City of Coral Gables Planning and Zoning Staff Report

City of Coral Gables Planning and Zoning Staff Report Property: Residence Inn by Marriott (2051 LeJeune Road) Applicant: Application: Public Hearing: Date & Time: Location: Coral Gables Downtown Hotel, LTD and Salzedo Office, LLC Comprehensive Plan Map Amendment, Zoning Code Map Amendment and Planned Area Development Site Plan Review Planning and Zoning Board / Local Planning Agency May 10, 2017, 6:00 9:00 p.m. City Commission Chambers, City Hall, 405 Biltmore Way, Coral Gables, Florida, 33134 1. APPLICATION REQUEST The request is for consideration of the following for a project known as Residence Inn by Marriott: 1. Comprehensive Plan Map Amendment 2. Zoning Code Map Amendment 3. Planned Area Development Site Plan (Conditional Use Review) Location The Residence Inn by Marriott is a Planned Area Development (PAD) located on the edge of the Central Business District at the corner of LeJeune Road and Navarre Avenue. The application package submitted by the Applicant is provided as Attachment A. This property is mostly located within the north boundary of the City s Central Business District (CBD) and includes the half of the block bounded by LeJeune Road (west), Navarre Avenue (north) and Minorca Avenue (south) as well as a small parcel on the northeast corner of LeJeune Road and Navarre Avenue. The site is located in a transitional area between high-rise intensity commercial properties and mediumdensity multifamily residential properties. The development project referred to as 2020 Salzedo, which is a high-rise mixed use development currently under construction, is located on the other half of the block to the east. Existing two (2) and four (4) story apartment buildings surround the property on the north. South of the property there are one (1) and two (2) story commercial buildings. City of Coral Gables Planning and Zoning Division Page 1

Project Information The Planned Area Development (PAD) includes the existing Courtyard by Marriott and the proposed Residence Inn by Marriott which are located within the City s Central Business District (CBD) and comprise the half of the block bounded by LeJeune Road (west), Navarre Avenue (north) and Minorca Avenue (south). The PAD will also contain a proposed three (3) story parking garage on a small parcel on the northeast corner of LeJeune Road and Navarre Avenue. Site Area FAR Height 1.83 Acres (79,725 sf) 2.8 FAR (222,377 sf) Existing Hotel (Courtyard by Marriott) 6 Floors Approx. 60 Proposed Hotel (Residence Inn by Marriott) 13 Floors 129-10 (habitable) 167-8 (with architectural features) Proposed Garage 3 Floors 40-4 (habitable) 45 (with architectural features) Program Existing Hotel (Courtyard by Marriott) 95,123 sf 165 Hotel Rooms Proposed Hotel (Residence Inn by Marriott) 124,570 sf 166 Hotel Units o 143 Studio Units o 16 One-Bedroom Units o 7 Two-Bedroom Units Proposed 3-Story Garage 2,684 sf 99 Parking Spaces o 15 Public Parking spaces on ground floor Total Parking Public Parking 319 spaces 15 spaces City of Coral Gables Planning and Zoning Division Page 2

Site Plan Parking Garage 3 Floors / 45 Height 99 Parking Spaces 15 Public Spaces on ground floor Display Windows buffering parking areas on ground floor Residence Inn Hotel Lobby Residence Inn Parking Garage Entrance Pedestrian Arcades along Rights-of-Way Courtyard by Marriott 6 Floors / 60 Height 165 hotel rooms Hotel Lobby Restaurant New Landscaped Area Residence Inn by Marriott 13 Floors / 167-8 Height 166 hotel rooms 13 Floors 220 Parking Spaces Public Paseo Restaurant 12 Public Parking Spaces (entrance) City of Coral Gables Planning and Zoning Division Page 3

North Elevation (Navarre Avenue) City of Coral Gables Planning and Zoning Division Page 4

South Elevation (Minorca Avenue) City of Coral Gables Planning and Zoning Division Page 5

West Elevation (LeJeune Road) City of Coral Gables Planning and Zoning Division Page 6

Project Requests and Public Hearing Process Planned Area Developments require three public hearings, including review and recommendation by the Planning and Zoning Board, and 1 st and 2 nd Reading before the City Commission. Requests have been included with this Application to make changes to the land use designations of the property from Residential Use, Multi-Family Low and Medium Densities, as well as Commercial Use, Mid-Rise Intensity, to Commercial Use, Mid- and High-Rise Intensities. A request for a change of zoning is also proposed from Multi-Family 2 District (MF2) to Commercial District (C), which is the appropriate commercial designation for the existing and proposed hotel. The Ordinances under consideration include the following: 1. An Ordinance of the City Commission of Coral Gables, Florida requesting an amendment to the Future Land Use Map of the City of Coral Gables Comprehensive Plan pursuant to Zoning Code Article 3, Development Review, Division 15, Comprehensive Plan Text and Map Amendments, and Small Scale amendment procedures (ss. 163.3187, Florida Statutes), from Residential Multi-Family Low Density and Residential Multi-Family Medium Density to Commercial Low-Rise Intensity for Lots 44-48, Block 9 and Lots 1-4, Block 18, Section K ; and, from Residential Multi-Family Medium Density to Commercial Mid-Rise Intensity for Lots 5-7, Block 18, Section K ; and, from Residential Multi-Family Medium Density and Commercial Mid-Rise Intensity to Commercial High-Rise Intensity for Lots 8-12 and 35-41, Block 18, Section K (2051 LeJeune Road), Coral Gables, Florida; and, providing for severability, repealer and an effective date. 2. An Ordinance of the City Commission of Coral Gables, Florida requesting a change of zoning pursuant to Zoning Code Article 3, Development Review, Division 14, Zoning Code Text and Map Amendments, from Multi-Family 2 District (MF2) to Commercial District (C) for the property legally described as Lots 44-48, Block 9 and Lots 1-12, Block 18, Coral Gables Section K (2051 LeJeune Road), Coral Gables, Florida; and providing for severability, repealer and an effective date. 3. An Ordinance of the City Commission of Coral Gables, Florida requesting review of a Planned Area Development (PAD) pursuant to Zoning Code Article 3, Development Review, Division 5, Planned Area Development (PAD), for the proposed project referred to as Residence Inn by Marriott on the property legally described as Lots 44-48, Block 9; and, Lots 1-12, Lot 38 less the East 7 feet, Lots 39-48, Block 18, Coral Gables Section K (2051 LeJeune Road), Coral Gables, Florida; including required conditions; providing for a repealer provision, providing for a severability clause, and providing for an effective date. (Legal description on file at the City) City of Coral Gables Planning and Zoning Division Page 7

2. REVIEW TIMELINE / PUBLIC NOTICE City Review Timeline The submitted applications have undergone the following City reviews: REVIEW COMMITTEES AND BOARDS DATE Development Review Committee 02.26.16 Board of Architects (Preliminary Design and Mediterranean Bonus) 09.08.16 Planning and Zoning Board 05.10.17 City Commission 1 st Reading TBD City Commission 2 nd Reading TBD STAFF REVIEW Department DRC 02.26.16 Board of Architects 09.08.16 Staff Meeting 01.18.17 Comments Provided? Historical Resources and x Yes Cultural Arts Parking x Yes Public Service x Yes Concurrency x Yes Police x Yes Fire x Yes Public Works x x Yes Board of Architects x Yes Planning and Zoning x x Yes Building x x Yes City of Coral Gables Planning and Zoning Division Page 8

Staff Recommendation Residence Inn by Marriott May 10, 2017 Public Notification and Comments The Applicant completed the mandatory neighborhood meeting with notification to all property owners within 1,500 feet of the subject property which was held on 02.15.17. The Zoning Code requires that a courtesy notification be provided to all property owners within 1,500 feet of the subject property when the application includes a change of land use. The notice indicates the following: applications filed; public hearing dates/time/location; where the application files can be reviewed and provides for an opportunity to submit comments. Approximately 1,249 notices were mailed by the Applicant on 04.28.17. A copy of the legal advertisement and courtesy notice are attached. A map of the notice radius is provided below. Courtesy Notification Radius Map City of Coral Gables Planning and Zoning Division Page 9

The following has been completed to solicit input and provide notice of the Application: PUBLIC NOTICE DATE Applicant neighborhood meeting 02.15.17 Courtesy notification 04.28.17 Sign posting of property 04.28.17 Legal advertisement 04.28.17 Posted agenda on City web page/city Hall 04.28.17 Posted Staff report on City web page 05.05.17 3. APPLICATION SUMMARY Project Summary The site is 1.83 acres (79,725 sq. ft.) in size, has multiple commercial and residential land use designations, and contains Commercial District (C) and Multi-Family 2 District (MF2) zoning designations. The site is currently occupied by the Courtyard by Marriott and surface parking lots. The existing Courtyard by Marriott will remain with the Residence Inn by Marriott to be constructed immediately to the east and a three (3) story parking garage to be constructed to the north across Navarre Avenue. New Residence Inn by Marriott and separate parking garage includes: 1. Total site area: 1.83 acre site 2. Total floor area: 222,377 square feet 3. Maximum habitable building height: 129-10 4. Maximum height with architectural features: 167-8 5. 166 hotel rooms 6. 319 parking spaces 7. 15 public parking spaces 8. Paseo connecting Navarre Avenue and Minorca Avenue The existing Courtyard by Marriott contains 95,123 square feet and has 165 hotel rooms with 6 floors and a height of approximately 60 feet. The Zoning Code requires that commercially zoned districts have a height limitation of 3 floors and 45 feet within 100 feet of an adjacent MF1 property, as measured from the commercial site s property line. Property zoned MF1 is located across LeJeune Road which would otherwise limit the height of the property. However, Ordinance Number 1861, adopted 06.23.1970 by the City Commission approved the construction of a hotel building six-stories in height. The Courtyard by Marriott will be renovated with no expansion of that structure to take place and is incorporated into the proposed Planned Area Development. City of Coral Gables Planning and Zoning Division Page 10

Project Location The property is legally described as Lots 44-48, Block 9; and, Lots 1-12, Lot 38 less the East 7 feet, Lots 39-48, Block 18, Coral Gables Section K (2051 LeJeune Road), Coral Gables, Florida, as shown in the following location map and aerial: Block, Lot and Section Location Map Aerial City of Coral Gables Planning and Zoning Division Page 11

Surrounding Uses The following maps provide the subject property s designations and surrounding land uses: Existing Future Land Use Map Existing Zoning Map City of Coral Gables Planning and Zoning Division Page 12

This property falls within the Gables Redevelopment Infill District (GRID), which is generally located along the Ponce de Leon Boulevard corridor and US1. The City s GRID allows development within its boundaries to move forward regardless of a roadway s level of service (LOS). The City does, however, require all developments within the GRID that increase intensity/density to complete a Traffic Impact Analysis report and provide appropriate traffic mitigation to help offset the impacts. Gables Redevelopment Infill District (GRID) City of Coral Gables Planning and Zoning Division Page 13

4. APPLICATION REQUESTS 1. Future Land Use Map Amendment A comparison of the property s existing Future Land Use Map designations and the Applicant's requested designation is shown on the following mapping: Existing Future Land Use Map Proposed Future Land Use Map City of Coral Gables Planning and Zoning Division Page 14

The current Land Use Classifications for this property are Residential Use, Multi-Family Low and Medium Densities, as well as Commercial Use, Mid-Rise Intensity. The applicant requests land use changes to Commercial Use, Mid- and High-Rise Intensities. The changes in Land Use will resolve the property s underlying inconsistent land use designations of multi-family and commercial uses with the existing hotel and will allow for the property s use of the proposed additional hotel. Findings of Fact Zoning Code Section 3-1506 provides review standards for Comprehensive Plan amendments: Standard 1. Whether it specifically advances any objective or policy of the Comprehensive Land Use Plan. 2. Whether it is internally consistent with Comprehensive Land Use Plan. 3. Its effect on the level of service of public infrastructure. 4. Its effect on environmental resources. 5. Its effect on the availability of housing that is affordable to people who live or work in the City of Coral Gables. 6. Any other effect that the City determines is relevant to the City Commission s decision on the application. Staff Evaluation The proposed Comprehensive Plan amendment to change the land use from Residential Use, Multi-Family Low and Medium Densities to Commercial Use, Mid- and High-Rise Intensities will resolve the inconsistency between the property s Future Land Use Map designations of Multi-Family and the actual use of the land as a hotel which is a commercial use thereby advancing Objective FLU-1.3. Yes. No negative effect. The proposed amendments promote infill on an underdeveloped site. No significant environmental resources will be impacted. The proposed amendments will not have an effect on the availability of housing. Commercial infill development within the Central Business District meets multiple goals of the Comprehensive Plan. Staff comments: The proposed Commercial Use, Mid- and High-Rise Intensity Land Uses are appropriate for this location within and adjacent to the Central Business District and is adjacent to other properties with Commercial Mid-Rise Intensity and a property with Commercial High-Rise Intensity Land Use. The standards identified in Section 3-1506 for the proposed CP map amendment are satisfied. City of Coral Gables Planning and Zoning Division Page 15

2. Zoning Code Map Amendment A comparison of the property s existing Zoning Map designation and the Applicant's requested Zoning Map designation is shown on the following mapping: Existing Zoning Map Proposed Zoning Map City of Coral Gables Planning and Zoning Division Page 16

The current Zoning District designations for this property are Commercial and Multi-Family 2. The Applicant requests a change the entire property to Commercial. These changes in Zoning are necessary in order to permit the hotel use on the property. Findings of Fact Zoning Code Section 3-1404 provides review standards for applicant-initiated Zoning Map amendments: 1. It is consistent with the Comprehensive Plan in that it: a. Does not permit uses which are prohibited in the future land use category of the parcel proposed for development. b. Does not allow densities or intensities in excess of the densities and intensities which are permitted by the future land use category of the parcel proposed for development. c. Will not cause a decline in the level of service for public infrastructure to a level of service which is less than the minimum requirements of the Comprehensive Plan. d. Does not directly conflict with any objective or policy of the Comprehensive Plan. 2. Will provide a benefit to the City in that it will achieve two or more of the following objectives: a. Improve mobility by reducing vehicle miles traveled for residents within a one-half (1/2) mile radius by: i. Balancing land uses in a manner that reduces vehicle miles traveled. ii. Creating a mix of uses that creates an internal trip capture rate of greater than twenty (20%) percent. iii. Increasing the share of trips that use alternative modes of transportation, such as transit ridership, walking, or bicycle riding. b. Promote high-quality development or redevelopment in an area that is experiencing declining or flat property values. c. Create affordable housing opportunities for people who live or work in the City of Coral Gables. d. Implement specific objectives and policies of the Comprehensive Plan. 3. Will not cause a substantial diminution of the market value of adjacent property or materially diminish the suitability of adjacent property for its existing or approved use. Staff comments: The proposed Commercial Zoning District is appropriate for this property. The standards identified in Section 3-1404 for the proposed Zoning Map amendment are satisfied. City of Coral Gables Planning and Zoning Division Page 17

4. Planned Area Development Planned Area Development (PAD) is a development option in the City of Coral Gables for the purpose of allowing creative and imaginative development for the purpose of public benefit, in particular to provide improved open space opportunities. The Applicant is requesting a Planned Area Development for this property in order to provide unique open space opportunities, such as plazas and courtyards. In addition, the Planned Area Development provides some flexibility in terms of massing, the location of buildings, the location of off-street parking, and the location of driveways and loading. Purpose and Objectives Zoning Code Section 3-501 states that a proposed PAD project must comply with the following: 1. Allow opportunities for more creative and imaginative development than generally possible under the strict applications of these regulations so that new development may provide substantial additional public benefit. 2. Encourage enhancement and preservation of lands which are unique or of outstanding scenic, environmental, cultural and historical significance. 3. Provide an alternative for more efficient use and, safer networks of streets, promoting greater opportunities for public and private open space, and recreation areas and enforce and maintain neighborhood and community identity. 4. Encourage harmonious and coordinated development of the site, through the use of a variety of architectural solutions to promote Mediterranean architectural attributes, promoting variations in bulk and massing, preservation of natural features, scenic areas, community facilities, reduce land utilization for roads and separate pedestrian and vehicular circulation systems and promote urban design amenities. 5. Require the application of professional planning and design techniques to achieve overall coordinated development eliminating the negative impacts of unplanned and piecemeal developments likely to result from rigid adherence to the standards found elsewhere in these regulations. Public Benefits The proposed Residence Inn by Marriott project meets the purpose and objectives of the PAD regulations. Multiple public benefits are offered in connection with this project, including: 1. Provides additional public parking options around the site, including twelve (12) public parking spaces integrated into the building on Minorca Avenue and another fifteen (15) public parking spaces within the proposed new parking garage on the northeast corner of LeJeune Road and Navarre Avenue. 2. Improved landscape and pedestrian realm along LeJeune Road. 3. LEED Silver or equivalent green building certification. 4. Covered, protected pedestrian arcades adjacent to the project. City of Coral Gables Planning and Zoning Division Page 18

Findings of Fact Section 3-503 of the Zoning Code states the required findings for a proposed PAD project is as follows: A. In what respects the proposed plan is or is not consistent with the stated purpose and intent of the PAD regulations. Staff comments: The proposed plan is consistent with the stated purpose and intent of the PAD regulations in that it provides greater opportunities for ground-level, publicly accessible open space. B. The extent to which the proposed plan departs from the zoning and subdivision regulations otherwise applicable to the subject property, including but not limited to density, size, area, bulk and use, and the reasons why such departures are or are not deemed to be in the public interest. Staff comments: The proposed plan meets the zoning and subdivision regulations otherwise applicable to the subject property. Although the existing Courtyard by Marriott building does exceed the forty-five (45) foot height limitation adjacent to MF1 zoned property it has been grandfathered in with approval by the City Commission granted in 1970. C. The extent to which the proposed plan meets the requirements and standards of the PAD regulations. Staff comments: The proposed plan meets the requirements and standards of the PAD regulations. D. The physical design of the proposed PAD and the manner in which said design does or does not make adequate provision for public services, provide adequate control over vehicular traffic, provide for and protect designated common open areas, and further the amenities of light and air, recreation and visual enjoyment. Staff comments: The physical design of the proposed PAD results in publicly-accessible ground floor arcades and a paseo connecting Minorca Avenue and Navarre Avenue in between the hotels. Improvements to the adjacent public rights of way such as increased landscaping and decorative pavements are also planned. E. The compatibility of the proposed PAD with the adjacent properties and neighborhood as well as the current neighborhood context including current uses. Staff comments: The proposed PAD is generally appropriate for the location as the majority of the PAD is located within the Central Business District. The mixed-use project referred to as 2020 Salzedo is located on the other half of the main block and the property is within walking distance to Alhambra Circle, Ponce de Leon Boulevard and the Coral Gables Trolley. The proposed building heights gradually increase with distance from nearby single-family and duplex zoning districts. City of Coral Gables Planning and Zoning Division Page 19

F. The desirability of the proposed PAD to physical development of the entire community. Staff comments: The proposed building heights gradually increase with distance and provide an appropriate transition from the single-family and duplex zoning districts located to across LeJeune Road to the west. Directly to the east of the project is the 2020 Salzedo mixed-use development that will be taller than the proposed buildings within the PAD providing a stepped increase in height as distance increases from the single-family residential areas. G. The conformity of the proposed PAD with the goals and objectives and Future Land Use Maps of the City of Coral Gables Comprehensive Plan. Staff comments: The proposed PAD generally conforms with the goals and objectives of the Future Land Use Maps of the Comprehensive Plan. Staff comments: The Findings of Fact identified in Zoning Code Section 3-503 for the proposed Planned Area Development are satisfied, with conditions. Consistency Evaluation of the Comprehensive Plan (CP) Goals, Objectives and Policies This section provides those CP Goals, Objectives and Policies applicable to the Application and the determination of consistency: REF. COMPREHENSIVE PLAN GOAL, OBJECTIVE AND POLICY NO. 1. Goal FLU-1. Protect, strengthen, and enhance the City of Coral Gables as a vibrant community ensuring that its neighborhoods, business opportunities, shopping, employment centers, cultural activities, historic value, desirable housing, open spaces, and natural resources make the City a very desirable place to work, live and play. 2. Objective FLU-1.1. Preserve Coral Gables as a placemaker where the balance of existing and future uses is maintained to achieve a high quality living environment by encouraging compatible land uses, restoring and protecting the natural environment, and providing facilities and services which meet or exceed the minimum Level of Service (LOS) standards and meet the social and economic needs of the community through the Comprehensive Plan and Future Land Use Classifications and Map (see FLU-1: Future Land Use Map). 3. Policy FLU-1.7.1. Encourage effective and proper high quality development of the Central Business District, the Industrial District and the University of Miami employment centers which offer potential for local employment in proximity to protected residential neighborhoods. 4. Policy FLU-1.7.2. The City shall continue to enforce the Mediterranean architectural provisions for providing incentives for infill and redevelopment that address, at a minimum, the impact on the following issues: Surrounding land use compatibility. STAFF REVIEW City of Coral Gables Planning and Zoning Division Page 20

REF. COMPREHENSIVE PLAN GOAL, OBJECTIVE AND POLICY NO. Historic resources. Neighborhood Identity. Public Facilities including roadways. Intensity/Density of the use. Access and parking. Landscaping and buffering. 5. Policy FLU-1.9.1. Encourage balanced mixed use development in the central business district and adjoining commercial areas to promote pedestrian activity and provide for specific commitments to design excellence and long term economic and cultural vitality. 6. Policy FLU-1.11.1. Maintain and enforce effective development and maintenance regulations through site plan review, code enforcement, and design review boards and committees. 7. Goal DES-1. Maintain the City as a livable city, attractive in its setting and dynamic in its urban character. 8. Objective DES-1.1. Preserve and promote high quality, creative design and site planning that is compatible with the City s architectural heritage, surrounding development, public spaces and open spaces. 9. Policy DES-1.1.5. Promote the development of property that achieves unified civic design and proper relationship between the uses of land both within zoning districts and surrounding districts, by regulating, limiting and determining the location, height, density, bulk and massing, access to light and air, area of yards, open space, vegetation and use of buildings, signs and other structures. 10. Policy DES-1.1.6. Maintain the character of the residential and nonresidential districts, and their peculiar suitability for particular uses. 11. Policy DES-1.2.1. Continue the award of development bonuses and/or other incentives to promote Coral Gables Mediterranean design character providing for but not limited to the following: creative use of architecture to promote public realm improvements and pedestrian amenities; provide a visual linkage between contemporary architecture and the existing and new architectural fabric; encourage landmark opportunities; and creation of public open spaces. 12. Policy DES-1.2.2. Require that private development and public projects are designed consistent with the City s unique and historical Mediterranean appearance in balance with contemporary architecture. 13. Policy DES-1.1.5. Promote the development of property that achieves unified civic design and proper relationship between the uses of land both within zoning districts and surrounding districts, by regulating, limiting and determining the location, height, density, bulk and massing, access to light and air, area of yards, open space, vegetation and use of buildings, signs and other structures. STAFF REVIEW City of Coral Gables Planning and Zoning Division Page 21

REF. COMPREHENSIVE PLAN GOAL, OBJECTIVE AND POLICY NO. 14. Policy MOB-1.1.2. Encourage land use decisions that encourage infill, redevelopment and reuse of vacant or underutilized parcels that support walking, bicycling and public transit use. 15. Policy MOB-1.1.5. Improve amenities within public spaces, streets, alleys and parks to include the following improvements: seating; art; architectural elements (at street level); lighting; bicycle parking; street trees; improved pedestrian crossing with bulb-outs, small curb radii, on-street parking along sidewalks, pedestrian paths and bicycle paths to encourage walking and cycling with the intent of enhancing the feeling of safety. 16. Policy MOB-1.1.8. Protect residential areas from parking impacts of nearby nonresidential uses and businesses and discourage parking facilities that intrude, impact and increase traffic into adjacent residential areas. 17. Policy MOB-2.7.1. The City shall, via the review of development projects and city transportation improvement projects, conserve and protect the character and livability of all residential neighborhoods by preventing the intrusion of through vehicles on local and collector streets. The City shall discourage through traffic in neighborhoods and may incorporate traffic management and calming measures including, but not limited to, signage, landscape design, traffic calming devices and roadway design. 18. Policy MOB-2.8.1. The City shall continue implementation and further strengthen the City s existing land development regulations requiring the placement of landscaping within rightsof-way to complete the following: Promote expansion of the City s existing tree canopy. Provide screening of potentially objectionable uses. Serve as visual and sound buffers. Provide a comfortable environment for pedestrian walking (walkability) and other activities. Improve the visual attractiveness of the urban and residential areas (neighborhoods). STAFF REVIEW Staff Comments: Staff s determination that this application is consistent with the CP Goals, Objectives and Policies that are identified is based upon compliance with conditions of approval recommended by Staff. City of Coral Gables Planning and Zoning Division Page 22

5. STAFF RECOMMENDATION AND CONDITIONS OF APPROVAL Based upon the complete Findings of Fact contained within this report, staff recommends the following: 1. An Ordinance of the City Commission of Coral Gables, Florida requesting an amendment to the Future Land Use Map of the City of Coral Gables Comprehensive Plan pursuant to Zoning Code Article 3, Development Review, Division 15, Comprehensive Plan Text and Map Amendments, and Small Scale amendment procedures (ss. 163.3187, Florida Statutes), from Residential Multi-Family Low Density and Residential Multi-Family Medium Density to Commercial Low-Rise Intensity for Lots 44-48, Block 9 and Lots 1-4, Block 18, Section K ; and, from Residential Multi-Family Medium Density to Commercial Mid-Rise Intensity for Lots 5-7, Block 18, Section K ; and, from Residential Multi-Family Medium Density and Commercial Mid-Rise Intensity to Commercial High-Rise Intensity for Lots 8-12 and 35-41, Block 18, Section K (2051 LeJeune Road), Coral Gables, Florida; and, providing for severability, repealer and an effective date. Staff recommends Approval. 2. An Ordinance of the City Commission of Coral Gables, Florida requesting a change of zoning pursuant to Zoning Code Article 3, Development Review, Division 14, Zoning Code Text and Map Amendments, from Multi-Family 2 District (MF2) to Commercial District (C) for the property legally described as Lots 44-48, Block 9 and Lots 1-12, Block 18, Coral Gables Section K (2051 LeJeune Road), Coral Gables, Florida; and providing for severability, repealer and an effective date. Staff recommends Approval. 3. An Ordinance of the City Commission of Coral Gables, Florida requesting review of a Planned Area Development (PAD) pursuant to Zoning Code Article 3, Development Review, Division 5, Planned Area Development (PAD), for the proposed project referred to as Residence Inn by Marriott on the property legally described as Lots 44-48, Block 9; and, Lots 1-12, Lot 38 less the East 7 feet, Lots 39-48, Block 18, Coral Gables Section K (2051 LeJeune Road), Coral Gables, Florida; including required conditions; providing for a repealer provision, providing for a severability clause, and providing for an effective date. (Legal description on file at the City) Staff recommends Approval, with conditions. Please refer to the Site Plan Conditions of Approval on the proceeding pages. Summary of the Basis for Approval As enumerated in the Findings of Fact contained herein, Staff finds the Application is in compliance with the Comprehensive Plan, Zoning Code, and other applicable City Codes, subject to the identified conditions of approval. City of Coral Gables Planning and Zoning Division Page 23

Planned Area Development Conditions of Approval In furtherance of the Comprehensive Plan s Goals, Objectives and Policies, and all other applicable Zoning Code and City Code provisions, the recommendation for approval of the Planned Area Development Application is subject to all of the following conditions of approval. Additional conditions of approval may be added to this list prior to Commission 1 st Reading. 1. Application/supporting documentation. Construction of the proposed project shall be in substantial conformance with the following, with revisions as needed for compliance with outstanding code requirements stated in the Staff Report, to be submitted prior to consideration by City Commission: 1. Applicant s Submittal Package dated 12.09.16 with plans dated 11.28.16 prepared by Nichols, Brosch, Wurst, Wolfe & Associates, Inc. 2. Traffic Study, dated November 2016, prepared by David Plummer & Associates; and, any updates as a result of the Review of Residence Inn Traffic Study, dated 02.13.17, prepared by Atkins. 3. Initial Application submittal as amended via the City review process and all representations proffered by the Applicant s representatives as a part of the review of the Application at public hearings. 2. Restrictive covenant. Within 30 days of approval, the property owner, its successors or assigns shall submit a draft restrictive covenant for City Attorney review/approval outlining all conditions of approval as approved by the City Commission. Failure to submit the covenant within the specified time frame shall render the approval void unless said time frame for submittal of the covenant is extended by the City Attorney after good cause as to why the time frame should be extended. It is recognized that the requirements contained in the restrictive covenant constitute regulatory conditions of approval and shall survive as regulatory conditions of approval even if the restrictive covenant is later found to be void or unenforceable. 3. Prior to the issuance of a City Building Permit for the project, the Applicant, property owner(s), its successors or assigns, shall satisfy the following conditions: a. All outstanding Traffic Study issues as identified by the Public Works Department and City s traffic consultant shall be satisfactorily resolved, subject to review and approval by the Director of Public Works. b. Submit plans providing landscaping, public realm and streetscape improvements in accordance with the City of Coral Gables streetscape master plan, subject to review and approval by the Directors of Public Works, Public Service and Planning and Zoning. c. On-street parking. Payment shall be provided by Applicant, its successors or assigns according to established City requirements for the loss of any on-street parking spaces as a result of the project. d. Construction Staging. A construction staging plan shall be submitted to the Building Division. A checklist of requirements shall be provided upon request. Construction phasing/staging shall maintain pedestrian and vehicular access and circulation around the development site. e. Construction information/contact. Provide written notice a minimum of seventy-two (72) hours to all properties within five hundred (500) feet of the project, providing a specific liaison/contact person for the project including the contact name, contact telephone number and email, to allow communication between adjacent neighbors or interested parties of construction activities, project status, potential concerns, etc. Complete street/alley closure shall be prohibited. f. Proffer that non-public parking shall not be leased to off-site uses. City of Coral Gables Planning and Zoning Division Page 24

g. Loading and Service. Loading and Service shall be designed so as to minimize its effect on the pedestrian realm. h. New designs must comply with the 2014 Florida Building Code, including its more demanding energy requirements. i. Prescribe specific LEED/Green points that will be utilized to meet the Green building requirements for the construction of the proposed development (i.e. pervious pavers, bicycle parking, etc.). 4. Prior to the issuance of any Certificate of Occupancy (CO) for the project, the Applicant, property owner, its successors or assigns shall complete the following: a. Comply with all City requirements for Art in Public Places. The Applicant s compliance with all requirements of the Art in Public Places program shall be coordinated by the Historical Resources and Cultural Arts Director. b. Provide textured paver for crosswalk on Navarre Ave adjacent to LeJeune Rd. c. Provide improved bus stop (i.e. shelter, benches, etc.) for the Metrobus stop located in front of the property on LeJeune Rd just north of Navarre Ave. d. Install lighting in the ROW. It shall be LED, 3500k, Coral Gables pole with acorn fixture. The top shall not be clear in an effort to reduce lighting pollution. e. Provide garbage and recycling receptacles in ROW. f. Right-of-way and public realm improvements. Installation of all right-of-way improvements and all landscaping, public realm and streetscape improvements identified on the Applicant s approved plans, subject to review and approval by the Directors of Public Works, Public Service and Planning and Zoning. Any changes to and departures from the right-of-way and public realm improvements identified on the Applicant s approved plans and associated detail plans and specifications via the permitting process shall be subject to review and approval by Directors of Public Works, Landscape Services, Planning and Parking. g. All parking spaces on the ground floor of the three (3) story parking structure located north of Navarre Avenue shall be designated as public parking spaces subject to review by the Director of Parking. h. Traffic Improvements. All proposed traffic flow modifications including street design, width, sight triangles, cross walks, diverters, etc. shall require written conceptual approval of Miami-Dade County and the City Public Works Department prior to the issuance of the first City permit for vertical construction. If any components of the proposed modifications are not approved, the traffic study shall be revised and additional community involvement may be required. i. Update traffic study one (1) year after certificate of occupancy is issued. If any recommendations for mitigation are proposed, they shall be reviewed and approved by the Director of Public Works. j. LEED. Within two (2) years of the issuance of a Final Certificate of Occupancy for any individual building, such individual building must achieve LEED Silver or equivalent certification. City of Coral Gables Planning and Zoning Division Page 25

Attachment B

Attachment C City of Coral Gables Courtesy Public Hearing Notice April 2 8, 2017 Property: Applicant: Application: Public Hearing - Date/Time/ Location: Residence Inn by Marriott (2051 LeJeune Road), Coral Gables, Florida Coral Gables Downtown Hotel, LTD and Salzedo Office, LLC Comprehensive Plan Map Amendment, Zoning Code Map Amendment and Planned Area Development Site Plan Review Planning and Zoning Board May 1 0, 2017, 6:00 9:00 p.m. City Commission Chambers, City Hall, 405 Biltmore Way, Coral Gables, Florida, 33134 PUBLIC NOTICE is hereby given that the City of Coral Gables, Florida, Planning and Zoning Board (PZB) will conduct a Public Hearing on May 10, 2017 on the following applications at the Coral Gables City Commission Chambers, City Hall, 405 Biltmore Way, Coral Gables, Florida. These applications have been submitted by Coral Gables Downtown Hotel, LTD and Salzedo Office, LLC for a planned area development located at 2051 LeJeune Road, Coral Gables, Florida. The project includes a new 166 room Marriott Residence Inn to be located directly to the east of the existing Marriott Courtyard and a new parking garage to be located to the north of the Marriott Courtyard across Navarre Avenue. A total of 319 parking spaces are to be provided. The Marriott Residence Inn is proposed to be 119 feet and 2 inches tall and 13 stories high and the new parking garage is to be 30 feet and 4 inches tall and 3 stories high. The request requires three (3) public hearings, including review and recommendation by the Planning and Zoning Board, and 1 st and 2 nd Reading before the City Commission. The Ordinances under consideration are as follows: 1. An Ordinance of the City Commission of Coral Gables, Florida requesting an amendment to the Future Land Use Map of the City of Coral Gables Comprehensive Plan pursuant to Zoning Code Article 3, Development Review, Division 15, Comprehensive Plan Text and Map Amendments, and Small Scale amendment procedures (ss. 163.3187, Florida Statutes), from Residential Multi-Family Low Density and Residential Multi-Family Medium Density to Commercial Low-Rise Intensity for Lots 44-48, Block 9 and Lots 1-4, Block 18, Section K ; and, from Residential Multi-Family Medium Density to Commercial Mid-Rise Intensity for Lots 5-7, Block 18, Section K ; and, from Residential Multi-Family Medium Density and Commercial Mid-Rise Intensity to Commercial High-Rise Intensity for Lots 8-12 and 35-41, Block 18, Section K (2051 LeJeune Road), Coral Gables, Florida; and, providing for severability, repealer and an effective date.

2. An Ordinance of the City Commission of Coral Gables, Florida requesting a change of zoning pursuant to Zoning Code Article 3, Development Review, Division 14, Zoning Code Text and Map Amendments, from Multi-Family 2 District (MF2) to Commercial District (C) for the property legally described as Lots 44-48, Block 9 and Lots 1-12, Block 18, Coral Gables Section K (2051 LeJeune Road), Coral Gables, Florida; and providing for severability, repealer and an effective date. 3. An Ordinance of the City Commission of Coral Gables, Florida requesting review of a Planned Area Development (PAD) pursuant to Zoning Code Article 3, Development Review, Division 5, Planned Area Development (PAD), for the proposed project referred to as Residence Inn by Marriott on the property legally described as Lots 44-48, Block 9; and, Lots 1-12, Lot 38 less the East 7 feet, Lots 39-48, Block 18, Coral Gables Section K (2051 LeJeune Road), Coral Gables, Florida; including required conditions; providing for a repealer provision, providing for a severability clause, and providing for an effective date. (Legal description on file at the City) All interested parties are invited to attend and participate. Please visit the City webpage at www.coralgables.com to view information concerning the application. The complete application is on file and available for examination during business hours at the Planning Division, 427 Biltmore Way, Suite 201, Coral Gables, Florida, 33134. Questions and written comments regarding the application can be directed to the Planning and Zoning Division at planning@coralgables.com, Fax: 305.460.5327 or Phone: 305.460.5211. Please forward to other interested parties. Sincerely, City of Coral Gables, Florida Any person requiring special accommodations in order to attend or participate in the meeting should contact the City s ADA Coordinator, Raquel Elejabarrieta (Email: relejabarrieta@coralgables.com, Telephone: 305-722-8686, TTY/TDD: 305-442-1600, at least three (3) working days prior to the meeting. All meetings are telecast live on Coral Gables TV Channel 77.