two (2) residential towers, one (1) hotel, associated underground parking (216 spaces) and the addition of two (2) levels of parking to the parking structure. Phasing Plan REQUESTS 1 AND 2: As proposed, the project requires approvals for the following, which are described and analyzed below: 1) Text Amendment to the Comprehensive Plan to Create a Downtown SoMi (DS) Future Land Use Category 7 P age

8 Page 8 of 22 2) Small Scale Map Amendment to the Future Land Use Plan Map (FLUM) to Re designate The Parcel to Downtown SoMi (DS) Proposed Future Land Use Map Amendment (Downtown SoMi) ANALYSIS: Chapter 163, Florida Statutes governs Growth Management and Planning policy within the State of Florida. The following Section allows for the changes proposed. Section Process for adoption of small-scale comprehensive plan amendment. - (1) A small scale development amendment may be adopted under the following conditions: (a) The proposed amendment involves a use of 10 acres or fewer and: (b) The cumulative annual effect of the acreage for all small scale development amendments adopted by the local government does not exceed a maximum of 120 acres in a calendar year. (c) The proposed amendment does not involve a text change to the goals, policies, and objectives of the local government's comprehensive plan, but only proposes a land use change to the future land use map for 8 P age

9 Page 9 of 22 a site specific small scale development activity. However, text changes that relate directly to, and are adopted simultaneously with, the smallscale future land use map amendment shall be permissible under this section. * * * The application as submitted complies with this Statute. In order to develop the property in the manner as planned, the Applicant is proposing to create a new land use category to replace the existing Mixed Use Commercial Residential (Four Story) category. The proposed Downtown SoMi (DS) land use category is specific to the 9.68 acre parcel known as The. The current land use designation, Mixed Use Commercial Residential (Four Story), permits an F.A.R. of 1.6, a density of 24 dwelling units per acre, and a maximum height of 50 feet. For informational purposes, the Hometown District Overlay is consistent with the referenced maximum intensity, density and height. The proposed land use category Downtown SoMi (DS) would permit a maximum F.A.R. of 3.0, a density of 65 dwelling units per acre, and a maximum height of 195 feet. The development as proposed is requesting an F.A.R. of 1.47, a density of 47 dwelling units per acre, and maximum building heights of 70 feet (Phase 1) and 195 feet (Phase 2). The impacts of this change would be to allow greater densities and intensities on the property. Please see Exhibit A Requests 1 and 2 (Pages 1 and 2) for the proposed Comprehensive Plan text and FLUM changes. The proposed Initial Site Plan, which is part of the overall application, may be found under REQUEST 6. In its analysis, Staff has reviewed the City s Comprehensive Plan in order to determine consistency between the request and Plan. The proposed application furthers the intent of the Comprehensive Plan and more specifically the following Goal, Objectives and Policies: FLU OBJECTIVE 2.1 Discourage urban commercial sprawl by enhancing downtown South Miami as the City s prime retail and commercial service center, in accordance with the Future Land Use Map. There shall be no major commercial rezonings of single family residential properties. FLU Policy Discourage urban commercial sprawl by promoting growth in the core area surrounding the Metrorail Transit Station by creating a district for new 9 P age

10 Page 10 of 22 growth which is contained and transit oriented, thereby relieving the pressure for commercial rezonings outside of this core area. FLU OBJECTIVE 3.1 Continue to increase the City's tax base and fiscal health through new development and redevelopment, increased property values, annexations, impact fees, grants, and other strategies as appropriate. FLU GOAL 5 FLU Policy Zone for new development and redevelopment in accordance with the Future Land Use Map, including multi story and mixed use districts. To achieve revitalization and renewal of areas designated as redevelopment areas. HOU Policy Utilize the Future Land Use Plan and zoning map to assure a diversity of housing types. Additionally, as part of the Comprehensive Plan Text Amendment application, a concurrency analysis was completed to determine compliance with Level of Service Standards. All Levels of Service have been met for this application. The results of the analysis can be found in Attachment 6. In its review of the application for Comprehensive Plan text and FLUM amendments the Planning Board is governed by Sec ARTICLE VI. ADMINISTRATION AND ENFORCEMENT Administrative entities. (B) Planning Board (3) Powers and Duties. (a) The Board shall have all such powers and duties as are granted and conferred by state law and this Code. (b) The Board shall have the authority to investigate and recommend to the City Commission such changes in the boundaries of the various use districts, zoning regulations, use of land and type of construction, locations and use of all structures on any valid application submitted to it. 10 P age

11 Page 11 of 22 i. In arriving at its recommendations, the Board shall consider factors including, but not limited to: neighborhood character, suitability of particular uses, conservation of property values, the city's adopted Comprehensive Plan and availability of adequate public facilities and services. ii. The Board shall investigate and make recommendations to the City Commission on matters affecting redevelopment, rehabilitation, conservation and renewal progress toward the alleviation of slum and blight areas and such other conditions as may injuriously affect the city. (c) The Board shall review and make recommendations on all applications for a change in zoning district boundaries. (d) The Board shall periodically review and make recommendations relating to the provisions of this Code, including the district map, and shall offer recommendations to the City Commission as to the sufficiency thereof in implementing the City's adopted Comprehensive Plan. (e) Reserved. (f) The Board shall review and make recommendations relating to the determination and continuance of nonconforming uses. (g) The Board shall review and make recommendations on all applications for special uses as permitted in this Code; such recommendations being made only after it has been determined that all established special requirements have been met and that the use will not create any incompatible relationships with other uses in the area in which it is to be located. (h) The Board shall review and make recommendations on all applications for variances from the requirements of this Code for yard setbacks, lot size, lot coverage, building height, fences and walls, impervious coverage, off street parking, open space, signs and landscaping. Recommendations for a variance shall be made based upon the criteria set forth in Section (H). Upon review of the application, the Planning Board may make a recommendation of approval, approval with conditions, or denial. REQUESTS 3 AND 4: As proposed, the project requires approvals for the following, which are described and analyzed below: 3) Text Amendment to the Land Development Code to create ARTICLE XII. Downtown SoMi (DS) District Regulations and modification of existing sections of the City Land Development Code to implement the new District 11 P age

12 Page 12 of 22 4) Map Amendment to the Zoning Map to Rezone The Parcel from Specialty Retail (SR) to Downtown SoMi (DS) Proposed Zoning Map Amendment (Downtown SoMi) ANALYSIS: Section Rezoning and text amendments allows for the process of rezoning a parcel of land and also to amend the text of the City s Land Development Code Rezoning and text amendments. (A) Multiple Properties. Multiple properties in any single application for a rezoning shall be contiguous to one another or accompanied by a unity of title agreement. (B) City Initiated Applications. An application for a rezoning or text amendment may be initiated by the city commission, planning board, environmental review and preservation board or city administration. (C) Intergovernmental Notice. When an application for a proposed rezoning involves a property located within five hundred (500) feet of the jurisdictional limits of the county or City of Coral Gables, notice of such application, specifying the date, time and place of any scheduled public hearings, shall be transmitted to the planning departments or governing bodies of said jurisdictions. 12 P age

13 Page 13 of 22 (D) Rezoning Reapplication. No reapplication for a rezoning shall be accepted by the city within twelve (12) months of the date of final disapproval by the city commission of a previous application for a change in zoning involving the same or substantially the same property, unless evidence is submitted to and accepted by the city commission which justifies such reconsideration. (E) Application Requirements. With the complete application, applicants shall also submit a letter of intent, a property survey by a registered surveyor and a document indicating the written sworn consent of the owners of at least seventy-five (75) percent of the subject property or persons with a contract to purchase conditioned on rezoning approval. Such consent may be given by duly authorized agents of owners and agency shall be evidenced by a proper written power of attorney. (F) Neighborhood Awareness. All applications for a rezoning shall be accompanied by a map which reflects all properties and the names of all property owners within a five hundred (500) foot radius of the subject property. A notarized affidavit shall be presented to the Planning and Zoning Department within five (5) business days of submittal of an accepted application, attesting that the applicant gave notice of the proposed application to all the property owners within the noted five hundred (500) foot radius by regular U.S. mail with the exception of the abutting, or contiguous, property owners, who shall be made aware via Certified Mail. The affidavit shall be accompanied by a copy of the notification letter together with copies of the Certified Mail receipts. The Applicant has met the requirements of Section The Applicant, in order to redevelop the property, has proposed new development standards and regulations for the proposed Downtown SoMi District. The proposed Downtown SoMi (DS) zoning district is specific to the 9.68 acre parcel known as The. This zoning district would provide allowances for a mixed use development that is urban in scale, provides for a vibrant urban experience, is located near rail based rapid transit and establishes a placemaking development. The proposed Downtown SoMi (DS) zoning district would permit a maximum F.A.R. of 3.0, a density of sixty five (65) dwelling units per acre, and a maximum height of 195 feet. The development as proposed is requesting an F.A.R. of 1.47 and a density of fortyseven (47) dwelling units per acre to allow for future flexibility. The maximum building height will be seventy (70) feet for Phase 1 and 195 feet for Phase 2. Please see Exhibit A Requests 3 and 4 (Pages 3 36) for the proposed Land Development Code text and Zoning Map changes. In its review of the application for Land Development Code text and Zoning Map amendments the Planning Board is governed by Sec ARTICLE VI. ADMINISTRATION AND ENFORCEMENT Administrative entities. (B) Planning Board (3) Powers and Duties. 13 P age

14 Page 14 of 22 (a) The Board shall have all such powers and duties as are granted and conferred by state law and this Code. (b) The Board shall have the authority to investigate and recommend to the City Commission such changes in the boundaries of the various use districts, zoning regulations, use of land and type of construction, locations and use of all structures on any valid application submitted to it. i. In arriving at its recommendations, the Board shall consider factors including, but not limited to: neighborhood character, suitability of particular uses, conservation of property values, the city's adopted Comprehensive Plan and availability of adequate public facilities and services. ii. The Board shall investigate and make recommendations to the City Commission on matters affecting redevelopment, rehabilitation, conservation and renewal progress toward the alleviation of slum and blight areas and such other conditions as may injuriously affect the city. (c) The Board shall review and make recommendations on all applications for a change in zoning district boundaries. (d) The Board shall periodically review and make recommendations relating to the provisions of this Code, including the district map, and shall offer recommendations to the City Commission as to the sufficiency thereof in implementing the City's adopted Comprehensive Plan. * * * 14 P age

15 Page 15 of 22 ZONING COMPARISON CHART Existing Specialty Retail (SR) versus Proposed Downtown SoMi (DS) Specialty Retail (SR) Hometown District Overlay Downtown SoMi (DS) (Proposed) Floor Area Ratio Density (DU s/acre) Height (Feet) Landscaping Regulated by Sec Trees/Net Acre 10 Shrubs/Tree 50% Trees Native Signage Master Plan Regulated by Sec Most signs approved administratively, others by ERPB Size limited by Parking Regulated by Sec Standards: 1.5 spaces/efficiency 2 spaces/ 1 or more bedrooms 1 space/hotel room 1 space/ sq. ft. for Retail/Office 1 space/100 sq. ft. for restaurant patron area 1 space/300 sq. ft. for restaurant non patron area 1 space/4 seats for theater Regulated by Sec Trees/Net Acre 3 Shrubs/Tree 35% Trees Native Regulated by Sec Master Signage Plan reviewed by Planning Board and Commission, except interior signage Size Limits TBD Regulated by Sec Standards: 1.5 spaces/efficiency 2 spaces/ 1 or more bedrooms 1 space/hotel room 1 space/250 sq. ft. for Office 1 space/615 sq. ft. for Retail/Restaurant/Commercial 1 space/6 seats for theater Required Size 9 x18 Proposed Size 8.5 x18 Environmental Review Required unless project Not Required* Preservation Board complies with architectural standards of the Hometown Overlay District * Commission Approval Required (Site Plans, Landscaping, Signage and Architectural) Minor Changes Approved by Staff 15 P age

16 Page 16 of 22 This District would permit a mix of uses to include retail, restaurants, offices, hotel and residential components at greater densities, intensities, height, design and lower parking standards than would currently be allowed under the Specialty Retail (SR). Upon review of the application, the Planning Board may make a recommendation of approval, approval with conditions, or denial. REQUEST 5: As proposed, the project requires approval for the following, which is described and analyzed below: 5) Map Amendment to the Zoning Map to remove from Hometown Overlay Proposed Zoning Map Amendment Removal from Hometown Overlay ANALYSIS: The Hometown District Overlay Zone implements a mixed use commercial/residential land use category that is characteristic of traditional downtowns. It is intended to provide for different levels of retail uses, office uses, retail and office services and residential dwelling units with an 16 P age

17 Page 17 of 22 emphasis on mixed use development. The Overlay was established to promote development that would enhance South Miami's community identity and sense of place through the design and placement of buildings and streets to create a distinct, pedestrian friendly "hometown" town center. This Overlay is somewhat inflexible, prescriptive and incorporates specific regulating plans and architectural standards, and seems not to be conducive to the current demands of successful shopping districts. Generally, the same types of uses permissible in the Overlay are proposed in the new Downtown SoMi District. Removing the Property from the constraints of the Overlay area would allow for greater flexibility in densities, intensities, height, design and parking standards. REQUEST 6: The project requires approval for the following, which is described and analyzed below: 6) Initial Site Plan Approval of The The Applicant has proposed new Article XII. Downtown SoMi District Regulations. The site plan was reviewed against these new standards. ANALYSIS: The Downtown SoMi zoning district establishes the permitted uses and development parameters for any development within this zoning district. The site plan as proposed is consistent with the proposed new Article XII and Sections (F), and (I) and modifications to Sections , (D), , (B and C), , , , , and of the Land Development Code of the City of South Miami. RECOMMENDATION: It is recommended that the Planning Board approve with conditions the applications for: 1) Text Amendment to the Comprehensive Plan to Create a Downtown SoMi (DS) Future Land Use Category; 2) Small Scale Map Amendment to the Future Land Use Plan Map to Re designate The Parcel to Downtown SoMi (DS); 3) Text Amendment to the Land Development Code to create ARTICLE XII. Downtown SoMi (DS) District Regulations and modify existing sections of the City Land Development Code to implement the new District; 4) Map Amendment to the Zoning Map to Rezone The Parcel to Downtown SoMi 17 P age

18 Page 18 of 22 (DS); 5) Map Amendment to the Zoning Map to remove from Hometown Overlay; and 6) Initial Site Plan Approval and forward the applications to the City Clerk for review by the City Commission. CONDITIONS: General Conditions 1. The proposed development will be substantially built in accordance with the documents submitted including: Letter of Intent; Exhibit A ( ); Project Narrative and Overview (October 16, 2017); Design Concept Exhibits (October 16, 2017); Traffic Study (October 2017); Parking Study (October 16, 2017); and, Sunset Place Valet Operations Plan. 2. In addition to the above listed in Condition 1 the proposed development will be substantially built in accordance with the plans submitted entitled The Shops at Sunset Place Planning Board Submittal Drawing Set , consisting of 44 sheets and prepared by Zyscovich Architects and dated 10/6/17. The survey was prepared by E. R. Brownell and Associates, Inc. and consists of three sheets dated 7/19/17; 10/26/16; and 10/26/16, respectively. 3. All documents submitted with this application are to be made part of the record. 4. All off site improvements required under any approvals shall be completed prior to the first Certificate of Occupancy of Phase 2, unless such deadline is extended by the City Manager. 5. Any improvements in the Public Right of Way shall be approved by the applicable agency (FDOT, Miami Dade County and/or City of South Miami). 6. All impact fees shall be paid by the Applicant prior to issuance of building permit. 7. The Applicant shall provide a letter acknowledging compliance with the applicable Level of Services requirements prior to the issuance of final permit to the property. If any concurrency approvals expire a re review shall be required by the appropriate agency. 8. Any changes that increase densities, intensities or population shall require a new Concurrency Analysis. 18 P age

19 Page 19 of Applicant shall submit verification from Miami Dade County that the proposed new development has been reviewed and approved for all access management considerations prior to site plan approval. 10. Flood elevations shall be reviewed and approved for consistency with FEMA requirements and the City s National Insurance Flood Program Ordinance prior to building permit approval. 11. The Applicant shall comply with applicable conditions and requirements by Miami Dade County Public Works Department, Fire Rescue Department, Department of Regulatory and Economics Resources DERM (DRER), Miami Dade County Water and Sewer Department, and FDOT. Construction General Conditions 12. A Construction and Maintenance of Traffic (MOT) Plan shall be provided by the Applicant to the Building and Public Works Departments for approval prior to start of construction. Access points by construction vehicles shall be provided within the MOT. All construction vehicles must use SW 58 th Avenue, unless otherwise approved by the Department. 13. The Applicant shall provide a Construction Air Quality Management Plan to the Department prior to the start of construction. 14. A Construction, Demolition and Materials Management Plan (CDMMP) must be submitted by the Applicant at time of building permit. 15. Construction shall only take place Monday through Friday during the hours of 8:00 a.m. and 5:00 p.m. Landscaping 16. The Applicant shall meet all of the minimum requirements of the City Code, Chapters 18 and 24 of the Miami Dade County Code and specifically comply with all conditions imposed by Miami Dade County Department of Regulatory and Economic Resources DERM (DRER), if any. 17. The property shall be landscaped in accordance with the landscape plan, included with the site plan submittal. 19 P age

20 Page 20 of Pursuant to Sec , as may be amended, the Applicant shall preserve existing trees (including native trees) during the development of the project, wherever possible. If the trees must be removed, the Applicant shall be required to mitigate the impact in accordance with City requirements. If the relocated trees do not survive, the Applicant shall be required to replace the trees in compliance with City requirements. Traffic 19. That the Applicant participate with the City in its efforts to obtain certain approvals from the Florida Department of Transportation (FDOT) to permit the following traffic movement: Left turns from Eastbound Sunset Drive to Northbound US That the Applicant submit a 58 th Avenue Traffic Assessment on an annual basis for a period of five (5) years after completion of the Phase 2 construction. 21. That the Applicant design and propose for City Commission approval prior to the first Certificate of Occupancy of Phase 2, unless such deadline is extended by the City Manager, bicycle and pedestrian safety improvements along the adjacent road segments to the development as outlined in the South Miami Intermodal Transportation Plan (SMITP) dated January This includes the following: Neighborhood Greenway and bicycle lanes along SW 70 th Street Bicycle Infrastructure along Sunset Drive and 57 th Avenue/Red Road Neighborhood Greenway along SW 58 th Avenue Crosswalk Improvements at the intersection of US 1 and SW 70 th Street/SW 58 th Avenue and US 1 and SW 57 th Avenue/Red Road. Reference Figure 1 Network Plan included in the adopted SMITP. Off Street Parking/Lighting 22. The minimum required number of parking spaces for the proposed development is 2, The Applicant shall install and maintain light fixtures which project the light rays directly to the street, and shall include shields which restrict projection of light rays outward to adjacent properties and also restrict the upward projection of light rays into the night sky. 20 P age

21 Page 21 of 22 Environmental 24. The Applicant shall meet the requirements of the Miami Dade County Water Use Efficiency Standards Manual, effective January 2009, as may be amended from time to time. 25. All storm water drainage systems shall be maintained in working at all times in order to avoid localize flooding during and after a storm. Parking shall be prohibited on top of any drainage inlet or drainage manhole. Signs 26. Provide and obtain approval for the Master Signage Plan prior to submitting for building permit approval. Architecture 27. Substantial compliance with the approved plans including: design, materials, and color palette. Attachments: 1) Application 2) Application Document Includes: Letter of Intent Exhibit A (Detailed information on each application, dated October 16, 2017) Includes: Exhibit 1 (Legal Description) Exhibit 2 (Proposed Permitted Use Schedule) Exhibit 3 (Proposed Dimensional Standards) Parking Study (prepared by David Plummer & Assoc., dated August 28, 2017) Traffic Study (prepared by David Plummer & Assoc., dated October 4, 2017) Includes: Responses to Comments from Calvin Giordano & Assoc., dated October 12, 2017 Appendix A Site Plan Appendix B Data Collection Appendix C Intersection Capacity Analysis Worksheets Appendix D Committed Development Information Appendix E Project Trip Generation Appendix F Transit Documentation Appendix G School Documentation Appendix H Queuing Documentation Valet Operations Plan (prepared by David Plummer& Assoc., with attachments A & B) 3) Project Narrative and Overview (October 16, 2017) 4) Design Concept Exhibits (October 16, 2017) 21 P age

22 Page 22 of 22 5) South Miami Intermodal Transportation Plan Figure I: Network Plan 6) Concurrency Analysis (prepared by Calvin Giordano & Assoc., Inc., dated Oct. 26, 2017) 7) Mailing Label Affidavit with Location Map (Property Owners within 500 feet), dated August 29, ) Mailing Label Affidavit with Location Map (Abutting Property Owners), dated August 29, ) Mailout Affidavit (Notice of Applicant Mailout), dated October 12, ) Applicant s Notification Letter 11) City Notice of Public Hearing 12) Legal Ad 22 P age