Resolution No. 2025-44 Conditional Use Approval (CUP2505-0001 Cassa Residences) - July 1, 2025CITY OF AVENTURA RESOLUTION NO. 2025-44
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. 2025-44
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 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:
Except as noted in this condition, 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. Applicant shall obtain Florida
Green Building Coalition Silver Certification in order to obtain Administrative Approval of
the front and side setbacks included in the referenced drawings. Site plan shall conform
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City of Aventura Resolution No. 2025-44
to the rear setback requirements as listed in the applicable 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.
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
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City of Aventura Resolution No. 2025-44
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 Bloom, who moved its
adoption. The motion was seconded by Vice Mayor Orlinsky, and upon being put to a
vote, the vote was as follows:
Commissioner Clifford B. Ain
Commissioner Gustavo Blachman
Commissioner Amit Bloom
Commissioner Rachel S. Friedland
Commissioner Paul A. Kruss
Vice Mayor Cindy Orlinsky
Mayor Howard S. Weinberg
PASSED AND ADOPTED this 1st day of July, 2025.
JG
ATTEST
ELLISA L. HORVA , MC
CITY CLERK
APPROVED AS TO LEGAL SUFFICIENCY:
No
Yes
Yes
Yes
Absent
Yes
Yes
H WARD S. WEINBERG, ES
MAYOR
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