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Resolution No. 2025-40 Conditional Use Approval Modification CUP2111-0001 (20801-20807 Biscayne Blvd) - June 3, 2025CITY OF AVENTURA RESOLUTION NO. 2025-40 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. 2025-40 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. 2025-40 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. ($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. 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. 9. Prior to Site Plan Approval, a restrictive covenant is to be recorded ensuring that access to the ground floor, outdoor open space will be unfettered to the public as long as the development exists. 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 Page 3 of 4 City of Aventura Resolution No. 2025-40 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 Blachman, who moved its adoption. The motion was seconded by Commissioner Bloom, and upon being put to a vote, the vote was as follows: Commissioner Clifford B. Ain Yes Commissioner Gustavo Blachman Yes Commissioner Amit Bloom Yes Commissioner Rachel S. Friedland Yes Commissioner Paul A. Kruss Yes Vice Mayor Cindy Orlinsky Yes Mayor Howard S. Weinberg Yes PASSED AND ADOPTED this V day of June, 2025. H WARD S. WEINBERG, ES MAYOR ATTEST: ELLISA L. HORVA , MMC CITY CLERK APPROVED AS TO LEGAL SUFFICIENCY: ROBERT MEYERS CITY ATTORNEY WEISS SEROTA HELFMAN COLE + BIERMAN, P.L. Page 4 of 4 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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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 �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