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06-03-2025 Local Planning Agency Meeting AgendaCITY OF AVENTURA Aventura Government Center 19200 West Country Club Drive Aventura, FL 33180 ..� V r■. e4 q LOCAL PLANNING AGENCY MEETING AGENDA June 3, 2025 6:00 p.m. Aventura Government Center Commission Chambers Local Planning Agency AVENTURA CITY COMMISSION ACTING IN ITS CAPACITY AS THE LOCAL PLANNING AGENCY FOR THE CITY OF AVENTURA Mayor Howard S. Weinberg, Esq. Vice Mayor Cindy Orlinsky Commissioner Clifford B. Ain Commissioner Gustavo Blachman Commissioner Amit Bloom Commissioner Rachel S. Friedland, Esq. Commissioner Paul A. Kruss City Manager Bryan Pegues City Clerk Ellisa L. Horvath, MMC City Attorneys Weiss Serota Helfman Cole & Bierman Aventura Local Planning Agency Meeting Agenda June 3, 2025 AVENTURA CITY COMMISSION ACTING IN ITS CAPACITY AS THE LOCAL PLANNING AGENCY FOR THE CITY OF AVENTURA: 1. CALL TO ORDER/ROLL CALL 2. PLEDGE OF ALLEGIANCE 3. APPROVAL OF MINUTES: May 6, 2025 4. PUBLIC HEARINGS — MOTION RECOMMENDING ADOPTION OF THE FOLLOWING: RESOLUTIONS: A. A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA, GRANTING A VARIANCE FROM SECTION 31-145(B)(1)A OF THE CITY'S LAND DEVELOPMENTS REGULATIONS TO PERMIT A MIXED USE DEVELOPMENT WHERE THE RATIO OF SQUARE FEET OF RESIDENTIAL USES TO COMMERCIAL USES IS 10.58:1 WHERE A MAXIMUM RATIO OF 3:1 IS REQUIRED; AND VARIANCE FROM SECTION 31-145(B)(5)F TO PERMIT: (1) A FRONT SETBACK OF 15 FEET WHERE 25 FEET IS REQUIRED; (2) A SIDE STREET SETBACK OF 15 FEET WHERE 20 FEET IS REQUIRED; AND (3) A REAR SETBACK OF 12 FEET WHERE 20 FEET IS REQUIRED; FOR THE PROPERTY LOCATED AT 2770, 2822, 2826, 2830, 2834 AND 2850 NE 187 STREET; PROVIDING FOR IMPLEMENTATION; AND PROVIDING FOR AN EFFECTIVE DATE. Note: The Quasi -Judicial procedures of the City shall be invoked for this item. B. A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA, GRANTING CONDITIONAL USE APPROVAL, PURSUANT TO SECTION 31-145(B)3 OF THE CITY CODE OF ORDINANCES: (1) TO PERMIT A DENSITY OF 69 DWELLING UNITS PER ACRE FOR A PROJECT PROVIDING HERO HOUSING, WHERE THE CITY CODE PERMITS 25; (2) TO PERMIT HEIGHTS UP TO 17 STORIES (174'), WHERE THE CITY CODE PERMITS FOUR (4) STORIES (50'); AND (3) TO PERMIT MINIMUM FLOOR AREAS OF 800 SQUARE FEET FOR ONE BEDROOM UNITS, WHERE THE MINIMUM REQUIREMENT IS 900 SQUARE FEET; FOR THE PROPERTY LOCATED AT 2770, 2822, 2826, 2830, 2834 AND 2850 NE 187 STREET; PROVIDING FOR CONDITIONS OF APPROVAL; AND PROVIDING FOR AN EFFECTIVE DATE. Note: The Quasi -Judicial procedures of the City shall be invoked for this item. C. A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA, GRANTING CONDITIONAL USE APPROVAL, PURSUANT TO SECTION 31-145(E)4 OF THE CITY CODE OF ORDINANCES: (1) TO PERMIT A DENSITY OF 65 DWELLING UNITS PER ACRE FOR A PROJECT PROVIDING HERO HOUSING UNITS, WHERE THE CITY CODE PERMITS 25; (2) TO PERMIT HEIGHTS UP TO 29 STORIES (311'), WHERE THE CITY CODE PERMITS 10 STORIES (100'); (3) TO PERMIT UNITS WITH FLOOR AREAS FROM 500 SQUARE FEET TO 1,250 SQUARE FEET FOR ONE TO FOUR BEDROOM UNITS, WHERE THE MINIMUM REQUIREMENTS ARE 800 SQUARE FEET TO 1,350 SQUARE FEET; AND (4) TO PERMIT 1,709 PARKING SPACES, WHERE 2,271 SPACES ARE REQUIRED BY THE CITY CODE; FOR THE PROPERTY LOCATED AT 20801-20807 BISCAYNE BOULEVARD; PROVIDING FOR CONDITIONS OF APPROVAL; AND PROVIDING FOR AN EFFECTIVE DATE. Note: The Quasi -Judicial procedures of the City shall be invoked for this item. Page 1 of 2 Aventura Local Planning Agency Meeting Agenda June 3, 2025 5. ADJOURNMENT This meeting is open to the public. In accordance with the Americans with Disabilities Act of 1990, all persons who are disabled and who need special accommodations to participate in this meeting because of that disability should contact the Office of the City Clerk, (305) 466-8901 or cityclerk@cityofaventura.com, not later than two days prior to such proceedings. One or more members of the City of Aventura Advisory Boards may participate in the meeting. Anyone wishing to appeal any decision made by the Aventura Local Planning Agency or Aventura City Commission with respect to any matter considered at such meeting or hearing will need a record of the proceedings and, for such purpose, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. Agenda items are available online at cityofaventura.com for viewing and printing, or may be requested through the Office of the City Clerk at (305) 466-8901 or cityclerk@cityofaventura.com. Page 2 of 2 CITY OF AVENTURA OFFICE OF THE CITY CLERK MEMORANDUM TO: City Commission, Acting in its Capacity as the Local Planning Agency for the City of Aventura FROM: Ellisa L. Horvath, MMC, City Clerk �" DATE: May 30, 2025 SUBJECT: Approval of Minutes June 3, 2025 Local Planning Agency Meeting Agenda RECOMMENDATION It is recommended that the City Commission, acting in its capacity as the Local Planning Agency for the City of Aventura, approve the attached minutes as provided by the City Clerk, for the Local Planning Agency meeting held as listed below. BACKGROUND A meeting was held and minutes have been provided for the City Commission, acting in its capacity as the Local Planning Agency, for approval of the following: • May 6, 2025 Local Planning Agency Meeting Should you have any questions, please contact me. /elh attachment CITY OF AVENTURA LOCAL PLANNING AGENCY MEETING MINUTES MAY 6, 2025 6:00 p.m. Aventura Government Center 19200 West Country Club Drive Aventura, FL 33180 Aventura City Commission acting in its capacity as the Local Planning Agency for the City of Aventura: 1. CALL TO ORDER/ROLL CALL: The meeting was called to order by Mayor Weinberg at 7:42 p.m. The roll was called and the following were present: Mayor Howard S. Weinberg, Vice Mayor Cindy Orlinsky, Commissioner Clifford B. Ain, Commissioner Gustavo Blachman, Commissioner Amit Bloom, Commissioner Rachel S. Friedland, Commissioner Paul A. Kruss, City Manager Bryan Pegues, City Clerk Ellisa L. Horvath, and City Attorney Robert Meyers. As a quorum was determined to be present, the meeting commenced. 2. PLEDGE OF ALLEGIANCE: The Pledge was done at the City Commission Regular Meeting. 3. APPROVAL OF MINUTES (April 8, 2025): A motion to approve the minutes of the April 8, 2025 meeting was offered by Commissioner Ain, seconded by Vice Mayor Orlinsky, and unanimously passed by roll call vote. 4. PUBLIC HEARINGS - MOTION RECOMMENDING ADOPTION OF THE FOLLOWING: Mr. Meyers reviewed the quasi-judicial procedures for Item 4A, 4C, and 4D and Mrs. Horvath administered the oath to all those wishing to offer testimony on the items. The following members of the City Commission disclosed ex parte communications for items 4B and 4C through the viewing of conceptual drawings prior to the City Commission Workshop noting that such viewing did not influence a decision: Mayor Weinberg, Commissioner Bloom, and Commissioner Friedland. No additional disclosures of ex parte communications were provided by members of the City Commission. RESOLUTION: Mrs. Horvath read the following Resolution title: A. A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA, GRANTING A VARIANCE FROM SECTION 31-171(B)(12)A.1 OF THE CITY'S LAND DEVELOPMENT REGULATIONS TO PERMIT 680 PARKING SPACES WHERE 739 ARE City of Aventura Local Planning Agency Meeting Minutes May 6, 2025 REQUIRED FOR THE EXISTING DEVELOPMENT LOCATED AT 19101 BISCAYNE BOULEVARD; PROVIDING FOR IMPLEMENTATION; AND PROVIDING FOR AN EFFECTIVE DATE. Note: The Quasi -Judicial procedures of the City shall be invoked for this item. A motion to recommend adoption of the Resolution was offered by Commissioner Kruss and seconded by Vice Mayor Orlinsky. Community Development Director Keven Klopp entered the staff report into the record, which recommended approval, and reviewed the item including the following: parking variance, rendering, added parking spaces, proposed site, and history. The following provided comments on behalf of the applicant (Equity One Florida Portfolio LLC Regency Center LP): Alan Krischer, Esq. (Holland & Knight). Mayor Weinberg opened the public hearing. There being no speakers, the public hearing was closed. The City Commission discussed the item with Mr. Klopp responding to questions. The motion to recommend adoption of the Resolution passed unanimously by roll call vote. ORDINANCES — FIRST READING/PUBLIC HEARINGS: Mrs. Horvath read the following Ordinance title: B. AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING CHAPTER 31, "LAND DEVELOPMENT REGULATIONS" OF THE CITY CODE OF ORDINANCES BY AMENDING SECTION 31-145(e), "TOWN CENTER OFFICE PARK MIXED USE (TC4) DISTRICT", TO ALLOW MULTIFAMILY RESIDENTIAL DENSITIES WITH A MAXIMUM OF 70 DWELLING UNITS PER ACRE FOR DEVELOPMENTS THAT PROVIDE RESIDENTIAL UNITS TO THE CITY'S HERO HOUSING PROGRAM; SUBJECT TO CONDITIONAL USE APPROVAL; PROVIDING FOR SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE; AND PROVIDING FOR AN EFFECTIVE DATE. A motion to recommend adoption of the Ordinance was offered by Commissioner Bloom and seconded by Vice Mayor Orlinsky. Community Development Director Keven Klopp entered the staff report into the record, which recommended approval, and reviewed the item including the following: code text changes, rendering, request, and next steps. No comments were provided on behalf of the applicant (Michael J. Marrero c/o Bercow Radell Fernandez Larkin & Tapanes on behalf of Aventura Property Owner LLC). Mayor Weinberg opened the public hearing. There being no speakers, the public hearing was closed. Page 2 of 4 City of Aventura Local Planning Agency Meeting Minutes May 6, 2025 No comments were provided by the City Commission. The motion to recommend adoption of the Ordinance passed unanimously by roll call vote. Mrs. Horvath read the following Ordinance title: C. AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, APPROVING A SMALL SCALE AMENDMENT TO THE FUTURE LAND USE MAP OF THE CITY OF AVENTURA COMPREHENSIVE PLAN PURSUANT TO SECTION 163.3187, FLORIDA STATUTES, TO REDESIGNATE AN APPROXIMATE 3.01 ACRE TRACT OF LAND ON THE SOUTHWEST CORNER OF NE 187 STREET AND NE 28 COURT, IDENTIFIED BY FOLIO NUMBERS 28- 2203-043-0010 AND 28-2203-033-0010, FROM "BUSINESS AND OFFICE" TO "TOWN CENTER"; PROVIDING FOR CONFLICTS; PROVIDING FOR SEVERABILITY; PROVIDING FOR INCLUSION IN THE COMPREHENSIVE PLAN; AND PROVIDING FOR AN EFFECTIVE DATE. Note: The Quasi -Judicial procedures of the City shall be invoked for this item. Commissioner Kruss announced that due to the property being owned by the same entity that owns the property for his business with the proposed project also being located next to his business and in order to avoid any appearance of conflict he would be recusing himself from voting on the item and left the meeting.' A motion to recommend adoption of the Ordinance was offered by Commissioner Ain and seconded by Commissioner Friedland. Community Development Director Keven Klopp entered the staff report into the record, which recommended approval, and reviewed the item including the following: comprehensive plan amendment, picture/rendering, request, and next steps. The following provided comments on behalf of the applicant (Michael J. Marrero c/o Bercow Radell Fernandez Larkin & Tapanes on behalf of Miami Off Center Associates LLP): Jeffrey Bercow, Esq. (Bercow Radell Fernandez Larkin & Tapanes PLLC — 200 S. Biscayne Blvd., Suite 300, Miami). Mayor Weinberg opened the public hearing. The following member of the public provided comments: Joshua Bash (18800 NE 29 Avenue, Aventura). There being no additional speakers, the public hearing was closed. The City Commission provided comments including what was allowed to be built by right of the owner. The motion to recommend adoption of the Ordinance passed (5-1) by roll call vote, with Commissioner Ain voting no and Commissioner Kruss absent due to recusal. Mrs. Horvath read the following Ordinance title: The Memorandum of Voting Conflict (Form 8B) for Conunissioner Kruss is attached to the minutes as required. Page 3 of 4 City of Aventura Local Planning Agency Meeting Minutes May 6, 2025 D. AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING THE OFFICIAL ZONING MAP BY CHANGING THE ZONING DESIGNATION OF AN APPROXIMATE 3.01 ACRE TRACT OF LAND ON THE SOUTHWEST CORNER OF NE 187 STREET AND NE 28 COURT, IDENTIFIED BY FOLIO NUMBERS 28-2203-043-0010 AND 28-2203-033-0010, FROM "COMMUNITY BUSINESS DISTRICT (B2)" TO "TOWN CENTER DISTRICT (TC1)"; PROVIDING FOR SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE; AND PROVIDING FOR AN EFFECTIVE DATE. Note: The Quasi -Judicial procedures of the City shall be invoked for this item Commissioner Kruss announced that due to the property being owned by the same entity that owns the property for his business with the proposed project also being located next to his business and in order to avoid any appearance of conflict he would be recusing himself from voting on the item and left the meeting.2 A motion to recommend adoption of the Ordinance was offered by Commissioner Blachman and seconded by Commissioner Bloom. Community Development Director Keven Klopp entered the staff report into the record, which recommended approval, and reviewed the item. No comments were provided on behalf of the applicant (Michael J. Marrero c/o Bercow Radell Fernandez Larkin & Tapanes on behalf of Miami Off Center Associates LLP). Mayor Weinberg opened the public hearing. There being no speakers, the public hearing was closed. No comments were provided by the City Commission. The motion to recommend adoption of the Ordinance passed (5-1) by roll call vote, with Commissioner Ain voting no and Commissioner Kruss absent due to recusal. 5. ADJOURNMENT: There being no further business to come before the Local Planning Agency, a motion to adjourn was offered by Commissioner Blachman, seconded by Commissioner Friedland, and unanimously passed; thereby adjourning the meeting at 8:14 p.m. Ellisa L. Horvath, MMC, City Clerk Approved by the Local Planning Agency on June 3, 2025. The Memorandum of Voting Conflict (Form 8B) for Commissioner Kruss is attached to the minutes as required. Page 4 of 4 FORM 8B MEMORANDUM OF VOTING CONFLICT FOR COUNTY, MUNICIPAL, AND OTHER LOCAL PUBLIC OFFICERS LAST NAME —FIRST NAME —MIDDLE NAME NAME OF BOARD, COUNCIL, COMMISSION, AUTHORITY, OR COMMITTEE Kruss, Paul A. City of Aventura City Commission MAILING ADDRESS 19200 W. Country Club Drive THE BOARD, COUNCIL, COMMISSION, AUTHORITY OR COMMITTEE ON WHICH I SERVE IS A UNIT OR XCITY ❑ COUNTY ❑ OTHER LOCALAGENCY CITY COUNTY NAME OF POLITICAL SUBDIVISION: Aventura Miami -Dade Aventura DATE ON WHICH VOTE OCCURRED May 6, 2025 MY POSITION IS: XELECTIVE ❑ APPOINTIVE WHO MUST FILE FORM 813 This form is for use by any person serving at the county, city, or other local level of government on an appointed or elected board, council, commission, authority, or committee. It applies to members of advisory and non -advisory bodies who are presented with a voting conflict of interest under Section 112.3143, Florida Statutes. Your responsibilities under the law when faced with voting on a measure in which you have a conflict of interest will vary greatly depending on whether you hold an elective or appointive position. For this reason, please pay close attention to the instructions on this form before completing and filing the form. INSTRUCTIONS FOR COMPLIANCE WITH SECTION 112.3143, FLORIDA STATUTES A person holding elective or appointive county, municipal, or other local public office MUST ABSTAIN from voting on a measure which would inure to his or her special private gain or loss. Each elected or appointed local officer also MUST ABSTAIN from knowingly voting on a measure which would inure to the special gain or loss of a principal (other than a government agency) by whom he or she is retained (including the parent, subsidiary, or sibling organization of a principal by which he or she is retained); to the special private gain or loss of a relative; or to the special private gain or loss of a business associate. Commissioners of community redevelopment agencies (CRAs) under Sec. 163.356 or 163.357, F.S., and officers of independent special tax districts elected on a one -acre, one -vote basis are not prohibited from voting in that capacity. For purposes of this law, a "relative" includes only the officer's father, mother, son, daughter, husband, wife, brother, sister, father-in-law, mother-in-law, son-in-law, and daughter-in-law. A "business associate" means any person or entity engaged in or carrying on a business enterprise with the officer as a partner, joint venturer, coowner of property, or corporate shareholder (where the shares of the corporation are not listed on any national or regional stock exchange). ELECTED OFFICERS: In addition to abstaining from voting in the situations described above, you must disclose the conflict: PRIOR TO THE VOTE BEING TAKEN by publicly stating to the assembly the nature of your interest in the measure on which you are abstaining from voting; and WITHIN 15 DAYS AFTER THE VOTE OCCURS by completing and filing this form with the person responsible for recording the minutes of the meeting, who should incorporate the form in the minutes. APPOINTED OFFICERS: Although you must abstain from voting in the situations described above, you are not prohibited by Section 112.3143 from otherwise participating in these matters. However, you must disclose the nature of the conflict before making any attempt to influence the decision, whether orally or in writing and whether made by you or at your direction. IF YOU INTEND TO MAKE ANY ATTEMPT TO INFLUENCE THE DECISION PRIOR TO THE MEETING AT WHICH THE VOTE WILL BE TAKEN: • You must complete and file this form (before making any attempt to influence the decision) with the person responsible for recording the minutes of the meeting, who will incorporate the form in the minutes. (Continued on page 2) CE FORM 86 - EFF. 11/2013 PAGE 1 Adopted by reference in Rule 34-7.010(1)(f), F.A.C. APPOINTED OFFICERS (continued) • A copy of the form must be provided immediately to the other members of the agency. • The form must be read publicly at the next meeting after the form is filed. IF YOU MAKE NO ATTEMPT TO INFLUENCE THE DECISION EXCEPT BY DISCUSSION AT THE MEETING: • You must disclose orally the nature of your conflict in the measure before participating. • You must complete the form and file it within 15 days after the vote occurs with the person responsible for recording the minutes of the meeting, who must incorporate the form in the minutes. A copy of the form must be provided immediately to the other members of the agency, and the form must be read publicly at the next meeting after the form is filed. DISCLOSURE OF LOCAL OFFICER'S INTEREST I, Paul A. Kruss, hereby disclose that on May 6, 2025: (a) A measure came or will come before my agency which (check one or more) X inured to my special private gain or loss (no actual conflict but an appearance of one); inured to the special gain or loss of my business associate, ; inured to the special gain or loss of my relative, ; inured to the special gain or loss of by whom I am retained; or inured to the special gain or loss of which is the parent subsidiary, or sibling organization or subsidiary of a principal which has retained me. (b) The measure before my agency and the nature of my conflicting interest in the measure is as follows: On the May 6, 2025 Local Planning Agency (LPA) agenda (items 4c and 4d) and later that evening on the City Commission (Commission agenda (items 7c and 7d) were two matters that came before the LPA and Commission from an applicant who owns property adjacent to my restaurant (Mo's Bagels). Furthermore, the applicant owns the land where my restaurant sits. One of the items was to change the designation of the applicant's adjacent property and the second item was to approve the rezoning of the applicant's property. Although it i remote and speculative as to whether actions taken by the LPA and Commission would result in a special financial benefit to my business or me, I determined out of an abundance of caution to declare a voting conflict with respect to these items. After disclosing what I believe to be a perception of a voting conflict, I left the chambers and did not vote on the items when they were heard at the LPA meeting and the Commission meeting. If disclosure of specific information would violate confidentiality or privilege pursuant to law or rules governing attorneys, a public officer, who is also an attorney, may comply with the disclosure requirements of this section by disclosing the nature of the interest in such a way as to provide the public with notice of the conflict. Date Filed Signature NOTICE: UNDER PROVISIONS OF FLORIDA STATUTES §112.317, A FAILURE TO MAKE ANY REQUIRED DISCLOSURE CONSTITUTES GROUNDS FOR AND MAY BE PUNISHED BY ONE OR MORE OF THE FOLLOWING: IMPEACHMENT, REMOVAL OR SUSPENSION FROM OFFICE OR EMPLOYMENT, DEMOTION, REDUCTION IN SALARY, REPRIMAND, OR A CIVIL PENALTY NOT TO EXCEED $10,000. CE FORM 813 - EFF. 11/2013 PAGE 2 Adopted by reference in Rule 34-7.010(1)(f), F.A.C. CITY OF AVENTURA OFFICE OF THE CITY MANAGER MEMORANDUM TO: City Commission �l FROM: Bryan Pegues City Manager BY: Keven R. Klopp Community Development Director DATE: May 30, 2025 SUBJECT: Request by Miami Off Center LLP for a Variance to develop a Mixed - Use Project on Property Located at 2770-2850 NE 187 Street (VAR2505-0001). June 3, 2025 Local Planning Agency Meeting Agenda June 3, 2025 City Commission Meeting Agenda RECOMMENDATION It is recommended that the City Commission approve the requested variance for a proposed project located at 2770, 2822, 2826, 2830, 2834 and 2850 NE 187 Street to facilitate the mixed -use development known as Cassa Residences. THE REQUEST The applicant, Bercow, Radell, Fernandez, Larkin & Tapanes, on behalf of Miami Off Center LLP, is requesting a variance from Section 31-145(b)(1)a to permit a mixed -use development where the ratio of square feet of residential uses to commercial uses is 10.58.1, where a maximum ratio of 3:1 is required; and a variance from Section 31- 145(b)(5)f to permit: 1) a front setback of 15 feet where 25 feet is required; 2) a side street setback of 15 feet where 20 feet is required; and 3) a rear setback of 12 feet where 20 feet is required. BACKGROUND OWNER OF PROPERTY: Miami Off Center LLP NAME OF APPLICANT Michael J. Marrero, Esq. Bercow, Radell, Fernandez, Larkin & Tapanes LOCATION OF PROPERTY 2770, 2822, 2826, 2830, 2834 and 2850 NE 187 Street Folios: 28-2203-033-0010 and 28-2203-043-0010 See Exhibit #2 for Location Map SIZE OF PROPERTY 3.0175 acres +/- LEGAL DESCRIPTION Parcel 1: (Folio Number: 28-2203-033-0010) Tract A of Gilda Tract, according to the Plat thereof as recorded in Plat Book 117, Page 12, of the Public Records of Miami - Dade County, Florida. Parcel 2: (Folio Number: 28-2203-043-0010) Tract B of Gilda Tract First Addition, according to the Plat thereof as recorded in Plat Book 130, Page 49, of the Public Records of Miami - Dade County, Florida. Zoning: Subject Property B2 Community Business District Properties to the North TC1 Town Center District Properties to the South B2 Community Business District RMF4 Multifamily Medium High Density Properties to the East TC2 Town Center Marine District Properties to the West B2 Community Business District Existing Land Use — Subject Property Retail Properties to the North Mixed Use Residential Commercial Properties to the South Vacant Lands Properties to the East Marina Properties to the West Vacant lands Future Land Use — Subject Property Business and Office Properties to the North Town Center Properties to the South Business and Office Medium High Density Residential Properties to the East Town Center Properties to the West Business and Office K The Site - The site consists of 2 parcels totaling approximately 3.0175 acres of land located on the southwest corner of NE 187 Street and NE 28 Court, and accessible via two driveways located on NE 187 Street and NE 28 Court. The Project — The project proposed is a mixed -use development on the easternmost parcel featuring 208 residential units, 12,000 square feet of retail at ground level and a 7- story parking garage with 456 parking spaces. ANALYSIS Consistency with Comprehensive Master Plan — The request will be consistent with the City of Aventura Comprehensive Plan contingent to the approval of the application to change the City's Comprehensive Plan Future Land Use Map designation of the Property from Business and Office to Town Center presented concurrently for second reading and final approval. Citizen Comments — Notices were mailed and the property was posted as required by City Code. The Community Development Department has received no written citizen comments to date. Community Development Department Analysis — The Property is being rezoned to TC1, Town center Zoning District. Mixed use developments are permitted in this district. Criteria The guidelines for approval of variances as required by Section 31-76(e) of the City' s Land Development Regulation state: Standards of review. A variance shall be granted only where competent and substantial evidence presented in the particular case shows that all of the following are met- (1) The particular physical surroundings, shape, topographical condition, or other physical or environmental condition of the specific property involved would result in a particular hardship upon the owner, as distinguished from a mere inconvenience, if the regulations were carried out literally. The unique location and particular shape of the Property creates a hardship upon the owner that is remedied by the granting of these variances. (2) The conditions upon which the request for a variance is based are unique to the parcel and would not be generally applicable to other property within the vicinity. The conditions upon which the request for a variance is based are unique to the parcel and would not be generally applicable to other property within the vicinity. 191 This parcel is uniquely situated within the City and is uniquely preserving certain existing structures while redeveloping a different portion of the Property. (3) The alleged difficulty or hardship is not economic and has not been deliberately created to establish a use or structure, which is not otherwise consistent with the LDR. The hardship is not economic and has not been deliberately created. The proposed mixed use development is consistent with the Land Development Regulations. (4) The granting of the variance will not be detrimental to the public welfare or injurious to other property or improvements in the vicinity. The granting of the variance will not be detrimental to the public welfare or injurious to other property or improvements in the vicinity. The improvements to the property will positively affect other properties in the vicinity. (5) The proposed variance will not substantially increase the congestion in the public streets, or increase the danger of fire, or endanger the public safety, or substantially diminish or impair property values within the vicinity. The proposed variance will not substantially increase the congestion in the public streets, as compared to what may be developed as of right if the current zoning district is unchanged. Additionally, newer facilities will not increase the danger of fire, or endanger the public safety or substantially diminish or impair property values within the vicinity. Recommendation It is recommended that the request for variances be granted. CI LOCATION MAP EXHIBIT #: 2 -----------------------1-----------------1 � 1 a II 1 m1 .m 1 c1 _ 1 3� D 1 < 1 Z+ m 1 NE 207TH ST N COUNTRY CLUB DR ' 1 1 1 NE 203RD ST p p c 1 z a z 1 m cr —I 1 j RPg�VD 1 i AV�N � , c < W / m p F z , , / / 1 ' PN:CSwY� WILLIgM t N ; NM. F w��ra:M.cE M� N cswY� / , , / / , NE 187TH ST / NE i86TH ST / n . I I I I I O � mIlu ® / 1 m 1 Subject Property W 1ZLJI > a Ln MajorRoads If ' J �.' _ Aventura Municipal Boundary DATE: 06/03/2025 AGENDA ITEM(S): DESCRIPTION: Property(s): 28-2203-033-0010 28-2203-043-0010 City File No.: CUP2505-0001 VAR2505-0001 A0 0.25 0.5 1 Miles N I i i i I i i i I CITY OF AVENTURA RESOLUTION NO. 2025- A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA, GRANTING A VARIANCE FROM SECTION 31- 145(B)(1)A OF THE CITY'S LAND DEVELOPMENTS REGULATIONS TO PERMIT A MIXED USE DEVELOPMENT WHERE THE RATIO OF SQUARE FEET OF RESIDENTIAL USES TO COMMERCIAL USES IS 10.58:1 WHERE A MAXIMUM RATIO OF 3:1 IS REQUIRED; AND VARIANCE FROM SECTION 31-145(B)(5)F TO PERMIT: (1) A FRONT SETBACK OF 15 FEET WHERE 25 FEET IS REQUIRED; (2) A SIDE STREET SETBACK OF 15 FEET WHERE 20 FEET IS REQUIRED; AND (3) A REAR SETBACK OF 12 FEET WHERE 20 FEET IS REQUIRED, FOR THE PROPERTY LOCATED AT 2770, 2822, 2826, 2830, 2834 AND 2850 NE 187 STREET; PROVIDING FOR IMPLEMENTATION; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the applicant, Bercow, Radell, Fernandez, Larkin & Tapanes, on behalf of Miami Off Center LLP, through Application No. VAR2505-0001 ("Application"), is requesting a variance from Section 31-145(b)(1)a to permit a mixed -use development where the ratio of square feet of residential uses to commercial uses is 10.58.1, where a maximum ratio of 3:1 is required; and WHEREAS, the applicant, through the same Application, is requesting a variance from Section 31-145(b)(5)f to permit: 1) a front setback of 15 feet where 25 feet is required; 2) a side street setback of 15 feet where 20 feet is required; and 3) a rear setback of 12 feet where 20 feet is required; and WHEREAS, following proper notice, the City Commission held a public hearing as provided by law; and WHEREAS, the City Commission finds that the Application meets the criteria of the applicable codes and ordinances, to the extent the Application is granted herein. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA, THAT: Section 1. Application for Variance from Section 31-145(b)(1)a to permit a mixed -use development where the ratio of square feet of residential uses to commercial uses is 10.58.1, where a maximum ratio of 3:1 is required and variance from Section 31- 145(b)(5)f to permit: 1) a front setback of 15 feet where 25 feet is required; 2) a side street setback of 15 feet where 20 feet is required; and 3) a rear setback of 12 feet where 20 feet is required, to facilitate the redevelopment of the property legally described in Exhibit "A", is hereby granted. City of Aventura Resolution No. 2025- Section 2. The City Manager is authorized to cause the issuance of permits in accordance with the approvals and conditions herein provided and to indicate such approvals and conditions upon the records of the City. Section 3. Issuance of this development order by the City of Aventura does not in any way create any right on the part of an applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the City of Aventura for issuance of the development order if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. All applicable state and federal permits must be obtained before commencement of the development. This condition is included pursuant to Section 166.033, Florida Statutes, as amended. Section 4. This Resolution shall become effective immediately upon its adoption. The foregoing Resolution was offered by Commissioner who moved its adoption. The motion was seconded by Commissioner and upon being put to a vote, the vote was as follows: Commissioner Clifford B. Ain Commissioner Gustavo Blachman Commissioner Amit Bloom Commissioner Paul A. Kruss Commissioner Rachel S. Friedland Vice Mayor Cindy Orlinsky Mayor Howard S. Weinberg PASSED AND ADOPTED this V day of June, 2025. Page 2 of 3 City of Aventura Resolution No. 2025- HOWARD S. WEINBERG, ESQ. MAYOR ATTEST: ELLISA L. HORVATH, MMC CITY CLERK APPROVED AS TO LEGAL SUFFICIENCY: ROBERT MEYERS CITY ATTORNEY WEISS SEROTA HELFMAN COLE + BIERMAN, P.L. Page 3 of 3 EXHIBIT "A" LEGAL DESCRIPTION Parcel 1: (Folio Number: 28-2203-033-0010) Tract A of Gilda Tract, according to the Plat thereof as recorded in Plat Book 117, Page 12, of the Public Records of Miami - Dade County, Florida. Parcel 2: (Folio Number: 28-2203-043-0010) Tract B of Gilda Tract First Addition, according to the Plat thereof as recorded in Plat Book 130, Page 49, of the Public Records of Miami - Dade County, Florida. CITY OF AVENTURA OFFICE OF THE CITY MANAGER MEMORANDUM TO: City Commission FROM: Bryan Pegues City Manager BY: Keven R. Klopp Community Development Director DATE: May 30, 2025 SUBJECT: Request by Miami Off Center LLP for Conditional Use Approval for a Mixed -Use Development on Property Located at 2770-2850 NE 187 Street (CUP2505-0001) June 3, 2025 Local Planning Agency Meeting Agenda June 3, 2025 City Commission Meeting Agenda RECOMMENDATION It is recommended that the City Commission approve the requested Conditional Use for a proposed project located at 2770, 2822, 2826, 2830, 2834 and 2850 NE 187 Street to facilitate the mixed -use development known as Cassa Residences. THE REQUEST The applicant, Bercow, Radell, Fernandez, Larkin & Tapanes, on behalf of Miami Off Center LLP, is requesting Conditional Use approval pursuant to Section 31-145(b)(3)q of the City's Land Development Regulations (the "LDRs") to permit a density of 69 dwelling units per acre for a project providing Hero Housing, where the LDRs permit a maximum density of 25 dwelling units per acre; Conditional Use approval pursuant to Section 31- 145(b)(3)e of the LDRs to permit the proposed height of 17 stories (174'), where the LDRs allow a maximum height of four (4) stories (50'); and Conditional Use approval pursuant to Section 31-145(b)(3)g of the LDRs to allow minimum floor areas of 800 square feet for one bedroom units where the minimum area required is 900 square feet for the Property identified with folios 28-2203-033-0010 and 28-2203-043-0010. The applicant's Letter of Intent is attached as Exhibit #1 to this report. BACKGROUND OWNER OF PROPERTY: NAME OF APPLICANT LOCATION OF PROPERTY SIZE OF PROPERTY Miami Off Center LLP Michael J. Marrero, Esq. Bercow, Radell, Fernandez, Larkin & Tapanes 2770, 2822, 2826, 2830, 2834 and 2850 NE 187 Street Folios: 28-2203-033-0010 and 28-2203-043-0010 See Exhibit #2 for Location Map 3.0175 acres +/- See Exhibit #A for Legal Description The Property consists of 2 parcels totaling approximately 3.0175 acres of land located on the southwest corner of NE 187 Street and NE 28 Court. These two parcels, identified as 2770 NE 187 Street ("Western Parcel") and 2822, 2826, 2830, 2834, and 2850 NE 187 Street ("Eastern Parcel") are currently unified through a Unity of Title, as recorded in Official Records Book 13177, Page 917 of the Public Records of Miami -Dade County. Currently, the Property is developed with two commercial buildings of approximately 45,000 square feet of retail space. The Western Parcel, occupied by the iconic Mo's Bagels & Deli and additional retail establishments totaling 10,900 square feet, will be preserved in its current state. The Applicant is proposing to developed a mixed -use project on the Eastern Parcel. The proposed mixed -use development consists of a residential tower 17-story height featuring 208 residential units and 12,000 square feet of retail space at ground level. A seven -story parking garage, integrated to the south of the tower, will provide 456 parking spaces, featuring both indoor and outdoor residential amenities on its rooftop. The residential unit mix will include one -to three -bedroom units ranging from 800 to 1,575 square feet of floor areas. See Exhibit #3 for proposed development. The applicant had previously submitted two applications related to this request that were presented to the City Commission and approved for first reading on May 6, 2025. The first application changes the City's Comprehensive Plan Future Land Use Map designation of the Property from Business and Office to Town Center, and the second application amends the City's Official Zoning Map by changing the zoning of the property from B2, Commercial Business District, to TC1, Town Center District. These applications are on the June 3 City's Commission meeting agenda to be presented for second reading and final approval. The Local Planning Agency recommendation regarding this Conditional Use approval will be presented to City Commission concurrently with and contingent upon the approval of the above stated applications. The applicant had also submitted a request for variance that will be considered together with this request and an Administrative Site Plan Approval Application that is currently being reviewed by City staff and its consultants. K ANALYSIS Subject Property B2 Community Business District Properties to the North TC1 Town Center District Properties to the South B2 Community Business District RMF4 Multifamily Medium High Density Properties to the East TC2 Town Center Marine District Properties to the West B2 Community Business District Existing Land Use — Subject Property Retail Properties to the North Mixed Use Residential Commercial Properties to the South Vacant Lands Properties to the East Marina Properties to the West Vacant lands Future Land Use — Subject Property Business and Office Properties to the North Town Center Properties to the South Business and Office Medium High Density Residential Properties to the East Town Center Properties to the West Business and Office Access — The site is accessible via two driveways located on NE 187 Street and NE 28 Court. Standards for Review - The following is staff's evaluation of the proposed use using the criteria for approval of conditional uses found in Section 31-73(c) of the City's Land Development Regulations. 1. The proposed use shall be consistent with the Comprehensive Plan. The proposed use is consistent with the City of Aventura Comprehensive Plan. The proposed future land use designation for this parcel is Town Center and the proposed uses are consistent with the Town Center Zoning District. 2. The establishment, maintenance or operation of the proposed use shall not be detrimental to or endanger the public health, safety or general welfare. 191 The establishment, maintenance and operation of the proposed use will not be detrimental to or endanger the public health, safety or general welfare. The Applicant's proposal will activate a dated and underutilized property. 3. The proposed use shall be consistent with the community character of the immediate neighborhood of the proposed use. The proposed use is consistent with the community character of the immediate neighborhood. The immediately adjacent parcel to the south has an approval for an eighteen (18) story building and there are in total at least six (6) properties within a quarter -mile from the Property with built or approved buildings that range from eleven (11) to twenty-eight (28) stories in height. 4. Utilities, roadway capacity, drainage and other necessary public facilities, including police, fire and emergency services shall exist at the City's adopted levels of service or will be available concurrent with demand as provided forin the requirement of these LDR's. City public facilities and services will continue to operate within the required levels of service once the development is completed. 5. Adequate measures exist or shall be taken to provide ingress and egress to the proposed use in a manner that minimizes traffic congestion in the public streets. The Applicant has taken adequate measures to provide ingress and egress to the development in a manner that minimizes traffic congestion in the public streets. 6. The establishment of the conditional use shall not impede the development of surrounding properties for uses permitted in the zoning district. The conditional use will not have any detrimental effect on the ability of surrounding properties to develop with uses permitted in their zoning districts. 7. The design of the proposed use shall minimize adverse effects, including visual impacts of the proposed use on adjacent property through the use of building orientation, setbacks, buffers, landscaping and other design criteria. The design of the proposed residential building provides appealing visuals and its orientation and scale are appropriate to its location. The applicant is working with City staff to enhance the visual appeal of the building providing garage screening with metal mesh and panels in addition to other fagade enhancements. Public Hearing Notice - Notice of this public hearing has been published, posted and mailed in accordance with Section 31-71(e) of the City Code. CI RECOMMENDED CONDITIONS OF APPROVAL 1. Building permits must be consistent with drawings as submitted for site plan approval, dated May 6, 2025, and listed in Exhibit #3, unless otherwise subsequently amended by an administrative site plan approval. The referenced plans are being reviewed under Administrative Site Plan Approval regulations, the TC-1 zoning district regulations, and all other applicable regulations as provided within the City of Aventura Land Development Regulations. 2. A contribution of $1,000,000 toward the capital costs related to construction of a new charter school for the City with the following payment schedule: a. $300,000 at permit issuance b. $700,000 at Certificate of Occupancy issuance. 3. Twelve (12) Hero Housing units, physical details of which are to be finalized prior to site plan approval, and administration of which shall proceed pursuant to a HERO Housing Agreement that shall be executed prior to first permit issuance. An administrative fee of $1,000 per HERO Housing Unit proffered with the request for conditional use approval — in this case $12,000 — shall be paid within 10 days of City Commission approval of the Resolution granting the request. 4. Prior to receiving permits for any permanent structure, obtain Miami -Dade County Schools' issuance of a finding that School Concurrency has been met and pay applicable School Impact Fees. 61 EXHIBIT "A" LEGAL DESCRIPTION Parcel 1: (Folio Number: 28-2203-033-0010) Tract A of Gilda Tract, according to the Plat thereof as recorded in Plat Book 117, Page 12, of the Public Records of Miami - Dade County, Florida. Parcel 2: (Folio Number: 28-2203-043-0010) Tract B of Gilda Tract First Addition, according to the Plat thereof as recorded in Plat Book 130, Page 49, of the Public Records of Miami - Dade County, Florida. BERCOW RADELL \ FERNANDEZ LARKIN N TAPANES \ ZONING,LWUSE ANP ENVIFCNMEMAL LAW May 15, 2025 VIA ELECTRONIC MAIL 200 S. Biscayne Boulevard Mr. Keven Klopp Suite 300, Miami, FL 33131 Community Development Director City of Aventura www.brzoninglaw.com 19200 West Country Club Drive, 4th Floor Aventura, Florida 33180 305.377.6238 office 305.377.6222fax Re: Letter of Intent — Conditional Use Approval and Variances for mmarrero@brzoninglaw.com Cassa Residences Dear Mr. Klopp: We represent Miami Off Center Associates, LLP (the "Applicant"), with regard to this application for conditional use and variance approval for the properties located at 2770 NE 187 Street ("Western Parcel") and 2822, 2826, 2830, 2834, and 2850 NE 187 Street ("Eastern Parcel") (collectively referred to as the "Property") located within the municipal boundaries of the City of Aventura (the "City"). The Applicant submitted applications to amend the City Zoning Map and Future Land Use Map to redesignate the Property as Town Center on the Future Land Use Map and TC1 on the Zoning Map which received approval at First Reading by the City Commission on May 6, 2025 and is scheduled for Second Reading on June 3, 2025. The Applicant is also preparing to submit an application for Administrative Site Plan Review ("ASPR") with detailed plans for the proposed project. Property Description. The Property, further identified by Miami -Dade County Property Appraiser Folio Nos. 28-2203-033- 0010 (Eastern Parcel) and 28-2203-043-0010 (Western Parcel) is comprised of two (2) parcels located on the south side of NE 187 Street just west of NE 28 Court. The two parcels are currently unified through a Unity of Title, as recorded in Official Records Book 13177, Page 917 of the Public Records of Miami -Dade County. The Eastern Parcel is currently improved with a two (2) story commercial building. The Western Parcel is currently Mr. Keven Klopp Community Development Director Page 2 improved with a one (1) story commercial building containing the iconic Mo's Bagels & Deli. Pending Applications. As briefly noted above, the Applicant is currently processing applications to amend the City's Future Land Use Map and Zoning Map to redesignate the Property as Town Center on the Future Land Use Map and TC1 on the Zoning Map. These applications were approved by the City Commission at First Reading on May 6, 2025. Second Reading is scheduled for June 3, 2025. The following Conditional Use and Variance requests assume the approval of these applications. The Project. The Applicant seeks to develop a mixed -use project on the Eastern Parcel consisting of residential and ground floor retail uses. The building on Western Parcel, which currently hosts the Mo's Bagels & Deli will be preserved in its current state. In other words, Mo's Bagels & Deli will not be affected by this redevelopment. Specifically, the Project consists of a seventeen (17) story building with 208 residential units including a portion dedicated as HERO Housing units, 12,000 square feet of ground floor retail space, and of 527 parking spaces. The Project complies with the City's color palette provided in Section 31-233 of the Code and the sizing and massing of the Project is consistent with the surrounding area. Public Benefit. In association with the Project, the Applicant is voluntarily proffering to the City a $1,000,000 school contribution in the form of a $300,000 contribution upon issuance of building permits and $700,000 upon issuance of a Certificate of Occupancy. Requests. The Applicant respectfully requests the approval of the following requests: 1) Conditional Use Approval pursuant to Section 31-145(b)(3)(q) for a maximum density of sixty-nine (69) dwelling units per acre with HERO Housing units; 2) Conditional Use Approval pursuant to Section 31-145(b)(3)(e) for a maximum height of seventeen (17) stories; 3) Conditional Use Approval pursuant to Section 31-145(b)(3)(g) to allow one (1) bedroom unit with a floor area of 800 square feet and 815 square feet; 4) Variance from Section 31-145(b)(1) to allow a mixed -use structure with a ratio of total square feet dedicated to residential and non-residential uses of more than 3:1; and 5) Variance from Section 31-145(b)(5)(f) to allow for a front setback of fifteen feet (15') where twenty-five feet (25') is required; a street side setback of fifteen feet (15') where Bercow Radell Fernandez Larkin & Tapanes 1305.377.6238 direct 1305.377.6222 fax I mmarrero@brzoninglaw.com Mr. Keven Klopp Community Development Director Page 3 twenty feet (20') is required, and a rear setback of twelve feet (12') where twenty feet (20') is required. Conditional Use Criteria. The proposed Conditional Use addresses the criteria described in Sec. 31-73 governing Conditional uses as follows: 1. The proposed use shall be consistent with the Comprehensive Plan. The application is consistent with the goals and objectives of the Comprehensive Plan, specifically the type of uses proposed are specifically contemplated in the Town Center designation and TC1 Zoning District. 2. The maintenance and operation of the proposed use shall not be detrimental to or endanger the public health, safety, or general welfare. The proposed use will not be detrimental to or endanger public health, safety or general welfare. The Applicant's proposal will activate a dated and underutilized property with an exciting mix of uses. 3. The proposed use shall be consistent with the community character of the immediate neighborhood of the proposed use. The proposed use is consistent with community character of the immediate neighborhood. The immediately adjacent parcel to the south has an approval for a eighteen (18) story building and there are in total at least six (6) properties within a quarter -mile from the Property with built or approved buildings that range from eleven (11) to twenty-eight (28) stories in height. 4. Utilities, roadway capacity, drainage, and other necessary public facilities, including police, fire and emergency services, shall exist at the City's adopted levels of service, or will be available concurrent with demand as provided for in the requirements of theses LDRs. City public facilities and services will continue to operate within the required levels of service once the Property is completed. Bercow Radell Fernandez Larkin & Tapanes 1305.377.6238 direct 1305.377.6222 fax I mmarrero@brzoninglaw.com Mr. Keven Klopp Community Development Director Page 4 S. Adequate measures exist or shall be taken to provide ingress and egress to the proposed use in a manner that minimizes traffic congestion in the public streets. The Applicant has taken adequate measures to provide ingress and egress to the Property in a manner that that minimizes traffic congestion in the public streets. 6. The establishment of the conditional use shall not impede the development of surrounding properties for uses permitted in the zoning district. The conditional use will not have any detrimental effect on the ability of surrounding properties to develop with uses permitted in their zoning districts. 7. The design of the proposed use shall minimize adverse effects, including visual impacts, of the proposed use on adjacent property through the use of building orientation, setbacks, buffers, landscaping and other design criteria. The proposed use is designed to adequately mitigate adverse impacts, visual or otherwise, to adjacent properties. Extensive landscaping has been provided throughout the property, including the extensive activation of the site's existing water feature. Variance Criteria. The proposed variances address the criteria described in Sec. 31-76 governing variances as follows: 1. The particular physical surroundings, shape, topographical condition, or other physical or environmental condition of the specific property involved would result in a particular hardship upon the owner, as distinguished from a mere inconvenience, if the regulations were carried out literally. The unique location and particular condition of the Property creates a hardship upon the owner that is remedied by the granting of these variances. 2. The conditions upon which the request for a variance is based are unique to the parcel and would not be generally applicable to other property within the vicinity. The conditions upon which the request for a variance is based are unique to the parcel and would not be generally applicable to other property within the vicinity. This parcel is uniquely situated within the City and is uniquely preserving certain existing structures while redeveloping a different portion of the Property. Bercow Radell Fernandez Larkin & Tapanes 1305.377.6238 direct 1305.377.6222 fax I mmarrero@brzoninglaw.com Mr. Keven Klopp Community Development Director Page 5 3. The alleged difficulty or hardship is not economic and has not been deliberately created to establish a use or structure which is not otherwise consistent with the LDR. The hardship is not economic and has not been deliberately created to establish a use or structure which is not otherwise consistent with the LDR. 4. The granting of the variance will not be detrimental to the public welfare or injurious to other property or improvements in the vicinity. The granting of the variance will not be detrimental to the public welfare or injurious to other property or improvements in the vicinity. S. The proposed variance will not substantially increase the congestion in the public streets, or increase the danger of fire, or endanger the public safety, or substantially diminish or impair property values within the vicinity. The proposed variance will not substantially increase the congestion in the public streets, or increase the danger of fire, or endanger the public safety, or substantially diminish or impair property values within the vicinity. For all the foregoing reasons, the applicant respectfully requests your department's favorable review and recommendation of this application. Should you have any questions, comments, or require additional information, please do not hesitate to phone my direct line at (305) 377-6238. Sincerely yours, Y� Michael J. Marrero Enclosures Bercow Radell Fernandez Larkin & Tapanes 1305.377.6238 direct 1305.377.6222 fax I mmarrero@brzoninglaw.com Mr. Keven Klopp Community Development Director Page 6 cc: Jeffrey Bercow Benjamin Sherry Bercow Radell Fernandez Larkin & Tapanes 1305.377.6238 direct 1305.377.6222 fax I mmarrero@brzoninglaw.com LOCATION MAP EXHIBIT #: 2 -----------------------1-----------------1 � 1 a II 1 m1 .m 1 c1 _ 1 3� D 1 < 1 Z+ m 1 NE 207TH ST N COUNTRY CLUB DR ' 1 1 1 NE 203RD ST p p c 1 z a z 1 m cr —I 1 j RPg�VD 1 i AV�N � , c < W / m p F z , , / / 1 ' PN:CSwY� WILLIgM t N ; NM. F w��ra:M.cE M� N cswY� / , , / / , NE 187TH ST / NE i86TH ST / n . I I I I I O � mIlu ® / 1 m 1 Subject Property W 1ZLJI > a Ln MajorRoads If ' J �.' _ Aventura Municipal Boundary DATE: 06/03/2025 AGENDA ITEM(S): DESCRIPTION: Property(s): 28-2203-033-0010 28-2203-043-0010 City File No.: CUP2505-0001 VAR2505-0001 A0 0.25 0.5 1 Miles N I i i i I i i i I 1�•?Jar-11 17605 SCARSDALE WAY BOCA RATON, FL 33496 TEL. (954) 540-3165 ASSOCIATES ARCHITECTS, PA Lic. No. AA C 000779 BOSS NW 155-STREET MIAMI-LAKES, FL 33016 P.305.826.3999 F305.826.4I55 Wwv✓.cf—hit-M.— J�` SWEDROE ARCHITECTURE 12000 BISCAYNE BLVD, SUITE 200 MIAMI, FLORIDA 33181 TEL(305) 691-2555 LANDSCAPE ARCHITECTURE: CIVIL ENGINEERING: Kiml pA orn 2 AL14AM13RA PLAZA, ST 500 CORAL GABLES, FLORIDA 33134 TEL. (786) 725-5669 Miami Off Center Associates,LLP ZONING ATTORNEY: BERCOW I J I n LKIN A I FERNANDEZ LARKIN+ TAPANES MNlW,—DWEM ExlMNM— 200 S.BISCAYNE BOULEVARD, SUITE 300 MIAMI,FL 33131 TEL.(305) 377-6232 I FAX (305) 377-6222 16690 COLLINS AVE, STE 1004 SUNNY ISLES BEACH, FL 33160 INDEX OF SHEETS ARCHITECTURE PRELIMINARY DESIGN FOR: CASSA RESIDENCES AVENTURA, FLORIDA A0.0 COVER SHEET SP-1 SITE PLAN SP-2 OPEN SPACE DIAGRAM A1.0 ZONING DATA A2.0 1ST LEVEL PLAN A24 2ND-7TH AND 7TH LEVEL PLAN A2.2 RTH LEVEL PLAN A2.3 9TH-17TH LEVEL PLAN A2A ROOF PLAN A3.0 ELEVATION A34 ELEVATION A3.2 ELEVATION A3.3 ELEVATION A4.0 RENDERING A4A RENDERING A4.2 RENDERING LANDSCAPE L-000 COVER SHEET L-100 TREE DISPOSITION PLAN OVERALL L-101 TREE DISPOSITION PLAN L-102 TREE DISPOSITION PLAN L-103 TREE LIST AND MITIGATION CALCULATIONS L-150 TREE DISPOSITION NOTES AND DETAILS L-300 GROUND LEVEL LANDSCAPE PLAN OVERALL L-301 GROUND LEVEL LANDSCAPE PLAN L-302 GROUND LEVEL LANDSCAPE PLAN L-303 GROUND LEVEL LANDSCAPE SCHEDULE L-310 AMENITY LEVEL LANDSCAPE PLAN L-311 AMENITY LEVEL LANDSCAPE SCHEDULE L-350 LANDSCAPE NOTES AND DETAILS L-351 LANDSCAPE NOTES AND DETAILS EXHIBIT "Y CIVIL C-001 COVER SHEET C-002 GENERAL NOTES C-100 DEMOLITION AND EROSION CONTROL PLAN C-101 EROSION CONTROL DETAILS C-200 HORIZONTAL CONTROL, SIGNAGE AND MARKING C-201 HORIZONTAL CONTROL DETAILS C-300 PAVING, GRADING AND DRAINAGE PLAN C-301 PAVING, GRADING AND DRAINAGE DETAILS C-400 WATER AND SEWER PLAN CITY OF AVENTURA RESOLUTION NO. 2025- A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA, GRANTING CONDITIONAL USE APPROVAL, PURSUANT TO SECTION 31-145(B)3 OF THE CITY CODE OF ORDINANCES, (1) TO PERMIT DENSITY OF 69 DWELLING UNITS PER ACRE FOR A PROJECT PROVIDING HERO HOUSING, WHERE THE CITY CODE PERMITS 25; (2) TO PERMIT HEIGHTS UP TO 17 STORIES (174'), WHERE THE CITY CODE PERMITS FOUR (4) STORIES (50'); AND (3) TO PERMIT MINIMUM FLOOR AREAS OF 800 SQUARE FEET FOR ONE BEDROOM UNITS, WHERE THE MINIMUM REQUIREMENT IS 900 SQUARE FEET; FOR THE PROPERTY LOCATED AT 2770, 2822, 2826, 2830, 2834 AND 2850 NE 187 STREET; PROVIDING FOR CONDITIONS OF APPROVAL; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, pursuant to Chapter 31, "Land Development Regulation", Article VII, Use Regulation, Section 31-145(b) "Town Center District (TC1)" of the City Code of Ordinances, the applicant, Bercow, Radell, Fernandez & Tapanes on behalf of Miami Off Center LLP, has applied to the City of Aventura (the "City") for Conditional Use approval (Application No. CUP2505-0001) related to the development of a mixed use project (the "Development") located at 2770-2850 NE 187 Street, in the TC1 District, as legally described in Exhibit "A" (the "Property"); and WHEREAS, pursuant to City Code Section 31-145(b)(3)q, the applicant has requested Conditional Use Approval to permit a density of 69 dwelling units per acre for a project providing HERO Housing, where the City Code permits 25; and WHEREAS, pursuant to City Code Section 31-145(b)(3)e, the applicant has requested Conditional Use Approval to permit heights up to 17 stories (174'), where the City Code permits 4 stories (50'); and WHEREAS, pursuant to City Code Section 31-145(b)(3)g, the applicant has requested Conditional Use Approval to allow floor areas of 800 square feet for one bedroom units, where City Code requires minimum floor areas of 900 square feet; and City of Aventura Resolution No. 2025- WHEREAS, following proper notice, the City Commission has held a public hearing as provided by law; and WHEREAS, the City Commission finds that the application meets the criteria of the applicable codes and ordinances, to the extent the application is granted herein, and it is in the best interest of the City to grant the request for Conditional Use Approval. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA, THAT: Section 1. The foregoing " WHEREAS" clauses are ratified and confirmed as being true and correct and are made a specific part of this Resolution. Section 2. The application for Conditional Use (1) to permit densities of 69 dwelling units per acre for a project providing HERO Housing, where the City Code permits 25; (2) to permit heights up to 17 stories (174'), where the City Code permit 4 stories (50'); (3) to permit floor areas of 800 square feet for one bedroom units, where City Code requires minimum floor areas of 900 square feet for the property, is hereby granted, subject to the conditions set out in Section 3 of this Resolution. Section 3. Approval of the application above is subject to the following conditions- 1 . Building permits must be consistent with drawings as submitted for site plan approval, dated May 6, 2025, and listed in Exhibit #3, unless otherwise subsequently amended by an administrative site plan approval. The referenced plans are being reviewed under Administrative Site Plan Approval regulations, the TC-1 zoning district regulations, and all other applicable regulations as provided within the City of Aventura Land Development Regulations. 2. A contribution of $1,000,000 toward the capital costs related to construction of a new charter school for the City with the following payment schedule: Page 2 of 4 City of Aventura Resolution No. 2025- a. $300,000 at permit issuance b. $700,000 at Certificate of Occupancy issuance 3. Twelve (12) HERO Housing units, physical details of which are to be finalized prior to site plan approval, and administration of which shall proceed pursuant to a HERO Housing Agreement that shall be executed prior to first permit issuance. An administrative fee of $1,000 per HERO Housing Unit proffered with the request for Conditional Use Approval — in this case $12,000 — shall be paid within 10 days of City Commission approval of the Resolution granting the request. 4. Prior to receiving permits for any permanent structure, obtain Miami -Dade County Schools' issuance of a finding that School Concurrency has been met and pay applicable School Impact Fees. Section 4. The City Manager is authorized to issue permits in accordance with the approvals and conditions herein provided and to indicate such approvals and conditions upon the records of the City. Section 5. Issuance of this development order by the City of Aventura does not in any way create any right on the part of an applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the City of Aventura for issuance of the development order if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. All applicable state and federal permits must be obtained before commencement of the development. This condition is included pursuant to Section 166.033, Florida Statutes, as amended. Section 6. This Resolution shall become effective immediately upon its adoption. Page 3 of 4 City of Aventura Resolution No. 2025- The foregoing Resolution was offered by Commissioner , who moved its adoption. The motion was seconded by Commissioner , and upon being put to a vote, the vote was as follows: Commissioner Clifford B. Ain Commissioner Gustavo Blachman Commissioner Amit Bloom Commissioner Paul A. Kruss Commissioner Rachel S. Friedland Vice Mayor Cindy Orlinsky Mayor Howard S. Weinberg PASSED AND ADOPTED this V day of June, 2025. HOWARD S. WEINBERG, ESQ. MAYOR ATTEST: ELLISA L. HORVATH, MMC CITY CLERK APPROVED AS TO LEGAL SUFFICIENCY: ROBERT MEYERS CITY ATTORNEY WEISS SEROTA HELFMAN COLE + BIERMAN, P.L. Page 4 of 4 EXHIBIT "A" LEGAL DESCRIPTION Parcel 1: (Folio Number: 28-2203-033-0010) Tract A of Gilda Tract, according to the Plat thereof as recorded in Plat Book 117, Page 12, of the Public Records of Miami - Dade County, Florida. Parcel 2: (Folio Number: 28-2203-043-0010) Tract B of Gilda Tract First Addition, according to the Plat thereof as recorded in Plat Book 130, Page 49, of the Public Records of Miami - Dade County, Florida. 1�•?Jar-11 17605 SCARSDALE WAY BOCA RATON, FL 33496 TEL. (954) 540-3165 ASSOCIATES ARCHITECTS, PA Lic. No. AA C 000779 BOSS NW 155-STREET MIAMI-LAKES, FL 33016 P.305.826.3999 F305.826.4I55 Wwv✓.cf—hit-M.— J�` SWEDROE ARCHITECTURE 12000 BISCAYNE BLVD, SUITE 200 MIAMI, FLORIDA 33181 TEL(305) 691-2555 LANDSCAPE ARCHITECTURE: CIVIL ENGINEERING: Kiml pA orn 2 AL14AM13RA PLAZA, ST 500 CORAL GABLES, FLORIDA 33134 TEL. (786) 725-5669 Miami Off Center Associates,LLP ZONING ATTORNEY: BERCOW I J I n LKIN A I FERNANDEZ LARKIN+ TAPANES MNlW,—DWEM ExlMNM— 200 S.BISCAYNE BOULEVARD, SUITE 300 MIAMI,FL 33131 TEL.(305) 377-6232 I FAX (305) 377-6222 16690 COLLINS AVE, STE 1004 SUNNY ISLES BEACH, FL 33160 INDEX OF SHEETS ARCHITECTURE PRELIMINARY DESIGN FOR: CASSA RESIDENCES AVENTURA, FLORIDA A0.0 COVER SHEET SP-1 SITE PLAN SP-2 OPEN SPACE DIAGRAM A1.0 ZONING DATA A2.0 1ST LEVEL PLAN A24 2ND-7TH AND 7TH LEVEL PLAN A2.2 RTH LEVEL PLAN A2.3 9TH-17TH LEVEL PLAN A2A ROOF PLAN A3.0 ELEVATION A34 ELEVATION A3.2 ELEVATION A3.3 ELEVATION A4.0 RENDERING A4A RENDERING A4.2 RENDERING LANDSCAPE L-000 COVER SHEET L-100 TREE DISPOSITION PLAN OVERALL L-101 TREE DISPOSITION PLAN L-102 TREE DISPOSITION PLAN L-103 TREE LIST AND MITIGATION CALCULATIONS L-150 TREE DISPOSITION NOTES AND DETAILS L-300 GROUND LEVEL LANDSCAPE PLAN OVERALL L-301 GROUND LEVEL LANDSCAPE PLAN L-302 GROUND LEVEL LANDSCAPE PLAN L-303 GROUND LEVEL LANDSCAPE SCHEDULE L-310 AMENITY LEVEL LANDSCAPE PLAN L-311 AMENITY LEVEL LANDSCAPE SCHEDULE L-350 LANDSCAPE NOTES AND DETAILS L-351 LANDSCAPE NOTES AND DETAILS EXHIBIT "Y CIVIL C-001 COVER SHEET C-002 GENERAL NOTES C-100 DEMOLITION AND EROSION CONTROL PLAN C-101 EROSION CONTROL DETAILS C-200 HORIZONTAL CONTROL, SIGNAGE AND MARKING C-201 HORIZONTAL CONTROL DETAILS C-300 PAVING, GRADING AND DRAINAGE PLAN C-301 PAVING, GRADING AND DRAINAGE DETAILS C-400 WATER AND SEWER PLAN CITY OF AVENTURA OFFICE OF THE CITY MANAGER MEMORANDUM TO: City Commission FROM: Bryan Pegues City Manager J BY: Keven R. Klopp ; W Community Development Director DATE: May 30, 2025 SUBJECT: Request by Aventura Opportunity Owner LLC for a Second Modification to a Previously Approved Conditional Use for a Mixed - Use Development on Property Located at 20801-20807 Biscayne Boulevard (CUP2111- 0001- REV II) June 3, 2025 Local Planning Agency Meeting Agenda June 3, 2025 City Commission Meeting Agenda RECOMMENDATION It is recommended that the City Commission approve the requested modification to a previously approved Conditional Use for a proposed project located at 20801-20807 Biscayne Boulevard to facilitate the mixed -use development known as Aventura Corporate Center. THE REQUEST The applicant, Bercow, Radell, Fernandez, Larkin & Tapanes, on behalf of Aventura Opportunity Owner, LLC, is requesting a second modification to a previously approved Conditional Use pursuant to Section 31-145(e)(4)p of the City's Land Development Regulations (the "LDRs") to permit a density of 65 dwelling units per acre, where the LDRs permit a maximum density of 25 dwelling units per acre; Conditional Use approval pursuant to Section 31-145(e)(4)b of the LDRs to permit the proposed heights of 29 stories (311'), where the LDRs allow a maximum height of 10 stories (100'); Conditional Use approval pursuant to Section 31-145(e)(4)e of the LDRs to allow floor areas ranging from 500 square feet to 1,250 square feet, for one to four bedroom units, where City Code requires minimum floor areas ranging from 800 square feet to 1,350 square feet; and Conditional Use approval pursuant to Section 31-145(e)(4)i of the LDRs to permit 1,709 parking spaces, where 2,271 spaces are required by Code in accordance with a shared parking allowance based upon the mix of uses proposed for the property. The applicant's Letter of Intent is attached as Exhibit #1 to this report. BACKGROUND OWNER OF PROPERTY: NAME OF APPLICANT LOCATION OF PROPERTY SIZE OF PROPERTY Aventura Opportunity Owner, LLC Michael J. Marrero, Esq. Bercow, Radell, Fernandez, Larkin & Tapanes 20801, 20803, 20805, and 20807 Biscayne Boulevard Folio Numbers: 28-1234-079-0010 04-115PACE, d1yL0X1I1y4( 28-1234-079-0025 See Exhibit #2 for Location Map 10.53 acres +/- See Exhibit #A for Legal Description The Property consists of 3 parcels totaling approximately 10.53 acres of land located on the east side of Biscayne Boulevard between NE 207 Street and NE 209 Street, bounded by NE 30 Avenue on the east. An existing office complex known as Aventura Corporate Center and the AC Hotel by Marriott currently operate at the site. The applicant had previously submitted an application to amend section 31-145(e) of the Land Development Regulations (LDRs) to allow multifamily residential uses with a maximum density of 70 dwelling units per acre, for developments that provide residential units as HERO Housing subject to conditional use approval. The code amendment was approved on first reading. This application for Conditional Use approval will be considered concurrently and contingent upon the approval of the second reading of the LDR amendment. If these two applications are approved, the next step for the Applicant will be to apply for Administrative Site Plan Approval (ASPA). The proposed mixed -use development consists of three residential towers 311-feet height connected by a collective podium of 8 stories featuring retail, residential amenities and parking areas. The two towers located on the north side of the Property are further connected beginning at level twenty-three and spanning up to the roof; this bridge will feature additional residential units and a rooftop pool. The project will add to the Property a total of 675 residential units, 39,000 square feet of retail and 1,000 parking spaces. ANALYSIS Future Land Use Designation Subject Property: Property to the North: Property to the South: Property to the East: Property to the West: Town Center Business and Office Town Center Business and Office Medium -High Density Residential Business and Office K Zoning Subject Property: TC4 — Town Center Office Park Mixed -Use District Properties to the West: B1 - Community Business District MO — Medical Office District Properties to the East: RS2 — Single Family Residential Properties to the North: B2 - Community Business District OP — Office Park District Properties to the South: TC3 - Town Center Neighborhood District B2 — Community Business district Existing Land Use Subject Property: Existing Office Park and Hotel Properties to the North: Offices and Mixed Use Properties to the South: Retail and Mixed Use Properties to the East: Residential Properties to the West: Hospital and Retail Access — The site is accessible via four driveways. Two of these driveways are located on NE 207 Street while the other two are situated on NE 209 Street. Standards for Review - The following is staff's evaluation of the proposed use using the criteria for approval of conditional uses found in Section 31-73(c) of the City's Land Development Regulations. 1. The proposed use shall be consistent with the Comprehensive Plan. The proposed use is consistent with the City of Aventura Comprehensive Plan. The future land use designation for this parcel is Town Center. 2. The establishment, maintenance or operation of the proposed use shall not be detrimental to or endanger the public health, safety or general welfare. The establishment, maintenance and operation of the proposed use will not be detrimental to or endanger the public health, safety or general welfare. The Applicant's proposal will activate a dated and underutilized property. 3. The proposed use shall be consistent with the community character of the immediate neighborhood of the proposed use. The immediate neighborhood is comprised of mixed -use, office and residential developments. The project design standards are consistent and complement developments such as the existing Park Square and upcoming Centtral. 4. Utilities, roadway capacity, drainage and other necessary public facilities, including police, fire and emergency services shall exist at the City's adopted levels of service or will be available concurrent with demand as provided for in the requirement of these LDR's. 191 City public facilities and services will continue to operate within the required levels of service once the development is completed. 5. Adequate measures exist or shall be taken to provide ingress and egress to the proposed use in a manner that minimizes traffic congestion in the public streets. The Applicant has taken adequate measures to provide ingress and egress to the development in a manner that minimizes traffic congestion in the public streets. 6. The establishment of the conditional use shall not impede the development of surrounding properties for uses permitted in the zoning district. The establishment of this use will not impede the development of surrounding properties for uses permitted in the zoning district. 7. The design of the proposed use shall minimize adverse effects, including visual impacts of the proposed use on adjacent property through the use of building orientation, setbacks, buffers, landscaping and other design criteria. The design of the proposed residential building provides appealing visuals and its orientation and scale are appropriate to its location facing Biscayne Boulevard. Extensive landscape has been provided, including the extensive activation of the site's existing water feature. Public Hearing Notice - Notice of this public hearing has been published, posted and mailed in accordance with Section 31-71(e) of the City Code. RECOMMENDED CONDITIONS OF APPROVAL 1. Building permits must be consistent with drawings as submitted for Workshop, dated April 17, 2025, and listed in Exhibit #3, unless otherwise subsequently amended by an administrative site plan approval. The referenced plans will be reviewed under Administrative Site Plan Approval regulations, the TC-4 zoning district regulations, and all other applicable regulations as provided within the City of Aventura Land Development Regulations. 2. Concurrent with the issuance of a certificate of occupancy of any kind (i.e. temporary or final) a shuttle service specifically to and from the Brightline station will be provided to residents of the development by the owners/operators of the building. 3. A contribution of $3,000,000 toward the capital costs related to construction of a new charter school for the City with the following payment schedule: a. $750,000 at site plan approval b. $750,000 at permit issuance c. $1,500,000 at Certificate of Occupancy issuance. 4. Additional contribution to the City to offset the impacts of the development in the amount of $1,250,000 shall be made as follows: A) credit of $72,000 already paid pursuant to Resolution 2022-09 (which is superseded by this 4 Resolution), B) a payment of $72,000 to be paid within 10 days of City Commission approval of this current resolution C) a payment of $221,200 at permit issuance for the first primary structure, and D) four more payments of $221,200 on the anniversary date of the payment made pursuant to 4C. ($72,000 +$72,000 + $221,200 x 5 = $1,250,000) 5. Twenty (20) Hero Housing units, physical details of which are to be finalized prior to site plan approval, and administration of which shall proceed pursuant to a HERO Housing Agreement that shall be executed prior to first permit issuance. An administrative fee of $1,000 per HERO Housing Unit proffered with the request for conditional use approval — in this case $20,000 — shall be paid within 10 days of City Commission approval of the Resolution granting the request. 6. Twenty-five (25) community cars and fifty (50) bicycles for the use of residents of the development. 7. The number of residential units allowed in the development with less than 600 Square Feet is limited to 104. This condition shall be enforced by zoning review during the permit process. 8. A deed restriction, in a form approved by the City Attorney, will be recorded agreeing that the property, and residential units thereon, will comply with the City's restriction on short term rentals, which states that any rental for less than 90 days is considered a hotel. (Hotel use is not included in the project being approved with this conditional use) 9. Prior to receiving permits for any permanent structure, obtain Miami -Dade County Schools' issuance of a finding that School Concurrency has been met and pay applicable School Impact Fees. 61 wrlwa-marN LEGAL DESCRIPTION f\.Wwep k,j . $» $:�-�<� $: �.2 2:-�§$-,e-�.:? 2<- �<§$-■§e<- �� .:..e: �-:�$-■°■ .- �� ■e e � | �. •�«: ». . ' ; <�e-■< ¥�.:�.. ■k$< <e . >e» ■� ;<. ..e-<-�-� �- ■�<�- ■°■ �:°e. e » BEGIN AT THE MOST N$,» NORTHWEST CORNER OF SAID TRAT ATHENCE » *■' ■3| LONG THE»O'T LINE$°SAID TRACT "A",FOR °<.■■ FEET; THENCE : 11 '9,. 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OF S' ■ TRACTSAID LINE ALSO BEING EASTERLY STE.RIGHT-OF-WAY LIN? e°■ : A©? BOULEVARD (STATE RO■ U.S. NO. FOR 363.12 FEET; THENCE N ,°; < A.e.< THE NORTHWESTERLYLINE eFSAID T-AFOR 27.03 � �e ��°-e »� e� ■°< AND LESSTHAT PORTION $». <$.e NORWICH AVENTURA 11 LLC, DELAWARE LIMITED LIABILITY e ®' BY SPECIAL WARRANTYDEED,-<§e-■°■ ■<.2 BE ; : 4 OFFICIAL REe°DS BOOK «*:4 AT PAGE 3641, OF » THE PUBLIRECORDS FMIA ■*■° COUNTY, FLORIDA,MORE PARTICULARLY ■SCRIB ■ ASFOLLOWS: ■<2 . �. ..$ 2 �.$,». �.$� . . .$». :, $>§� $.,�.. � » &&,�$.& : #S4+sg«$>, ALONG THE NORTHOF ! FOR 556.00 ' • FOR 335.30 FEET; THENCE S 00'43'51 " E FOR 18.03 FEET TO THE POINT OF BEGINNING OF THE HEREINAFTER DESCRIBED PARCEL OF LAND; THENCE CONTINUES 00'43'51 " E FOR 187.14 FEET TO A POINT OF • OF • • iCOURSES BEING ALONG THE SOUTHERLY AND EASTERLY BOUNDARY OF SAID TRACT "A"; (1) THENCE S 01 44FOR 73.05 FEET TO . POINT OF CURVATURE;• . ALONG . 1438.00 FOOT RADIUS CURVE LEADING TO THE LEFT THROUGH A CENTRAL ANGLE OF 04011'01" FOR AN ARC . OF 1 11 1 •1 FOR , 11 FEET; (4) THENCE S ' FOR 35.00 1 '1 FOR 45.00 FEET TO A POINT ON CIRCULAR CURVE WHOSEAR POINT BEARS 1.' •SOUTHEASTERLY ALONG A 1438.00 FOOT RADIUS CURVE LEADING TO THE LEFT, THROUGH A CENTRAL ANGLE OF 140/ FOR AN ARC DISTANCE OF . TO A POINT OF • '• (7) THENCE EASTERLY AND NORTHERLY ALONG A 25.00 FOOT RADIUS CURVE LEADING TO THE LEFT, THROUGH A CENTRAL ANGLE OF 94045'02" FOR AN ARC DISTANCE OF 41.34 FEET TO A POINT OF " 1 FOR 254.38 ; 00 FOR FOR 30.60 014FOR 86.00 4871-4053-9419, v. 1 BERCOW DELL FERNANDEZ April 18, 2025 LARKIN + TAPANES FN T iA%V VIA ELECTRONIC MAIL 200 S. Biscayne Boulevard Mr. Keven Klopp Suite 300, Miami, FL 3 1.31 Community Development Director City of Aventura www.brzoninglaw.com 19200 West Country Club Drive, 4th Floor Aventura, Florida 33180 3fi5.3/i.62'3$ office 30s.37;.6222 fax Re: Letter of Intent — Amendment to Text of Land Development mmarrero@brzoningla,(v.com Regulations and Modification to Previous Conditional Use Approval for Property located at 20801 — 20807 Biscayne Boulevard Dear Mr. Klopp: This law firm represents Aventura Property Owner, LLC (the "Applicant"), with regard to applications to amend the text of the Land Development Regulations ("LDRs") of the City of Aventura (the "City") Code of Ordinances (the "Code") and a modification to a previous conditional use approval for the properties located at 20801 and 20803 Biscayne Boulevard ("Western Parcel") and 20807 Biscayne Boulevard ("Northeast Parcel"), as well as 20805 Biscayne Blvd (the "Hotel Parcel") (collectively referred to as the "Property") located within the municipal boundaries of the City. Property Description. The Property is located on the east side of Biscayne Boulevard, bounded by NE 207 Street on the south, NE 209 Street on the north, and NE 30 Avenue on the east. The Miami -Dade County Property Appraiser has assigned three folio numbers to the Property. The Western Parcel is further identified by folio no. 28-1234-079-0010, the Northeast Parcel is further identified by folio no. 28-1234-079-0020, and the Hotel Parcel is further identified by folio no. 28-1234-079-0025. The Applicant's holdings consist of the Western Parcel and Northeast Parcel. The Hotel Parcel is not a part of the Applicant's holdings but is a part of the Property and application area. The Hotel Parcel is legally bound to the remainder of the Property through a Covenant in Lieu of Unity of Title. The Hotel Parcel currently contains a 233- unit, 191,674 square foot AC Hotel. Finally, the Property forms a Mr. Keven Klopp Community Development Director Page 2 portion of a single platted lot, as recorded in Plat Book 158, Page 47 of the Public Records of Miami -Dade County, Florida. Previous Approvals. Between 2021 and 2022, the Property received various approvals, including an amendment to the Future Land Use Map ("FLUM") of the City's Comprehensive Plan changing the Property's FLUM designation, an amendment to the City's Zoning Map rezoning the Property, Conditional Use Approval, and Administrative Site Plan Approval in connection with a new development at the Property (the "Approved Project"). In 2023, through Resolution No. 2023-44, the Approved Project was modified through a subsequent Conditional Use Approval and additional Administrative Site Plan Approval. On May 3, 2024, this approval was extended through a notification letter of statutory tolling and extension, extending the validity of this approval until June 11, 2030. This Letter requests in part the modification of this Conditional Use Approval. See Exhibit A, Resolution No. 2023-44. For the avoidance of doubt, the current, extended expiration date of the Conditional Use Approval (i.e., June 11, 2030) will apply to, and be operative for, the amendment to the Conditional Use Approval requested hereby. Facilitated by these approvals, the Approved Project consists of a mixed -use project with a focus on office uses, as well as retail, residential, and community uses including outdoor walkable areas, consisting of 495 multifamily residential units on the western portion of the site located in two new buildings connected by a bridge. The Approved Project includes 100,338 square feet of office space and 38,617 gross square feet of retail. The Approved Project retains the two (2) existing office buildings in the middle of the Property and the office building on the east side of the Property. The Approved Project retains and activates the water feature on the south of the Property between the southernmost parking structure and the southernmost office building, including a bridge, outdoor vending for restaurants and retail uses, as well as the ability for special events and entertainment. The Approved Project consists of two (2) towers, twenty- four (24) stories (260 feet) and nineteen (19) stories (210 feet) in height. The Project. The Applicant now seeks the approval of these applications in connection a reimagined project that preserves the ethos of the Approved Project while elevating the design and final product substantially (the "Project"). The Project is intentionally designed with the goal of establishing a local landmark for the surrounding areas and travelers far and wide, enhancing the existing community, and establishing a new community for relationships and memories to flourish. Bercow Radeli Fernandez Larkin & Tapanes 1 305.377.6238 direct 305.377.6222 fax . \Aivlarrero@brzonin.glaw corn Mr. Keven Klopp Community Development Director Page 3 Specifically, the Project proposes a mixed -use development consisting of 675 multifamily units located in three (3) residential towers 311 feet and twenty-nine (29) stories in height. The towers are connected by a collective podium that encompasses the first eight (8) stories of the towers and consists of the main plaza and retail units on the ground level, private amenities for residents on levels seven (7), eight (8), and a portion of nine (9), and parking throughout the remainder of the podium levels. The two (2) towers located on the north side of the Property are further connected beginning level twenty-three (23) spanning up to the roof forming a rooftop bridge across the towers. This bridge consists of residential units from levels twenty-three (23) to twenty-seven (27) and a private pool for residents on the rooftop spanning the length of the two (2) towers. Finally, the Project provides a total of 1,709 parking spaces, The Project occupies a similar footprint to that of the Approved Project. The Project further includes 254,496 gross square feet (219,708 net square feet) of existing office space and 39,000 gross square feet of new retail space. The Project proposes lush landscaping and the activation of the existing water feature with outdoor vending for restaurants and retail uses. The outdoor spaces, and the Project as a whole, is expertly designed with the intention of creating a uniquely beautiful aesthetic paradise, ergonomically designed to promote and encourage pleasure and community. The Applicant will subsequently submitting an application for site plan approval for the Project. Public Benefits. In connection with these applications, the Applicant is proffering the following public benefits: 1) $3,000,000 school contribution with the following payment schedule: a. $750,000 at site plan approval b. $750,000 at construction permit c. $1,500,000 at Certificate of Occupancy; 2) $1,250,000 additional school contribution (formerly Freebee contribution); 3) Fifty (50) shared bicycles; 4) Twenty-five (25) community cars; 5) Brightline Shuttle; 6) Twenty (20) HERO Housing units; and Bercow Radell Fernandez Lai"kin & Tapanes ; 305,377.6238 direct ; 305.377 6222 tax 1 Warrero@brzoninalaw corn Mr. Keven Klopp Community Development Director Page 4 7) Public open space available to the community. Requests. The Applicant seeks approval of the following requests: 1) Amendment to the City's LDRs for TC-4 to permit up to 70 dwelling units per acre for projects that provide residential units as HERO Housing, with Conditional Use Approval as follows: Section 31-145(e)(1) Purpose. This district is intended to provide suitable sites for the development of structures and sites combining residential and commercial uses in a well -planned and compatible manner, emphasizing office uses with direct access to Biscayne Boulevard. Any approved site plan in this district shall provide a significant amount of office space as part of its commercial uses. Residential densities shall not exceed -58 70 dwelling units per gross acre and non-residential intensity shall not exceed a floor area ratio of 2.0. Section 31-145(e)(4)(o) o. Residential uses that exceed 25 dwelling units per acre, but not to exceed IS8 70 units per acre. Section 31-145(e)(4)(p) p. For projects that provide residential units as HERO Housing, increased density above 25 units per acre up to -5,0 70 units per acre. 2) Modification of the previous Conditional Use Approval approved though Resolution No. 2023-44: Modification of the ownership entity provided in the previous Conditional Use Approval to reflect the new ownership entity, Aventura Property Owner, LLC. 2. Conditional Use Approval to obtain the additional requested density of 70 units per acre. Bercow Radell FernanCez Larkin & Tapar:es 305 377.6238 direct 305.37I 7 6222 fax i Llfviarrere@brzcr:inglav✓ corr. Mr. Keven Klopp Community Development Director Page 5 3. Conditional Use Approval to allow for a maximum height of 311 feet and twenty-nine (29) stories. 4. Conditional Use Approval for 30% parking reduction to allow for 1,709 spaces where 2,271 spaces are required. S. Conditional Use Approval to allow for reduced unit sizes of 500-600 square feet for one (1) bedroom units, 800 square feet for two (2) bedroom units, 1,050 square feet for three (3) bedroom units, and 1,250 square feet for four (4) bedroom units. LDR Amendment Criteria. Section 31-77(g) of the City Code provides standards that staff and the City Commission shall consider when reviewing proposed amendments to City's LDRs. The Applicant's request addresses each of the standards as follows: (1) The proposed amendment is legally required. The proposed amendment is legally required to allow for the development of the Project. (2) The proposed amendment is consistent with the goals and objectives of the Comprehensive Plan. The proposed amendment is consistent with the goals and objectives of the Comprehensive Plan. (3) The proposed amendment is consistent with the authority and purpose of the LDR. The proposed amendment is consistent with the authority and purpose of the LDR and allows for the proliferation of HERO housing as encouraged by the Code at a level that is compatible with the surrounding area. (4) The proposed amendment furthers the orderly development of the City. The proposed amendment furthers the orderly development of the City by enabling a project that is consistent with the intent and purpose of the Town Center land use and zoning designations. (5) The proposed amendment improves the administration or execution of the development process. Berco,w Raciall Fernandez Larkin & Tapanes 1 305 377.8238 direct , 305.377 6222 fax j Mmarrero@brzoninglaw com Mr. Keven Klopp Community Development Director Page 6 The proposed amendment will improve the administration or execution of the development process by enabling the development of a higher quality project that better embodies the intent and purpose of the Code. Conditional Use Criteria. The proposed Conditional Use addresses the criteria described in Sec. 31-73 governing Conditional uses as follows: 1. The proposed use shall be consistent with the Comprehensive Plan. The application is consistent with the goals and objectives of the Comprehensive Plan, specifically the type of uses proposed are specifically contemplated in the Town Center designation and TC4 Zoning District. 2. The maintenance and operation of the proposed use shall not be detrimental to or endanger the public health, safety, or general welfare. The proposed use will not be detrimental to or endanger public health, safety or general welfare. The Applicant's proposal will activate a dated and underutilized property with an exciting mix of uses. 3. The proposed use shall be consistent with the community character of the immediate neighborhood of the proposed use. The proposed use is consistent with community character of the immediate neighborhood. It will serve as a natural continuation of the Park Square project to the south, which contains a similar mixed use character. 4. Utilities, roadway capacity, drainage, and other necessary public facilities, including police, fire and emergency services, shall exist at the City's adopted levels of service, or will be available concurrent with demand as provided for in the requirements of theses LDRs. City public facilities and services will continue to operate within the required levels of service once the Property is completed. S. Adequate measures exist or shall be taken to provide ingress and egress to the proposed use in a manner that minimizes traffic congestion in the public streets. Bercow Radell Fernancez Larkin & Tepanes 1 305 377.3238 direct 305.377 6222 fax ; Marrero@brzoningiaw com Mr. Keven Klopp Community Development Director Page 7 The Applicant has taken adequate measures to provide ingress and egress to the Property in a manner that that minimizes traffic congestion in the public streets. 6. The establishment of the conditional use shall not impede the development of surrounding properties for uses permitted in the zoning district. The conditional use will not have any detrimental effect on the ability of surrounding properties to develop with uses permitted in their zoning districts. 7. The design of the proposed use shall minimize adverse effects, including visual impacts, of the proposed use on adjacent property through the use of building orientation, setbacks, buffers, landscaping and other design criteria. The proposed use is designed to adequately mitigate adverse impacts, visual or otherwise, to adjacent properties. Extensive landscaping has been provided throughout the property, including the extensive activation of the site's existing water feature. For all the foregoing reasons, the applicant respectfully requests your department's favorable review and recommendation of this application. Should you have any questions, comments, or require additional information, please do not hesitate to phone my direct line at (305) 377-6238. Sincerely yours, Michael J. Marrero Enclosures cc: Jeffrey Bercow Benjamin Sherry Bercow Radell Fernandez Larkin & Tapanes 1 305 377.6238 direct 1305.377 6222 fax I MMarrera@brzoninglaw.com Mr. Keven Klopp Community Development Director Page 8 Bercow Radell Fernandez Larkin & Tapanes 1305,377.8238 direct i 305.377 6222 fax', MMarrero@brzoningiaw corn CITY OF AVENTURA RESOLUTION NO. 2023-44 A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA, GRANTING CONDITIONAL USE APPROVAL, PURSUANT TO SECTION 31-145(E) OF THE CITY CODE OF ORDINANCES, (1) TO PERMIT A DENSITY OF 47 DWELLING UNITS PER ACRE, WHERE THE CITY CODE PERMITS 25; (2) TO PERMIT HEIGHTS UP TO 24 STORIES (260'), WHERE THE CITY CODE PERMITS 10 STORIES (100'); (3) TO PERMIT UNITS WITH FLOOR AREAS NO LOWER THAN 658 SQUARE FEET WHERE THE MINIMUM REQUIREMENT IS 900 SQUARE FEET; AND (4) TO PERMIT 1,690 PARKING SPACES, WHERE 2,112 SPACES ARE REQUIRED BY THE CITY CODE FOR THE PROPERTY LOCATED AT 20801-20807 BISCAYNE BOULEVARD; PROVIDING FOR CONDITIONS OF APPROVAL; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, pursuant to Chapter 31, "Land Development Regulations", Article VII, Use Regulation, Section 31-145(e) "Town Center Office Park Mixed Use (TC4) District" of the City Code of Ordinances, the Applicant, Bercow, Radell, Fernandez & Tapanes on behalf of Aventura Opportunity Owner LLC, has applied to the City of Aventura (the `City") for the modification of a previously approved Conditional Use approval (Application No. CUP2111- 0001) related to the development of a mixed use project (the "Development") located at 20801-20807 Biscayne Boulevard, in the TC4 District, as legally described in Exhibit "A" (the "Property"); and WHEREAS, pursuant to City Code Section 31-145(e)(4)o, the Applicant has requested Conditional Use Approval to permit a density of 47 dwelling units per acre, where the City Code permits 25; and WHEREAS, pursuant to City Code Section 31-145(e)(4)b, the Applicant has requested Conditional Use Approval to permit heights up to 24 stories (260'), where the City Code permits 10 stories (100')-, and WHEREAS, pursuant to City Code Section 31-145(e)(4)e, the Applicant has requested Conditional Use Approval to allow floor areas ranging from 658 SF to 945 SF for one and two -bedroom units, where the City Code requires minimum floor areas ranging from 900 SF to 1,050 SF for these units; and WHEREAS, pursuant to City Code Section 31-145(e)(4)i, the Applicant has requested Conditional Use Approval to permit 1,690 parking spaces (in accordance with a shared parking allowance based upon the mix of uses proposed for the property), where 2,112 spaces are required by Code; and City of Avcntura Resolution No. 2023-44 WHEREAS, following proper notice, the City Commission has held a public hearing as provided by law; and WHEREAS, the City Commission finds that the Application meets the criteria of the applicable codes and ordinances, to the extent the Application is granted herein, and it is in the best interest of the City to grant the request for Conditional Use Approval. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA, THAT: Section 1. The foregoing " WHEREAS" clauses are ratified and confirmed as being true and correct and are made a specific part of this Resolution. Section 2. The application for Conditional Use (1) to permit densities of 47 dwelling units per acre, where the City Code permits 25; (2) to permit heights up to 24 stories (260'), where the City Code permit 10 stories (100'), (3) to permit floor areas that are less than the minimum required by the City Code; and (4) to permit 1,690 parking spaces (in accordance with a shared parking allowance based upon the mix of uses proposed for the property), where the City Code requires 2,112 spaces for the Property is hereby granted, subject to the conditions set out in Section 3 of this Resolution. Section 3. Approval of the application above is subject to the following conditions: 1. Building permits must be consistent with drawings as submitted on May 3, 2023 and listed in Exhibit B, unless otherwise subsequently amended by an administrative site plan approval. The referenced plans are being reviewed under Administrative Site Plan Approval regulations, the TC-4 zoning district regulations, and all other applicable regulations as provided within the City of Aventura Land Development Regulations. 2. Contribution toward the expansion of the City's Freebee circulator service in the amount of $125,000 per year for 10 years with the first payment due before the issuance of the first permit for the project and each of the next 9 payments due on the respective anniversary date of the first payment. 3. Concurrent with the issuance of a certificate of occupancy of any kind (i_e. temporary or final) a shuttle service specifically to and from the Brightline station will be provided to residents of the development by the owners/operators of the building. 4. A contribution of $250,000 toward the capital costs related to construction of a new charter school for the City will be made prior to the issuance of a permit for vertical construction of any residential building. A second contribution of $250,000 for the same purpose will be made by the 5-year anniversary of the first payment. Page 2 of 4 City of Aventura Resolution No. 2023-44 5. A deed restriction, in a form approved by the City Attorney, will be recorded agreeing that the property, and residential units thereon, will comply with the City's restriction on short term rentals, which states that any rental for less than 90 days is considered a hotel. (Hotel use is not included in the project being approved with this conditional use) 6. Prior to receiving permits for any permanent structure, obtain Miami -Dade County Schools' issuance of a finding that School Concurrency has been met and pay applicable School Impact Fees. Section 4. The City Manager is authorized to issue permits in accordance with the approvals and conditions herein provided and to indicate such approvals and conditions upon the records of the City. Section 5. Issuance of this development order by the City of Aventura does not in any way create any right on the part of an applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the City of Aventura for issuance of the development order if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. All applicable state and federal permits must be obtained before commencement of the development. This condition is included pursuant to Section 166.033, Florida Statutes, as amended. Section 6. This Resolution shall become effective immediately upon its adoption. The foregoing Resolution was offered by Commissioner Friedland, who moved its adoption. The motion was seconded by Commissioner Kruss, and upon being put to a vote, the vote was as follows: Commissioner Rachel S. Friedland No Commissioner Billy Joel Yes Commissioner Paul A. Kruss Yes Commissioner Dr. Linda Marks No Commissioner Michael Stern Yes Vice Mayor Amit Bloom Yes Mayor Howard S. Weinberg Yes Page 3 of 4 City of Avcntura Rcsolution No. 2023-44 PASSED AND ADOPTED this 5t" day of September, 2023. vV HOWARD S. WEINBERG, E Q_ MAYOR ATTEST: ELLISA L. HORVATfT, MMC CITY CLERK APPROVED AS TO LEGAL SUFFICIENCY- CITY`ArTTOR E''— This Resolution was filed in the Office of the City Clerk this 5th day of September, 2023. ELLISA L. HORVATH, MMC CITY CLERK Page 4 of 4 EXHIBIT "A" LEGAL DESCRIPTION PARCEL ONE: A PORTION OF TRACT "A", OF "AVENTURA CORPORATE CENTER", ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 158, AT PAGE 47, OF THE PUBLIC RECORDS OF MIAMI- DADE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGIN AT THE MOST NORTH, NORTHWEST CORNER OF SAID TRACT "A"; THENCE N 88-10,38" E, ALONG THE NORTH LINE OF SAID TRACT "A", FOR 556.00 FEET; THENCE S 11 °19'21" W FOR 335.30 FEET; THENCE S 00°43'51" E FOR 205.15 FEET TO A POINT ON THE SOUTHERLY LINE OF SAID TRACT "A"; THENCE N 78°02'44" W, ALONG THE SOUTHERLY LINE OF SAID TRACT "A", FOR 652.55 FEET; THENCE N 28°31'25" W, ALONG THE SOUTHWESTERLY LINE OF SAID TRACT "A", FOR 35.00 FEET; THENCE N 22043'18" E, ALONG THE WESTERLY LINE OF SAID TRACT "A", SAID LINE ALSO BEING THE EASTERLY RIGHT-OF-WAY LINE OF BISCAYNE BOULEVARD (STATE ROAD U.S. NO. 1), FOR 363.12 FEET; THENCE N 55°26'58" E, ALONG THE NORTHWESTERLY LINE OF SAID TRACT "A", FOR 27.03 FEET TO THE POINT OF BEGINNING. PARCEL TWO: TRACT "A", OF AVENTURA CORPORATE CENTER, ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 158, AT PAGE 47, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA. LESS THE FOLLOWING DESCRIBED PARCEL OF LAND: BEGIN AT THE MOST NORTH, NORTHWEST CORNER OF SAID TRACT "A"; THENCE N 88'10'38" E, ALONG THE NORTH LINE OF SAID TRACT "A", FOR 556.00 FEET; THENCE S 11*19'21" W FOR 335.30 FEET; THENCE S 00°43'51" E FOR 205.15 FEET TO A POINT ON THE SOUTHERLY LINE OF SAID TRACT "A"; THENCE N 78°02'44" W, ALONG THE SOUTHERLY LINE OF SAID TRACT "A", FOR 652.55 FEET; THENCE N 28°31'25" W,ALONGTHE SOUTHWESTERLY LINE OF SAID TRACT "A", FOR 35.00 FEET; THENCE N 22043'18" E, ALONG THE WESTERLY LINE OF SAID TRACT "A", SAID LINE ALSO BEING THE EASTERLY RIGHT-OF-WAY LINE OF BISCAYNE BOULEVARD (STATE ROAD U.S. NO. 1), FOR 363.12 FEET; THENCE N 55°26'58" E, ALONG THE NORTHWESTERLY LINE OF SAID TRACT "A", FOR 27.03 FEET TO THE POINT OF BEGINNING. AND LESS THAT PORTION CONVEYED TO NORWICH AVENTURA II LLC, A DELAWARE LIMITED LIABILITY COMPANY, BY SPECIAL WARRANTY DEED, RECORDED DECEMBER 18, 2014, IN OFFICIAL RECORDS BOOK 29434, AT PAGE 3641, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGIN AT THE MOST NORTH, NORTHWEST CORNER OF SAID TRACT "A"; THENCE N 88°10'38" E, 4871-4053-9419, v. 1 ALONG THE NORTH LINE OF SAID TRACT "A", FOR 556.00 FEET; THENCE S 11°19'21" W FOR 335.30 FEET; THENCE S 00°43'51" E FOR 18.03 FEET TO THE POINT OF BEGINNING OF THE HEREINAFTER DESCRIBED PARCEL OF LAND; THENCE CONTINUES 00°43'51" E FOR 187.14 FEET TO A POINT OF THE SOUTHERLY LINE OF SAID TRACT "A"; THE FOLLOWING EIGHT (8) COURSES BEING ALONG THE SOUTHERLY AND EASTERLY BOUNDARY OF SAID TRACT "A"; (1) THENCE S 78002'44" E FOR 73.05 FEET TO A POINT OF CURVATURE; (2) THENCE SOUTHEASTERLY ALONG A 1438.00 FOOT RADIUS CURVE LEADING TO THE LEFT THROUGH A CENTRAL ANGLE OF 04011'01" FOR AN ARC DISTANCE OF 105.00 FEET; (3) THENCE N 07°04'25" E FOR 45.00 FEET; (4) THENCE S 82055'35" E FOR 35.00 FEET; (5) THENCE S 07004'25" W FOR 45.00 FEET TO A POINT ON A CIRCULAR CURVE WHOSE RADIUS POINT BEARS N 06022'35" E; (6) THENCE SOUTHEASTERLY ALONG A 1438.00 FOOT RADIUS CURVE LEADING TO THE LEFT, THROUGH A CENTRAL ANGLE OF 04033'05" FOR AN ARC DISTANCE OF 114.23 FEET TO A POINT OF COMPOUND CURVATURE; (7) THENCE EASTERLY AND NORTHERLY ALONG A 25.00 FOOT RADIUS CURVE LEADING TO THE LEFT, THROUGH A CENTRAL ANGLE OF 94045'02" FOR AN ARC DISTANCE OF 41.34 FEET TO A POINT OF TANGENCY; (8) THENCE N 02°55'32" W FOR 254.38 FEET; THENCE S 87°04'34" W FOR 138.61 FEET; THENCE S 37°12'35" W FOR 30.60 FEET; THENCE S 87004'34" W FOR 86.00 FEET; THENCE S 18040'06" W FOR 7.39 FEET; THENCE S 87004'34" W FOR 93.63 FEET TO THE POINT OF BEGINNING. TOGETHER WITH THE NON-EXCLUSIVE EASEMENTS AS SET FORTH AND FURTHER DESCRIBED IN SECTION 3(D) OF THAT CERTAIN PARKING AGREEMENT, RECORDED DECEMBER 18, 2014, IN OFFICIAL RECORDS BOOK 29434, AT PAGE 3651, AND SECTION 3 OF THAT CERTAIN AMENDED AND RESTATED EASEMENT AND OPERATING AGREEMENT, RECORDED DECEMBER 18, 2014, IN OFFICIAL RECORDS BOOK 29434, AT PAGE 3695, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA. 4871-4053-9419, v. 1 LOCATION MAP EXHIBIT #: 2 NE 2o3RD ST z m x C m NF 18GTH ST ----------------- - - --------_--------- --- , z , m, w F , a C m z•am► x NE 207TH ST N COUNTRY CLUB DR i _ n a O a tft-- �o Ln �y�uRpgCv4 n A C C 07 �� W1LCl A� L rl 4& r 46-1i ► I -----------------► ♦ M Subject Property MajorRoads Aventura Municipal Boundary w 7 Ln Z J DATE: 06/03/2025 AGENDA ITEMS): ■1;6_10 1201810 Property(s): 28-1234-079-0010 28-1234-079-0020 28-1234-079-0025 City File No.: CUP2111-0001 REV II Ae � /,\ 0 0.25 0.5 1 Miles �q 7�■}yTy� _ , r� r�� . - �, ./,j I - � .• fin; _ N `I 111 •y _ I . may„ � � -Li ,� , • 1�jti_ r • jam: •-: =� ... ;� ra ,{ s. � $�" • r� i � ts�,�7711rr � � � ..- 4 V 1r v ., � f. "�' N -EPT ICk = 041-2025 was :•. s `moo_ i DE LA FONTAINE -„ z �` �� +� ,�pp" ,� w f- Ww 77 S \i i ` '�� y\' ire "�- ��• , , r � t ! ol - S,�` F+ � f ^I �"�tl 4► , •�-/ �:� _.'sir- -� ',�' } • r,1 , � � yr . �� A f 1 � � • � �e r , ` 1 4. � e 1, � p .ice; 1 `�. • .. ,ti'- 1�� ti.�R^"� 'S7'r- J 4 ~�•I � r 3M � � Rat }I ro A elm. IT do In ail �. � •� ` -ram.: S �; � .� � � � i . , . „ .,�` :�.''T"''..� qc;�.• ;,". rt e+c4 Project Data DATA Max. height: 311 feet Levels: 29 levels Units: 675 units Project parking:1000 spots Existing Z garage: 565 spots Existing site parking: 24 spots Project site parking:10 spots i/. , pa ssu"1. u. rorP"1. IM a 1." :u.• o u. a,u• 'rug• o u. e,u.. '.ur• o u. e,u.. a ID." 1. rN a 1.•• 'iAx' 1 1. 1. rN a 1.•• rru.• o u. e,u.. su.• o u. e,u.. ro11, 1 12. q. a 1... 'rII, I ol rorlr" 1P srl." a 3/a sal.• a r/a sal.• x . o La eLa• UNIT MIX TYPE UNITS Mix% S Jr.l BR 104 15.4% 1 1BR 319 47.3% 2 2 BR 136 20.1% 3 3BR 99 14.7% 4 4BR 17 2.5% T 675 100% AMENITIES I I AMENITIES Roof Top.A.................. ...................... Roof.Top. B+C A B a C PARIUNG PROJECT Tower A Towers B + C LEVEL SPOTS 29 Levels 29 Levels 311feet 311feet Amenities L 06 246 ............................................... L07 & L08 L 05 132 _ Parking Loa 132 5 levels above ground L 03 114 +lhalf.0 derground. ,' ,-_ Offices 6 Levels �........... Retail -' L 01 0 (4. +pavilions`- BS1 194 .............................._, ._ t Z garage Tor Offices �- 6 Levels 5.Levels-~�� . ..................................................._.... .................. ® 565spots Offices �-.� J i ....-......................................9 Hotel 5 Levels .................... i... "1I Levels 311 Feet P5 AMENITIES AMENITIES P5 P4 P4 P3 P3 Pl Pl Pl PL MECH. MECH. MECH. RETAIL- Double Height RETAIL - Wuble Neigh RETAIL -.0. Meight BSI .Sl 193PAR—GS%TS Street Level 13 ZYSMVICH ACC Concept Design Data Sheet Zoning & Existing ■ Zones Lot Area Gross Density SF Acres F]L(ef Previously Approvetl Units Pmposetl Ratio Proposetl Rape Allowetl IAN Raho Pr Lot CweraHe ovitletl Required Provitletl ""OPen SPace Required Providetl -----------®®®®®� ___ ross SF N Footprint __ TOTAL®®��® Parking Required Provided ' TOTAL Biscayne25R Min 25h NO Setback. 20 h neM to Reside�xial NA 7..Ed ide20R StreetSid, Min. 20h 20R Min. 20h Streetr WSetback. venue 20 R neM tq Residentialuildings Min. 20k 0 Min. 25k Existing Parking Exist. North Existing x�t Garage Site South Site North' T"T" "®124 Spaces are dedicated to the Existirg Hotel (100 irside the Existirg East Garage) I E3 MW ACC Concept Design Data Sheet Project Zoning _"'M Lot Area Gross '®. " -' Requested / Proposed SITE Zones SF Acres��®�® lot coverage ay be rureased to a a,!,u, of 55 percent of the total lot area Previously Approved New Proposed Unit Type Units# Units% SF Unit Type Units# Units% Min. SF 1R1 BED n/a n/a n/a 1R1 BED 104 15.4% 500 1 BED 119 24.0% 658 1 BED 319 47.3% 600 2 BED 298 60.2% 945 2 BED 136 20.1% 800 3 BED 78 15.8% 1,200 3 BED 99 14.7% 11050 4 BED n/a n/a 1,350 4 BED 17 2.5% 1,250 TOTAL 495 100.0% TOTAL 675 100.0% FireApproved -sed Tower 1A24 TIASouow *29 Tower 1B -So uth Tw 19 1 Tower 1B&1C-North *29 *15em1 Underground Parking floor below the 29 floors proposed Height Previously Approved New Proposed Tower 3A-North Tw 260ft Tower SA -South Tw 311ft Tower 1B -South Tw 210 ft Tower 1B & 1C-North 311 it NEW Bldg PROPOSED Parking FAR Lot Coverage Open Area Gross SF F w sax Existing Required' ae: ae*u.i. oxmwa xo� Posed/ Existing 0 1 EX TING OFFICE 20803 ® 1 ::1 ----®---®®--- EXISTING OFFICE 20807 EXISTING HOTEI *PK required for Existing Office based on 1/300 sf of Net Floor Area. **PK Proposed can be reduced based on MEP/Structural conditions but will never be less than the required Parking based on the 30% parking reduction *** For Open Space calculation, Rooftop of any existing and office buildings are not included **** Valet & Freebee drop-off are not included in the parking calculations ***** Balconies are not included in the Residential Gross area calculations Uses --L �equired Fac�---- Ron III -----® C] iYSCUYICH ACC Concept Design Masterplan WI Aq 00 \ - - - ------------------------------- ------- ---- a Offices 0 00° i NE 209TH ST +- LOADING ZONE 00 AL , x � Offices Garage i � x Pedestrian & Fire trucks only ..........i �o Offices Hotel NE 207rH Sr LEGEND Drop -Off ®ADA Drop -Off Bike Sharing fL' Retail 0 Retail Loading Zone OValet Drop -Off !! Brightline Shuttle Stop C`' Bike Parking Potential Retail Conversion Bar & Restaurants Freebee Drop -Off !! Bus Stop Scooter Sharing z m w 0 m D Parking Entrance/Exit 0' Loading Zone Access Residential Entrance 0 / - 11 zYSCOVICH ACC Concept Design Parking Half Underground PROGRAM Parking MEN Trash DATA Parking:194 Parking Spots -- IIr Plllr Ifl nll r Y'Cl Vn nln n ud + 1 + O +`1 o m zo so ao so so C3 ZBOICH ACC Concept Design Level 01 Main Plaza PROGRAM Retail Lobby Technical Trash o io zo so ao so eo O /I L— r , / - +4' 6 qcc BOH RETAIL Retail 41 Retail I , , — v Retail I � � � � I I I � xb — — Pedestrian & S3' , Fire trucks only — ti II H31 o Tr o oo I- C3 ZBOICH ACC Concept Design Level 04 Parking PROGRAM Parking DATA Parking:132 Spots 0 10 20 30 40 50 60 ❑11 nr nI l, Iir n�I'nnln r,in�n'nnnInfn!In'I''nn'I 1nnnl F I I I I I I IIII _ i1�C J �I L J Ij�i L JI��I II III ili', I L i_ _ 1_ LL _J JI I'.- L L.. . J ! I J _I J,L . IL .I LJ / � ; r r i I W /\ / ^.r",IIUI AIL-V1 �LJ LJ LJ LJ / 111 LJI L I I J =},_ Parking ;- Trl r7 F I F I F —J L I u u L — — L - LJ L —1— <) --� - - �L l/ l F L l —qiL l FJIII �LJ.L �J _J�LJ_J LJI�LJ��LJiov II� I L I \I liolad .: ( kly \ C3 ZBOICH ACC Concept Design Level 10 Residential PROGRAM Jr.1 Bedroom ■ 1 Bedroom ■ 2 Bedroom ■ 3 Bedroom ■ 4 Bedroom Trash DATA Tower A - Low Zone Floor GBA: 11,293 SF (excluding balcony) Balcony Area : 2,188 SF Units Number:12 Units per Floor Tower B - Low Zone Floor GBA: 11,293 SF (excluding balcony) Balcony Area : 2,188 SF Units Number:12 Units per Floor Tower C - Low Zone Floor GBA: 11,293 SF (excluding balcony) Balcony Area : 2,188 SF Units Number:12 Units per Floor o io zo so ao so eo O �II -/----7/--14---T-------------4-------�--- 2 BR 1 BR Jr. 1 BR 3 y 2 BR 1 BR Jr. 1 BR 3 BR 1 BR 1 BIR - 1 BR 1 BR I 1 BIR 1 BIR ! - 1 BIR 1 BR 2 BR 1 BR 2BR 1 BR Jr. 1 BR 3BR i /�� \ Tower B -12 Units Tower C -12 Units � /4 ,- �=, '�/ � � ,� Jr. 1BR-2units ��- Jr.1BR-2units �•••••:�- -� 1BR- 6units 1BR- 6units 2BR-2units 2BR-2units 3BR-2units 3BR-2units i Jr 1BR 1BIR / — ii [TowerA-12Units I Jr.1BR-2units 3BR " Jr.1BR �� 1BR-6units 2BR-2units \ / 1 8R'� 3 BR 2units 1 BIR \i 3BR A ------------- __� _ z C3 ZROICH ACC Concept Design Level 27 Residential PROGRAM Jr. 1 Bedroom 1 Bedroom . 2 Bedroom ■ 3 Bedroom 4 Bedroom Trash DATA Tower A - High Zone Floor GBA:11,293 SF (excluding balcony) Balcony Area : 2,188 SF Units Number: 10 Units per Floor Towers B+C - High Zone Floor GBA:27,459 SF (excluding balcony) Balcony Area : 5,475 SF Units Number: 21 Units per Floor 0 10 20 30 40 50 60 ❑11 i / / ' \ Towers B+C - 21 Units Jr.1BR-2units units �_ zeR �_ � /� � ..2BR-8units \ 3BR-1 / — - e/ 4BR-3units1 BR -� i —L-_ fi TowerA- lOUnits Jr. 1 BR - � aeR ..,......... 1BR-6units 2 BR-2 units V / � 3BR- �� 4BR-2units 1 00, WI RMP C3 ZYSCHYICH ACC Concept Design Level 29 Rooftop DATA Tower A - Rooftop Floor GBA: 11,293 SF Towers B+C - Rooftop Floor GBA: 26,900 SF o io zo so ao so eo O i I la , -. ppo T- �— Retail \- C3 ZBOICH ACC Concept Design Unit Mix Typical Floor Plan 21311 unit: 11311 unit Interior: 830 SF : Interior: 635 SF Balcony: Balcony: 11311 unit Interior: 600 SF Balcony:135 SF ................. 11311 unit Interior: 600 SF Balcony:135 SF ................. Jr. 11311 unit ; 31311 unit Interior: 500 SF : Interior:1050 SF Balcony:100 SF Balcony: 270 SF 11311 unit Interior: 600 SF Balcony:135 SF ................. 1BR unit Interior: 600 SF Balcony:135 SF ................. 21311 unit: 11311 unit: : Jr. 11311 unit : 31311 unit Interior: 830 SF: Interior: 635 SF: : Interior: )00 SF : Interior: 050 SF Balcony: 265 SF. Balcony:140 SF. : Balcony:100 SF : Balcony: )70 SF PROGRAM Jr.1 Bedroom 1 Bedroom 2 Bedroom :A 3 Bedroom Tower B Tower C UNIT MIX -12 units Jr. 1 BR:2 units 7 / 1 BR: 6 units 2 BR: 2 units 3 BR:2 unit TowerA Combo Layout 2 BEDROOM COMBO 4 BEDROOM COMBO-1 4 BEDROOM COMBO-2 13 MITCH ACC Concept Design - ��u� r �UIli' --: t� c�M Opp r O .1 '+�as.,�_,,�p5 a ,� _ 4i♦. - 7 _a.. ` ,eras. r pf'N '� � 111P � � !•. x .j �! !". ��M ' ` a7 „�'i * +, ra�� r1 av /� -�\\� �. � 1 . r,. µ -- _ 1, ' .1'A .. �� I!!� ACC Concept Design CITY OF AVENTURA RESOLUTION NO. 2025- A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA, GRANTING CONDITIONAL USE APPROVAL, PURSUANT TO SECTION 31-145(E)4 OF THE CITY CODE OF ORDINANCES: (1) TO PERMIT A DENSITY OF 65 DWELLING UNITS PER ACRE FOR A PROJECT PROVIDING HERO HOUSING UNITS, WHERE THE CITY CODE PERMITS 25; (2) TO PERMIT HEIGHTS UP TO 29 STORIES (311'), WHERE THE CITY CODE PERMITS 10 STORIES (100'); (3) TO PERMIT UNITS WITH FLOOR AREAS FROM 500 SQUARE FEET TO 1,250 SQUARE FEET FOR ONE TO FOUR BEDROOM UNITS, WHERE THE MINIMUM REQUIREMENTS ARE 800 SQUARE FEET TO 1,350 SQUARE FEET; AND (4) TO PERMIT 1,709 PARKING SPACES, WHERE 2,271 SPACES ARE REQUIRED BY THE CITY CODE; FOR THE PROPERTY LOCATED AT 20801-20807 BISCAYNE BOULEVARD; PROVIDING FOR CONDITIONS OF APPROVAL; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, pursuant to Chapter 31, "Land Development Regulation", Article VII, Use Regulation, Section 31-145(e) "Town Center Office Park Mixed Use (TC4) District" of the City Code of Ordinances, the applicant, Bercow, Radell, Fernandez & Tapanes on behalf of Aventura Opportunity Owner LLC, has applied to the City of Aventura (the "City") for the modification of a previously approved Conditional Use approval (Application No. CUP2111-0001 REV II) related to the development of a mixed use project (the "Development") located at 20801-20807 Biscayne Boulevard, in the TC4 District, as legally described in Exhibit "A" (the "Property"); and WHEREAS, pursuant to City Code Section 31-145(e)(4)p, the applicant has requested Conditional Use Approval to permit a density of 65 dwelling units per acre for a project providing HERO Housing units, where the City Code permits 25; and WHEREAS, pursuant to City Code Section 31-145(e)(4)b, the applicant has requested Conditional Use Approval to permit heights up to 29 stories (311'), where the City Code permits 10 stories (100'); and WHEREAS, pursuant to City Code Section 31-145(e)(4)e, the applicant has requested Conditional Use Approval to permit units with floor areas from 500 square feet to 1,250 square feet for one to four bedroom units, where the minimum requirements are 800 square feet to 1,350 square feet; and WHEREAS, pursuant to City Code Section 31-145(e)(4)i, the applicant has requested Conditional Use Approval to permit 1,709 parking spaces (in accordance with City of Aventura Resolution No. 2025- a shared parking allowance based upon the mix of uses proposed for the property), where 2,271 spaces are required by City Code; and WHEREAS, following proper notice, the City Commission has held a public hearing as provided by law; and WHEREAS, the City Commission finds that the Application meets the criteria of the applicable codes and ordinances, to the extent the Application is granted herein, and it is in the best interest of the City to grant the request for Conditional Use Approval. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA, THAT: Section 1. The foregoing " WHEREAS" clauses are ratified and confirmed as being true and correct and are made a specific part of this Resolution. Section 2. The application for Conditional Use (1) to permit densities of 65 dwelling units per acre for a project providing HERO Housing units, where the City Code permits 25; (2) to permit heights up to 29 stories (311'), where the City Code permit 10 stories (100'); (3) to permit units with floor areas from 500 square feet to 1,250 square feet for one to four bedroom units, where the minimum requirements are 800 square feet to 1,350 square feet; and (4) to permit 1,709 parking spaces (in accordance with a shared parking allowance based upon the mix of uses proposed for the property), where the City Code requires 2,271 spaces for the Property is hereby granted, subject to the conditions set out in Section 3 of this Resolution. Section 3. Approval of the application above is subject to the following conditions- 1 . Building permits must be consistent with drawings as submitted for Workshop dated April 17, 2025 and listed in Exhibit #3, unless otherwise subsequently amended by an administrative site plan approval. The referenced plans will be reviewed under Administrative Site Plan Approval regulations, the TC-4 zoning district regulations, and all other applicable regulations as provided within the City of Aventura Land Development Regulations. 2. Concurrent with the issuance of a certificate of occupancy of any kind (i.e. temporary or final) a shuttle service specifically to and from the Brightline station will be provided to residents of the development by the owners/operators of the building. 3. A contribution of $3,000,000 toward the capital costs related to construction of a new charter school for the City with the following payment schedule: a. $750,000 at site plan approval Page 2 of 4 City of Aventura Resolution No. 2025- b. $750,000 at permit issuance C. $1,500,000 at Certificate of Occupancy issuance. 4. An additional contribution to the City to offset the impacts of the development in the amount of $1,250,000 shall be made as follows: A) credit of $72,000 already paid pursuant to Resolution 2022-09 (which is superseded by this Resolution); B) a payment of $72,000 to be paid within 10 days of City Commission approval of this current resolution; C) a payment of $221,200 at permit issuance for the first primary structure; and D) four more payments of $221,200 on the anniversary date of the payment made pursuant to 4C. ($727000 +$727000 + $221,200 x 5 = $172507000) 5. Twenty (20) HERO Housing units, physical details of which are to be finalized prior to site plan approval, and administration of which shall proceed pursuant to a HERO Housing Agreement that shall be executed prior to first permit issuance. An administrative fee of $1,000 per HERO Housing Unit proffered with the request for Conditional Use Approval — in this case $20,000 — shall be paid within 10 days of City Commission approval of the Resolution granting the request. 6. Twenty-five (25) community cars and fifty (50) bicycles for the use of residents of the development. 7. A deed restriction, in a form approved by the City Attorney, will be recorded agreeing that the property, and residential units thereon, will comply with the City's restriction on short term rentals, which states that any rental for less than 90 days is considered a hotel. (Hotel use is not included in the project being approved with this conditional use) 8. Prior to receiving permits for any permanent structure, obtain Miami -Dade County Schools' issuance of a finding that School Concurrency has been met and pay applicable School Impact Fees. Section 4. The City Manager is authorized to issue permits in accordance with the approvals and conditions herein provided and to indicate such approvals and conditions upon the records of the City. Section 5. Issuance of this development order by the City of Aventura does not in any way create any right on the part of an applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the City of Aventura for issuance of the development order if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result Page 3 of 4 City of Aventura Resolution No. 2025- in a violation of state or federal law. All applicable state and federal permits must be obtained before commencement of the development. This condition is included pursuant to Section 166.033, Florida Statutes, as amended. Section 6. This Resolution shall become effective immediately upon its adoption. The foregoing Resolution was offered by Commissioner , who moved its adoption. The motion was seconded by Commissioner and upon being put to a vote, the vote was as follows: Commissioner Clifford B. Ain Commissioner Gustavo Blachman Commissioner Amit Bloom Commissioner Paul A. Kruss Commissioner Rachel S. Friedland Vice Mayor Cindy Orlinsky Mayor Howard S. Weinberg PASSED AND ADOPTED this V day of June, 2025. HOWARD S. WEINBERG, ESQ. MAYOR ATTEST: ELLISA L. HORVATH, MMC CITY CLERK APPROVED AS TO LEGAL SUFFICIENCY: ROBERT MEYERS CITY ATTORNEY WEISS SEROTA HELFMAN COLE + BIERMAN, P.L. 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"�' N -EPT ICk = 041-2025 was :•. s `moo_ i DE LA FONTAINE -„ z �` �� +� ,�pp" ,� w f- Ww 77 S \i i ` '�� y\' ire "�- ��• , , r � t ! ol - S,�` F+ � f ^I �"�tl 4► , •�-/ �:� _.'sir- -� ',�' } • r,1 , � � yr . �� A f 1 � � • � �e r , ` 1 4. � e 1, � p .ice; 1 `�. • .. ,ti'- 1�� ti.�R^"� 'S7'r- J 4 ~�•I � r 3M � � Rat }I ro A elm. IT do In ail �. � •� ` -ram.: S �; � .� � � � i . , . „ .,�` :�.''T"''..� qc;�.• ;,". rt e+c4 Project Data DATA Max. height: 311 feet Levels: 29 levels Units: 675 units Project parking:1000 spots Existing Z garage: 565 spots Existing site parking: 24 spots Project site parking:10 spots i/. , pa ssu"1. u. rorP"1. IM a 1." :u.• o u. a,u• 'rug• o u. e,u.. '.ur• o u. e,u.. a ID." 1. rN a 1.•• 'iAx' 1 1. 1. rN a 1.•• rru.• o u. e,u.. su.• o u. e,u.. ro11, 1 12. q. a 1... 'rII, I ol rorlr" 1P srl." a 3/a sal.• a r/a sal.• x . o La eLa• UNIT MIX TYPE UNITS Mix% S Jr.l BR 104 15.4% 1 1BR 319 47.3% 2 2 BR 136 20.1% 3 3BR 99 14.7% 4 4BR 17 2.5% T 675 100% AMENITIES I I AMENITIES Roof Top.A.................. ...................... Roof.Top. B+C A B a C PARIUNG PROJECT Tower A Towers B + C LEVEL SPOTS 29 Levels 29 Levels 311feet 311feet Amenities L 06 246 ............................................... L07 & L08 L 05 132 _ Parking Loa 132 5 levels above ground L 03 114 +lhalf.0 derground. ,' ,-_ Offices 6 Levels �........... Retail -' L 01 0 (4. +pavilions`- BS1 194 .............................._, ._ t Z garage Tor Offices �- 6 Levels 5.Levels-~�� . ..................................................._.... .................. ® 565spots Offices �-.� J i ....-......................................9 Hotel 5 Levels .................... i... "1I Levels 311 Feet P5 AMENITIES AMENITIES P5 P4 P4 P3 P3 Pl Pl Pl PL MECH. MECH. MECH. RETAIL- Double Height RETAIL - Wuble Neigh RETAIL -.0. Meight BSI .Sl 193PAR—GS%TS Street Level 13 ZYSMVICH ACC Concept Design Data Sheet Zoning & Existing ■ Zones Lot Area Gross Density SF Acres F]L(ef Previously Approvetl Units Pmposetl Ratio Proposetl Rape Allowetl IAN Raho Pr Lot CweraHe ovitletl Required Provitletl ""OPen SPace Required Providetl -----------®®®®®� ___ ross SF N Footprint __ TOTAL®®��® Parking Required Provided ' TOTAL Biscayne25R Min 25h NO Setback. 20 h neM to Reside�xial NA 7..Ed ide20R StreetSid, Min. 20h 20R Min. 20h Streetr WSetback. venue 20 R neM tq Residentialuildings Min. 20k 0 Min. 25k Existing Parking Exist. North Existing x�t Garage Site South Site North' T"T" "®124 Spaces are dedicated to the Existirg Hotel (100 irside the Existirg East Garage) I E3 MW ACC Concept Design Data Sheet Project Zoning _"'M Lot Area Gross '®. " -' Requested / Proposed SITE Zones SF Acres��®�® lot coverage ay be rureased to a a,!,u, of 55 percent of the total lot area Previously Approved New Proposed Unit Type Units# Units% SF Unit Type Units# Units% Min. SF 1R1 BED n/a n/a n/a 1R1 BED 104 15.4% 500 1 BED 119 24.0% 658 1 BED 319 47.3% 600 2 BED 298 60.2% 945 2 BED 136 20.1% 800 3 BED 78 15.8% 1,200 3 BED 99 14.7% 11050 4 BED n/a n/a 1,350 4 BED 17 2.5% 1,250 TOTAL 495 100.0% TOTAL 675 100.0% FireApproved -sed Tower 1A24 TIASouow *29 Tower 1B -So uth Tw 19 1 Tower 1B&1C-North *29 *15em1 Underground Parking floor below the 29 floors proposed Height Previously Approved New Proposed Tower 3A-North Tw 260ft Tower SA -South Tw 311ft Tower 1B -South Tw 210 ft Tower 1B & 1C-North 311 it NEW Bldg PROPOSED Parking FAR Lot Coverage Open Area Gross SF F w sax Existing Required' ae: ae*u.i. oxmwa xo� Posed/ Existing 0 1 EX TING OFFICE 20803 ® 1 ::1 ----®---®®--- EXISTING OFFICE 20807 EXISTING HOTEI *PK required for Existing Office based on 1/300 sf of Net Floor Area. **PK Proposed can be reduced based on MEP/Structural conditions but will never be less than the required Parking based on the 30% parking reduction *** For Open Space calculation, Rooftop of any existing and office buildings are not included **** Valet & Freebee drop-off are not included in the parking calculations ***** Balconies are not included in the Residential Gross area calculations Uses --L �equired Fac�---- Ron III -----® C] iYSCUYICH ACC Concept Design Masterplan WI Aq 00 \ - - - ------------------------------- ------- ---- a Offices 0 00° i NE 209TH ST +- LOADING ZONE 00 AL , x � Offices Garage i � x Pedestrian & Fire trucks only ..........i �o Offices Hotel NE 207rH Sr LEGEND Drop -Off ®ADA Drop -Off Bike Sharing fL' Retail 0 Retail Loading Zone OValet Drop -Off !! Brightline Shuttle Stop C`' Bike Parking Potential Retail Conversion Bar & Restaurants Freebee Drop -Off !! Bus Stop Scooter Sharing z m w 0 m D Parking Entrance/Exit 0' Loading Zone Access Residential Entrance 0 / - 11 zYSCOVICH ACC Concept Design Parking Half Underground PROGRAM Parking MEN Trash DATA Parking:194 Parking Spots -- IIr Plllr Ifl nll r Y'Cl Vn nln n ud + 1 + O +`1 o m zo so ao so so C3 ZBOICH ACC Concept Design Level 01 Main Plaza PROGRAM Retail Lobby Technical Trash o io zo so ao so eo O /I L— r , / - +4' 6 qcc BOH RETAIL Retail 41 Retail I , , — v Retail I � � � � I I I � xb — — Pedestrian & S3' , Fire trucks only — ti II H31 o Tr o oo I- C3 ZBOICH ACC Concept Design Level 04 Parking PROGRAM Parking DATA Parking:132 Spots 0 10 20 30 40 50 60 ❑11 nr nI l, Iir n�I'nnln r,in�n'nnnInfn!In'I''nn'I 1nnnl F I I I I I I IIII _ i1�C J �I L J Ij�i L JI��I II III ili', I L i_ _ 1_ LL _J JI I'.- L L.. . J ! I J _I J,L . IL .I LJ / � ; r r i I W /\ / ^.r",IIUI AIL-V1 �LJ LJ LJ LJ / 111 LJI L I I J =},_ Parking ;- Trl r7 F I F I F —J L I u u L — — L - LJ L —1— <) --� - - �L l/ l F L l —qiL l FJIII �LJ.L �J _J�LJ_J LJI�LJ��LJiov II� I L I \I liolad .: ( kly \ C3 ZBOICH ACC Concept Design Level 10 Residential PROGRAM Jr.1 Bedroom ■ 1 Bedroom ■ 2 Bedroom ■ 3 Bedroom ■ 4 Bedroom Trash DATA Tower A - Low Zone Floor GBA: 11,293 SF (excluding balcony) Balcony Area : 2,188 SF Units Number:12 Units per Floor Tower B - Low Zone Floor GBA: 11,293 SF (excluding balcony) Balcony Area : 2,188 SF Units Number:12 Units per Floor Tower C - Low Zone Floor GBA: 11,293 SF (excluding balcony) Balcony Area : 2,188 SF Units Number:12 Units per Floor o io zo so ao so eo O �II -/----7/--14---T-------------4-------�--- 2 BR 1 BR Jr. 1 BR 3 y 2 BR 1 BR Jr. 1 BR 3 BR 1 BR 1 BIR - 1 BR 1 BR I 1 BIR 1 BIR ! - 1 BIR 1 BR 2 BR 1 BR 2BR 1 BR Jr. 1 BR 3BR i /�� \ Tower B -12 Units Tower C -12 Units � /4 ,- �=, '�/ � � ,� Jr. 1BR-2units ��- Jr.1BR-2units �•••••:�- -� 1BR- 6units 1BR- 6units 2BR-2units 2BR-2units 3BR-2units 3BR-2units i Jr 1BR 1BIR / — ii [TowerA-12Units I Jr.1BR-2units 3BR " Jr.1BR �� 1BR-6units 2BR-2units \ / 1 8R'� 3 BR 2units 1 BIR \i 3BR A ------------- __� _ z C3 ZROICH ACC Concept Design Level 27 Residential PROGRAM Jr. 1 Bedroom 1 Bedroom . 2 Bedroom ■ 3 Bedroom 4 Bedroom Trash DATA Tower A - High Zone Floor GBA:11,293 SF (excluding balcony) Balcony Area : 2,188 SF Units Number: 10 Units per Floor Towers B+C - High Zone Floor GBA:27,459 SF (excluding balcony) Balcony Area : 5,475 SF Units Number: 21 Units per Floor 0 10 20 30 40 50 60 ❑11 i / / ' \ Towers B+C - 21 Units Jr.1BR-2units units �_ zeR �_ � /� � ..2BR-8units \ 3BR-1 / — - e/ 4BR-3units1 BR -� i —L-_ fi TowerA- lOUnits Jr. 1 BR - � aeR ..,......... 1BR-6units 2 BR-2 units V / � 3BR- �� 4BR-2units 1 00, WI RMP C3 ZYSCHYICH ACC Concept Design Level 29 Rooftop DATA Tower A - Rooftop Floor GBA: 11,293 SF Towers B+C - Rooftop Floor GBA: 26,900 SF o io zo so ao so eo O i I la , -. ppo T- �— Retail \- C3 ZBOICH ACC Concept Design Unit Mix Typical Floor Plan 21311 unit: 11311 unit Interior: 830 SF : Interior: 635 SF Balcony: Balcony: 11311 unit Interior: 600 SF Balcony:135 SF ................. 11311 unit Interior: 600 SF Balcony:135 SF ................. Jr. 11311 unit ; 31311 unit Interior: 500 SF : Interior:1050 SF Balcony:100 SF Balcony: 270 SF 11311 unit Interior: 600 SF Balcony:135 SF ................. 1BR unit Interior: 600 SF Balcony:135 SF ................. 21311 unit: 11311 unit: : Jr. 11311 unit : 31311 unit Interior: 830 SF: Interior: 635 SF: : Interior: )00 SF : Interior: 050 SF Balcony: 265 SF. Balcony:140 SF. : Balcony:100 SF : Balcony: )70 SF PROGRAM Jr.1 Bedroom 1 Bedroom 2 Bedroom :A 3 Bedroom Tower B Tower C UNIT MIX -12 units Jr. 1 BR:2 units 7 / 1 BR: 6 units 2 BR: 2 units 3 BR:2 unit TowerA Combo Layout 2 BEDROOM COMBO 4 BEDROOM COMBO-1 4 BEDROOM COMBO-2 13 MITCH ACC Concept Design - ��u� r �UIli' --: t� c�M Opp r O .1 '+�as.,�_,,�p5 a ,� _ 4i♦. - 7 _a.. ` ,eras. r pf'N '� � 111P � � !•. x .j �! !". ��M ' ` a7 „�'i * +, ra�� r1 av /� -�\\� �. � 1 . r,. µ -- _ 1, ' .1'A .. �� I!!� ACC Concept Design