09-02-2025 Local Planning Agency Meeting AgendaCITY OF AVENTURA
Aventura Government Center
19200 West Country Club Drive
Aventura, FL 33180
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LOCAL PLANNING AGENCY
MEETING AGENDA
September 2, 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 Attorney Robert Meyers
Aventura Local Planning Agency Meeting Agenda
September 2, 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: July 1, 2025
4. PUBLIC HEARINGS — MOTION RECOMMENDING ADOPTION OF THE
FOLLOWING:
ORDINANCES:
A. 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 13.93 ACRE TRACT OF LAND EXTENDING FROM NE
214 STREET NORTH TO COUNTY LINE ROAD AND FROM BISCAYNE BOULEVARD WEST
TO DIXIE HIGHWAY, 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.
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', SUBSECTION (1), "PURPOSE", SUBSECTION (2), "USES PERMITTED",
SUBSECTION (3), "ACCESSORY USES PERMITTED", SUBSECTION (4) "CONDITIONAL
USES PERMITTED", AND SUBSECTION (6) "SITE DEVELOPMENT STANDARDS" TO
ALLOW FOR MORE DIVERSE PROJECTS AND USES WITHIN THE DISTRICT; PROVIDING
FOR SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE; AND PROVIDING FOR
AN EFFECTIVE DATE.
C. AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING THE OFFICIAL
ZONING MAP BY CHANGING THE ZONING DESIGNATION OF AN APPROXIMATE 13.93
ACRE TRACT OF LAND EXTENDING FROM NE 214 STREET NORTH TO COUNTY LINE
ROAD AND FROM BISCAYNE BOULEVARD WEST TO DIXIE HIGHWAY, FROM
"COMMUNITY BUSINESS DISTRICT (132)" AND "MEDICAL OFFICE DISTRICT (MO)" TO
"TOWN CENTER MIXED USE DISTRICT (TC4)"; PROVIDING FOR SEVERABILITY;
PROVIDING FOR INCLUSION IN THE CODE; AND PROVIDING FORAN EFFECTIVE DATE.
Note: The Quasi -Judicial procedures of the City shall be invoked fc this item.
D. AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING CHAPTER 31,
"LAND DEVELOPMENT REGULATIONS" OF THE CITY CODE OF ORDINANCES BY
AMENDING SECTION 31-143, "RESIDENTIAL ZONING DISTRICTS", SUBSECTION (F),
"MULTIFAMILY MEDIUM HIGH DENSITY RESIDENTIAL DISTRICT (RMF4)", SUBSECTION
(2A) "CONDITIONAL USES", SUBSECTION G(1), "LIMITED SERVICE HOTEL", TO ADD
TOWN CENTER 1 DISTRICT TO THE LIST OF ZONING DISTRICTS TO WHICH LIMITED
SERVICE HOTELS CAN BE ADJACENT; PROVIDING FOR SEVERABILITY; PROVIDING
FOR INCLUSION IN THE CODE; AND PROVIDING FOR AN EFFECTIVE DATE.
Page 1 of 2
Aventura Local Planning Agency Meeting Agenda
September 2, 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
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DATE: August 29, 2025
SUBJECT: Approval of Minutes
September 2, 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:
• July 1, 2025 Local Planning Agency Meeting
Should you have any questions, please contact me.
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CITY OF AVENTURA
LOCAL PLANNING AGENCY MEETING MINUTES
JULY 1, 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 6:43 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 (June 3, 2025): A motion to approve the minutes of
the June 3, 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 Items 4A, 4B, and
4C and Ms. Horvath administered the oath to all those wishing to offer testimony on the
items. Disclosures of ex parte communications for Items 4B and 4C (Items 7D and 7E on
the City Commission Meeting Agenda) were provided by the following members of the
City Commission: Commissioner Friedland, Vice Mayor Orlinsky, Commissioner Bloom,
and Commissioner Blachman. Commissioner Kruss noted that due to a voting conflict he
would recuse himself from voting on items 4B and 4C on the Local Planning Agency
Meeting Agenda as well as items 7B, 7C, 7D, and 7E on the City Commission Meeting
Agenda.'
RESOLUTIONS:
Ms. Horvath read the following Resolution title:
' The Memorandum of Voting Conflict (Form 8B) for Commissioner Kruss is attached to the minutes as required.
City of Aventura Local Planning Agency Meeting Minutes
July 1, 2025
A. A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA,
GRANTING AMENDED CONDITIONAL USE APPROVAL PURSUANT TO SECTION 31-
145(B)(3)M OF THE CITY CODE TO PERMIT THE DEVELOPMENT OF PADEL COURTS,
SHADE COVERS, AND ACCESSORY FACILITIES ON THE TOP FLOOR OF THE EXISTING
PARKING GARAGE LOCATED AT 18851 NE 29 AVENUE; PROVIDING FOR CONDITIONS;
AND PROVIDING FOR AN EFFECTIVE DATE.
Note: The Quasi -Judicial procedures of the City shall be invoked for this item.
A motion to recommend approval of the Resolution was offered by Commissioner Bloom
and seconded by Commissioner Blachman.
Community Development Director Keven Klopp entered the staff report into the record,
which recommended approval, and reviewed the item for the Padel Courts shade covers
and accessory facilities at 18851 NE 29 Avenue (10X Centre). The following condition
was amended as requested by the applicant and without objection from Mr. Klopp:
Section 1 - Condition Number 2 "The Applicant is required to remove the proposed canopy
in the event of hurricanes Or trGPiGaI ctnrmc warnings."
The following provided comments on behalf of the applicant (Michael Marrero, Esq. on
behalf of Icon Padel Aventura LLC formerly Padel Park Aventura LLC): Michael Marrero,
Esq. (Bercow, Radell, Fernandez, Larkin + Tapanes — 200 S. Biscayne Blvd. #300,
Miami).
Commissioner Bloom amended the motion to include the amended condition as outlined,
seconded by Commissioner Blachman.
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 Resolution, including the amendment to
Section 1 - Condition Number 2 as follows: "The Applicant is required to remove the
proposed canopy in the event of hurricanes OF FOPOGal storms warnings", passed
unanimously by roll call vote.
The motion to approve the Resolution, , passed unanimously (6-0) by roll call vote, with
Vice Mayor Orlinsky absent; thus, becoming Resolution No. 2025-42.
Commissioner Kruss left the meeting due to his recusal for items 4B and 4C as noted
earlier.
Ms. Horvath read the following Resolution titles:
B. 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;
Page 2 of 5
City of Aventura Local Planning Agency Meeting Minutes
July 1, 2025
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.
C. 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.
A motion to recommend approval of the Resolution for Item 4B was offered by Vice Mayor
Orlinsky and seconded by Commissioner Bloom.
A motion to recommend approval of the Resolution for Item 4C 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 items for the Cassa Residences (2770-
2850 NE 187 Street) including the following: standards of review, availability of public
facilities, general warfare, VAR 2505-0001, particular hardship, and summary. As
provided by the Applicant's Supplemental and Amended Letter of Intent dated June 27,
2025 and without objection from Mr. Klopp the following language was amended as
follows: for Item 4B, per the withdrawal of the request for variances from the front, street -
side, and rear setback requirements language removed "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 Item 4C language added Section 3 — Condition
Number 1 "Except as noted in this condition..... 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 to the rear
setback requirements as listed in the applicable Land Development Regulations."
The following provided comments on behalf of the applicant (Michael Marrero, Esq. on
behalf of Miami Off Center LLP): Jeff Bercow, Esq. (Bercow, Radell, Fernandez, Larkin +
Tapanes-200 S. Biscayne Blvd. #300, Miami), Trevor Payne (CFE Architects), and Chris
Heggen (Kimley Horn & Associates). Documents were distributed from Bercow Radell
Fernandez Larkin + Tapanes dated June 27, 2025 titled Supplemental and Amended
Letter of Intent — Conditional Use Approval and Variance for Cassa Residences, Trevor
Payne Architect Bio, Christopher Heggen P.E. Bio, and Letters of Support Related to
Cassa Residences. The records from the May 6, 2025 Local Planning Agency and City
Commission Regular Meeting were incorporated into the record by reference.
Page 3 of 5
City of Aventura Local Planning Agency Meeting Minutes
July 1, 2025
Mayor Weinberg opened the public hearing. The following members of the pubic provided
comments: Joshua Bach (18800 NE 29 Avenue, Aventura). There being no additional
speakers, the public hearing was closed.
Mr. Meyers explained the process for the intervention and the entity granted intervenor
status.
The following provided comments on behalf of the Intervenor (Granite Aventura LLC):
Dennis Kerbel, Esq. (Akerman LLP —98 SE 71h Street, Suite 1100, Miami), Wes Blackman
(AICP — Senior Principal Urban Planner at CWB Associates), and Harry Gross (Owner of
Granite Aventura and Developer of Port Aventura). Documents were distributed from
Akerman, LLP dated July 1, 2025 titled Materials in Support of Objections by Intervenor,
Granite Aventura LLC, to Miami Off Center Associates LLP/Cassa Residences
Applications, Items 4B-4C on July 1, 2025 Aventura Local Planning Agency Meeting
Agenda and Items 7B-7E on the July 1, 2025 Aventura City Commission Regular Meeting
Agenda.
Mr. Bercow provided additional comments.
Mr. Kerbel provided additional comments.
The City Commission discussed the item including the following: emails received,
misconception on what could be built as of right, trying to get Aventura exempt from Live
Local, HERO Housing, and encouraging residents to go to Tallahassee.
Mr. Klopp responded to questions and Mr. Meyers provided information on the Live Local
Act.
The motion to recommend adoption of the Resolution for Item 4B, including the
amendment to remove the following language: "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", passed (5-1) by roll call vote, with Commissioner
Ain voting no and Commissioner Kruss absent due to recusal.
The motion to recommend the adoption of the Resolution for Item 4C, including the
amendment to add the following language to Section 3 Condition 1: "Except as noted in
this condition.....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 to the rear setback requirements as listed
in the applicable Land Development Regulations," passed (5-1) by roll call vote, with
Commissioner Ain voting no and Commissioner Kruss absent due to recusal.
Commissioner Kruss returned to the meeting.
5. ADJOURNMENT: There being no further business to come before the Local
Planning Agency, a motion to adjourn was offered by Vice Mayor Orlinsky, seconded by
Commissioner Ain, and unanimously passed; thereby adjourning the meeting at 8.30 p.m.
Page 4 of 5
City of Aventura Local Planning Agency Meeting Minutes
July 1, 2025
Ellisa L. Horvath, MMC, City Clerk
Approved by the Local Planning Agency on September 2, 2025.
Page 5 of 5
FORM 813 MEMORANDUM OF VOTING CONFLICT FOR
COUNTY, MUNICIPAL, AND OTHER LOCAL PUBLIC OFFICERS
LAST NAME —FIRST NAME —MIDDLE NAME
Kruss, Paul A.
NAME OF BOARD, COUNCIL, COMMISSION, AUTHORITY, OR COMMITTEE
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 OF
XCITY U COUNTY ❑ OTHER LOCALAGENCY
CITY COUNTY
Aventura Miami -Dade
NAME OF POLITICAL SUBDIVISION:
Aventura
DATE ON WHICH VOTE OCCURRED
July 1, 2025
MY POSITION IS
XELECTIVE ❑ APPOINTIVE
WHO MUST FILE FORM $B
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 (CRAB) 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 BE#NG 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)
n Anc 4
CE FORM 8B - EFF. 11/2013
Adopted by reference in Rule 34-7.010(i)(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
1, Paul A. Kruss, hereby disclose that on July 1, 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);
w 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 July 1, 2025 Local Planning Agency (LPA) agenda (items 4B and 4C) and later that evening on the City Commission
(Commission) agenda (items 7B, 7C, 7D, and 7E) were 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 is 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.
o :7 /0 qL&g _
Date File
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 88 - EFF. 1112013 PAGE 2
Adopted by reference in Rule 34.7.010(1)(0, F,A.C.
CITY OF AVENTURA
OFFICE OF THE CITY MANAGER
MEMORANDUM
TO: City Commission
FROM- Bryan Pegues, City Manager f
BY: Keven Klopp, Community Development Director
DATE: August 29, 2025
SUBJECT: Request to Amend the City's Future Land Use Map by Changing the
Land Use Designation of Property Extending from NE 214 Street North
to County Line Road and from Biscayne Boulevard West to East Dixie
Highway, from "Business and Office" to "Town Center"
City Case File ACP2508-0001
September 2, 2025 Local Planning Agency Meeting Agenda
September 2, 2025 City Commission Meeting Agenda (First Reading)
October 8, 2025 City Commission Meeting Agenda (Second Reading)
RECOMMENDATION
It is recommended that the City Commission approve a small-scale amendment to the
Future Land Use Map ("FLUM") of the City of Aventura Comprehensive Plan pursuant to
section 163.3187, Florida Statutes, to change the designation of 62 parcels totaling
approximately 13.93 gross acres, extending from NE 214 Street north to County Line
Road and from Biscayne Boulevard west to East Dixie Highway, legally described in
Exhibit "1" and further identified by folios listed on Exhibit "2" (collectively referred to as
the "Property") , from "Business and Office" to "Town Center'.
THE REQUEST
The applicant, Brian S. Adler, Esq., of Bilzin Sumberg, on behalf of the Aventura Mixed
Use Property, LLC and Aventura Dixie, LLC (the "Owners"), is requesting an amendment
to the FLUM by changing the designation of the Property from "Business and Office" to
"Town Center", for the purpose of facilitating a mixed used development with hotel,
multifamily residential units, ground floor retail, and public open spaces. The applicant's
Letter of Intent is attached as Exhibit 'A".
BACKGROUND
Property Owner - Aventura Mixed Use Property, LLC
Aventura Dixie, LLC
Location - Extending from NE 214 Street North to County Line Road
and from Biscayne Boulevard West to East Dixie Highway
See Exhibit "3" for Location Map
Size - 13.93 acres +/-
See Exhibit " 1 " for Legal Description
Zoning:
Subject Property
B2 — Community Business District
MO — Medical Office District
Properties to the North
B2 — Community Business District
Central RAC Districts
(City of Hallandale Beach)
Properties to the South
B2 — Community Business District
MO — Medical Office District
Properties to the East
TC5 — Town Center North Planned Development
Properties to the West
GU — Interim District
(Miami Dade County)
Existing Land Use —
Subject Property
Single Family Residential
Vacant Lands
Properties to the North
Office Building
Single Family Residential
Vacant Lands
Properties to the South
Professional Offices
Properties to the East
Vacant Lands
Properties to the West
F.E.C. Railway
Future Land Use —
Subject Property
Business and Office
Properties to the North
Business and Office
Regional Activity Center
(City of Hallandale Beach)
Properties to the South
Business and Office
Properties to the East
Town Center
Properties to the West
Commercial
(Miami Dade County)
oil
The Property, which is vacant land except for a few rented homes and vacant houses, is
limited by the Broward County Line, NE 214 Street, East Dixie Highway and Biscayne
Boulevard. Upon approval of the City of Aventura Comprehensive Plan in 1998, the site
was designated "Business and Office", largely consistent with those designations
included within the Miami -Dade County Comprehensive Development Master Plan
(CDMP). The area, historically referred as the Hospital District, was identified for
redevelopment in the Future Land Use Element of the Comprehensive Plan upon
inception. Additionally, the goals, objectives and policies of the plan encourage the
redevelopment of specific areas of the City including, among others, the "Hospital Area".
ANALYSIS
Town Centers are envisioned to promote more efficient land use by accommodating a
mix of uses and residential types, encouraging pedestrian mobility and establishing
recognizable centers of activity.
The proposed amendment supports the transformation of the Property into a distinctive
activity hub, featuring mixed -use buildings of varied heights and housing types, a hotel,
extensive retail with diverse dining options, outdoor seating, water features and green
spaces designed for the enjoyment of both residents and visitors. Furthermore, the Town
Center designation will facilitate the rezoning of the Property to Town Center Mixed Use
District (TC4). The applicant has submitted applications to amend the City's Zoning Map
to be processed concurrently, and which is the subject of separate staff report and
ordinance on the September 2, 2025, Local Planning Agency and City Commission
agendas.
If the proposed amendments to the Comprehensive Plan and Zoning Map are approved,
the next step in the development process will be the review of the proposed site plan and
subsequent applications for Conditional Use and vacation of certain roadways to be
presented for approval to the City Commission at a public hearing.
Section 31-53 of the City's Land Development Regulations provides that a FLUM
amendment may only be filed by the City Administration, City Commission or an owner
of property subject to the amendment, and the procedure for amendment of the Plan shall
be by ordinance, in accordance with F.S. §§ 163.3184 and 163.3187, as amended.
Standards for reviewing proposed amendments to the Future Land Use Map
(Florida Statutes 163.3177).
Future land use map amendments shall be based upon the following analyses:
• An analysis of the availability of facilities and services.
All required services and facilities are available to this location to fulfil the level
of service requirements. Capacity allocations for water, sewer, schools are
made at the time of development approval.
• An analysis of the suitability of the plan amendment for its proposed use
considering the character of the undeveloped land, soils, topography, natural
resources, and historic resources on site.
The proposed amendment is suitable given that neighboring sites with similar
topography have been developed with consistent land uses.
• An analysis of the minimum amount of land needed to achieve the goals and
requirements of this section.
The amount of land for subject to this amendment is suitable to achieve the
goals of the Town Center Future Land Use designation.
Notice of the proposed amendment has been published in accordance with Section 31-
53 of the City Code and Section 163.3184 of the Florida Statutes.
In
CITY OF AVENTURA ORDINANCE NO. 2025-
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 13.93 ACRE TRACT OF LAND EXTENDING FROM NE
214 STREET NORTH TO COUNTY LINE ROAD AND FROM BISCAYNE
BOULEVARD WEST TO DIXIE HIGHWAY, 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.
WHEREAS, pursuant to Section 163.3187(1), Florida Statutes, the Applicant,
Brian S. Adler, Esq., of Bilzin Sumberg, on behalf of Aventura Mixed Use Property, LLC
and Aventura Dixie, LLC (the "Owners") through City File No. ACP2508-0001, is
requesting approval of a Small Scale Future Land Use Map ("FLUM") amendment to the
Comprehensive Plan (the "Plan") to change the designation of 13.93 acres of land legally
described in Exhibit "'I", identified by the folios listed on Exhibit "2" and further depicted
on the Location Map attached as Exhibit "3" (the "Property") from "Business and Office"
to "Town Center" (the "Small Scale FLUM Amendment"); and
WHEREAS, the City Commission finds that the Small Scale FLUM Amendment
will maintain the unique aesthetic character of the City and improve the quality of life for
its residents by providing mixed -use development along its main transit corridor; and
WHEREAS, the City Commission further finds that the Small Scale FLUM
Amendment will not result in impacts on any infrastructure system that will exceed
established level of service standards without concurrent mitigation and is otherwise
consistent with the goals, objectives and policies of the Plan; and
WHEREAS, the City Commission finds that the proposed Small Scale FLUM
Amendment is consistent with Sections 163.3184 and 163.3187, Florida Statutes; and
WHEREAS, the Local Planning Agency has reviewed the proposed amendment
and has recommended approval to the City Commission; and
Page 1 of 4
City of Aventura Ordinance No. 2025-
WHEREAS, the City Commission has held the required public hearings, duly
noticed in accordance with the law; and
WHEREAS, the City Commission believes it is in the best interest of the public to
approve this Ordinance.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE
CITY OF AVENTURA, FLORIDA, AS FOLLOWS:
Section 1. Recitals. That the foregoing "Whereas" clauses and findings are
hereby ratified and incorporated as the legislative intent of this Ordinance.
Section 2. Approval of the Small Scale Future Land Use Map Amendment.
That pursuant to Section 163.3187(1), Florida Statutes, the Small Scale FLUM
Amendment to the Comprehensive Plan for the Property, depicted on the Location Map
attached as Exhibit "3" and legally described in Exhibit 1", is hereby amended such that
the Property shall now have the Future Land Use Map designation of Town Center.
Section 3. Conflicts. That all ordinances or parts of ordinances, resolutions or
parts of resolutions, in conflict herewith, are repealed to the extent of such conflict.
Section 4. Severability. That the provisions of this Ordinance are declared to
be severable and if any section, sentence, clause or phrase of this Ordinance shall for
any reason be held to be invalid or unconstitutional, such decision shall not affect the
validity of the remaining sections, sentences, clauses, and phrases of this Ordinance but
they shall remain in effect, it being the legislative intent that this Ordinance shall stand
notwithstanding the invalidity of any part.
Section 5. Inclusion in the City's Comprehensive Plan. That it is the intention
of the City Commission and it is hereby ordained that the provisions of this Ordinance
shall become and be made a part of the Comprehensive Plan of the City of Aventura and
that the Future Land Use Map may be revised so as to accomplish such intention.
Section 6. Effective Date. This Ordinance shall not become effective until 31
days after adoption. If challenged within 30 days after adoption, this Ordinance may not
become effective until the state land planning agency or the Administration Commission,
respectively, issues a final order determining that the adopted Small Scale FLUM
Amendment is in compliance.
Page 2 of 4
City of Aventura Ordinance No. 2025-
The foregoing Ordinance was offered by Commissioner , who moved its
adoption on first reading. 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 Rachel S. Friedland
Commissioner Paul A. Kruss
Vice Mayor Cindy Orlinsky
Mayor Howard S. Weinberg
The foregoing Ordinance was offered by Commissioner , who moved its
adoption on second reading. 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 Rachel S. Friedland
Commissioner Paul A. Kruss
Vice Mayor Cindy Orlinsky
Mayor Howard S. Weinberg
PASSED on first reading this 2nd day of September, 2025.
PASSED AND ADOPTED on second reading this 8t" day of October, 2025.
Page 3 of 4
City of Aventura Ordinance 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.
This Ordinance was filed in the Office of the City Clerk this day of , 2025.
ELLISA L. HORVATH, MMC
CITY CLERK
Page 4 of 4
EXHIBIT'
THE SOUTH 200 FEET OF THE NORTH 300 FEET, OF LOT 1, IN BLOCK 3, LYING
WEST OF FEDERAL HIGHWAY, OF THE TOWN OF HALLANDALE, ACCORDING TO
THE PLAT THEREOF, AS RECORDED IN PLAT BOOK B, PAGE 13, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA, LESS THE WEST 222 FEET
THEREOF.
THE SOUTH 200 FEET OF THE NORTH 500 FEET, OF LOT 1, IN BLOCK 3, LYING
WEST OF FEDERAL HIGHWAY, OF THE TOWN OF HALLANDALE, ACCORDING TO
THE PLAT THEREOF, AS RECORDED IN PLAT BOOK B, PAGE 13, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA, LESS THE WEST 222 FEET
THEREOF.
LOTS 4, 5 AND 6, BLOCK 17, HALLANDALE PARK, ACCORDING TO THE MAP OR
PLAT THEREOF AS RECORDED IN PLAT BOOK 12, PAGE 37, PUBLIC RECORDS
OF MIAMI-DADE COUNTY.
LOTS 8 AND 9, BLOCK 17 AND LOT 6, BLOCK 18, OF HALLANDALE PARK,
ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 12, AT PAGE
37, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA
LOT 7, BLOCK 17, HALLANDALE PARK, ACCORDING TO THE MAP OR PLAT
THEREOF AS RECORDED IN PLAT BOOK 12, PAGE 37, PUBLIC RECORDS OF
MIAMI-DADE COUNTY, FLORIDA LESS THE PORTION CONVEYED TO MIAMI-DADE
COUNTY, FLORIDA BY RIGHT OF WAY DEED RECORDED IN O.R BOOK 14810,
PAGE 1779, PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA DESCRIBED
AS THE AREA BOUNDED BY THE WEST LINE OF BLOCK 17, HALLANDALE PARK,
ACCORDING TO THE MAP OR PLAT THEREOF AS RECORDED IN PLAT BOOK 12,
PAGE 37, PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, AND BOUNDED
BY A 25 FOOT RADIUS ARC CONCAVE TO THE NORTHEAST, SAID ARE BEING
TANGENT TO BOTH OF THE LAST DESCRIBED LINES.
LOT 7, IN BLOCK 18, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 8, IN BLOCK 18, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 9, IN BLOCK 18, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 10 IN BLOCK 18, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA,
LOT 6, BLOCK 19, OF HALLANDALE PARK, ACCORDING TO THE PLAT THEREOF,
RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA.
LOT 7, IN BLOCK 19, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 8, IN BLOCK 19, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA
LOT 9, IN BLOCK 19, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 10, IN BLOCK 19, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 6, IN BLOCK 20, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF RECORDED 1N PLAT BOOK 12, AT THE PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 7, IN BLOCK 20, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF RECORDED IN PLAT BOOK 12, AT THE PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 8, IN BLOCK 20, OF HALLANDALE PARK, ACCORDING TO PLAT THEREOF,
RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA.
LOT 9, IN BLOCK 20, OF HALLANDALE PARK, ACCORDING TO PLAT THEREOF,
RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA.
LOT 10, IN BLOCK 20, OF HALLANDALE PARK, ACCORDING TO PLAT THEREOF,
RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA.
2
LOTS 6 AND 7, BLOCK 21, HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 8, BLOCK 21, HALLANDALE PARK, ACCORDING TO THE PLAT THEREOF, AS
RECORDED IN PLAT BOOK 12, PAGE 37, OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA
LOT 9, IN BLOCK 21, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 10, IN BLOCK 21, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 6, 7, AND 8, IN BLOCK 22, OF HALLANDALE PARK, ACCORDING TO THE
PLAT THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 9, IN BLOCK 22, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 10, IN BLOCK 22, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 3, 4, 5, BLOCK 26, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF AS RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 1 AND 2, BLOCK 27, OF HALLANDALE PARK ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
ALL OF LOTS 3 AND 4 AND LOT 5, BLOCK 27 OF HALLANDALE PARK, ACCORDING
TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE
PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA; TOGETHER WITH THE
WEST HALF (112) OF THE RIGHT-OF-WAY LYING EASTAND ADJACENT TO THE
AFOREMENTIONED LOT 5 AS PER RESOLUTION R-540-77.
LOTS 8, 9 AND 10, BLOCK 27, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF AS RECORDED IN PLAT BOOK 12, AT PAGE 37, PUBLIC RECORDS OF
MIAMI-DADE COUNTY, FLORIDA; TOGETHER WITH THE WEST HALF (112) OF THE
3
RIGHT-OF-WAY LYING EAST AND ADJACENT TO THE AFOREMENTIONED LOT 10
AS PER RESOLUTION R-540-77.
LOTS 1, 2 AND 3, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE
PLAT THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA; TOGETHER WITH THE EAST 1/2
OF STREET LYING WEST OF LOTS AND ADJACENT TO PROPERTY, PER
RESOLUTION R-540-77.
LOTS 9 AND 10, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
AND ALSO
LOTS 4 AND 5, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 5, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA; TOGETHER WITH THE EAST 1/2 OF STREET
LYING WEST OF AND ADJACENT TO LOT, PER RESOLUTION R-540-77.
LOT 7, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 8, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 1 AND 2, BLOCK 29, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 2, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 3 & 4, BLOCK 29 OF HALLANDALE PARK, ACCORDING TO PLAT THEREOF,
RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA.
LOTS 5, BLOCK 29, LOTS 1, 2, 3, 4, 5, 8, 9AND 10 BLOCK 30, OF HALLANDALE
PARK, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK 12, PAGE
37, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
4
LOTS 6 AND 7, BLOCK 29, HALLANDALE PARK, ACCORDING TO THE MAP AND
PLAT THEREOF AS RECORDED IN PLAT BOOK 12, PAGE 37, PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 8 AND 9, BLOCK 29, HALLANDALE PARK, ACCORDING TO THE MAP AND
PLAT THEREOF AS RECORDED IN PLAT BOOK 12, PAGE 37, PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 10, IN BLOCK 29, AND LOTS 6 AND 7, IN BLOCK 30, OF HALLANDALE PARK,
ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK 12, PAGE 37,
OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 1, IN BLOCK 31 OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED 1N PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 2, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 3, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 4, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 5, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 6, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 7 AND 8, IN BLOCK 31 OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 9, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
5
LOT 10, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 1, 2, AND 3, IN BLOCK 32, OF HALLANDALE PARK, ACCORDING TO THE
PLAT THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 4 AND 5, BLOCK 32, HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAM1-DADE COUNTY, FLORIDA.
LOT 6, IN BLOCK 32, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 7, IN BLOCK 32, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 8, 9 AND 10, BLOCK 32, HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
[1
EXHIBIT "
FOLIO
ADDRESS
28-1234-001-0170
AVENTURA MIXED USE PROPERTY LLC
21440 BISCAYNE BLVD
28-1234-001-0180
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0010
AVENTURA MIXED USE PROPERTY LLC
21475 E DIXIE HNY
28-1234-004-0020
AVENTURA MIXED USE PROPERTY LLC
2741 NE 214 TER
28-1234-004-0030
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0040
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0050
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0060
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0070
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS NA
28-1234-004-0080
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0090
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0100
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS NSA
28-1234-004-0110
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0120
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0130
AVENTURA MIXED USE PROPERTY LLC
2801 NE 214 TER
28-1234-004-0140
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0150
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0160
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0170
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0180
AVENTURA MIXED USE PROPERTY LLC
2823 NE 214 TER
28-1234-004-0200
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0210
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0220
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0230
AVENTURA MIXED USE PROPERTY LLC
2831 NE 214 TER
28-1234-004-0250
AVENTURA MIXED USE PROPERTY LLC
2833 NE 214 TER
28-1234-004-0260
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0370
AVENTURA DIXIE LLC
21455 E DIXIE HNY
28-1234-004-0380
AVENTURA DIXIE LLC
PROPERTY ADDRESS N(A
28-1234-004-0390
AVENTURA DIXIE LLC
21417 E DIXIE HNY
28-1234-004-0400
AVENTURA DIXIE LLC
21401 E DIXIE HNY
28-1234-004-0410
AVENTURA DIXIE LLC
2740 NE 214 TER
28-1234-004-0420
AVENTURA DIXIE LLC
2742 NE 214 TER
28-1234-004-0430
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0460
AVENTURA DIXIE LLC
2771 NE 214 ST
28-1234-004-0470
AVENTURA MIXED USE PROPERTY LLC
2756 NE 214 TER
28-1234-004-0480
AVENTURA MIXED USE PROPERTY LLC
2760 NE 214 TER & 2762 NE 214 TER (MULTI-FAM/2 UNIT)
28-1234-004-0490
AVENTURA MIXED USE PROPERTY LLC
2791 NE 214 ST
28-1234-004-0500
AVENTURA MIXED USE PROPERTY LLC
2791 NE 214 ST
28-1234-004-0510
AVENTURA MIXED USE PROPERTY LLC
2821 NE 214 ST
28-1234-004-0520
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N'A
28-1234-004-0530
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0540
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0560
AVENTURA MIXED USE PROPERTY LLC
2832 NE 214 TER
28-1234-004-0570
AVENTURA MIXED USE PROPERTY LLC
2834 NE 214 TER
28-1234-004-0580
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0590
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0600 1AVENTURA
MIXED USE PROPERTY LLC 12833
NE 214 ST
28-1234-004-0670 JAVENTURA
MIXED USE PROPERTY LLC
2861 NE 214 ST & 2863 NE 214 ST (MULTI-FAM 2 UNIT)
28-1234-004-0720 JAVENTURA
MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0730
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS NIA
28-1234-004-0740
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS NIA
28-1234-004-0750
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS NIA
28-1234-004-0760
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0770
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS NIA
28-1234-004-0780
AVENTURA MIXED USE PROPERTY LLC
2885 NE 214 ST
28-1234-004-0790
AVENTURA MIXED USE PROPERTY LLC
2849 NE 214 ST
28-1234-004-0800
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0810
AVENTURA MIXED USE PROPERTY LLC
2910 NE 214 TER
28-1234-004-0830
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS NIA
28-1234-004-0850
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0860
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0870 IAVTNTURA
MIXED USE PROPERTY LLC 12911
NE 214 ST
LOCATION MAP
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DATE:09/02/2025
AGENDA ITEMS):
■1;6-10 1201810
Property located north of NE 214
Street to County Line Road and
between Biscayne Boulevard and East
Dixie Highway
City File No.: ACP2508-0001
LDR2508-0001
REZ2508-0001
Q
/,\ 0 0.25 0.5 1 Miles
August 11, 2025
Keven Klopp
Community Development Director
City of Aventura
19200 West Country Club Drive
Aventura, FL 33180
C> Bilzin Sumberg
Brian S. Adler, Esq.
305.350.2351
Fa;. 305.351.2206
badlerCbDbilzin.com
Re: Uptown Aventura
Property Located North of NE 214 Street to County Line Road,
Between Biscayne Boulevard and East Dixie Highway (the "Property")
Application to Amend the City of Aventura Comprehensive Plan ("Comp Plan")
Future Land Use Map ("FLUM"), Zoning Map, and Land Development Regulations
Dear Mr. Klopp:
LETTER OF INTENT
This firm represents Aventura Mixed Use LLC, as the owner of a portion of the above
Property, with the signatures of Aventura Dixie LLC, the owner of the remainder of the Property.
The proposed Uptown Aventura development was heard at the City Commission
Workshop on May 22, 2025. The attached represents applications in accordance with the plans
presented at workshop.
The proposed development will include several applications including the attached
applications to amend the FLUM to Town Center, to amend the Zoning Map to Town Center 4
("TC4"), and to amend the Land Development Regulations TC4 development criteria.
Additionally, there will be companion applications related to dedication and vacation of certain
roadways including to allow for the completion of S.W. 214th Street, as well as Conditional Use
Applications related to various aspects of the development.
A. The Property
The Property consists of 13.93 +1- gross acres located between Northeast 214 Street to
the south, the county line/northern City of Aventura city limits to the north, and between Biscayne
Boulevard and East Dixie Highway, which area was named "Uptown Aventura" by the City
Commission.
M IAM I 1265 83 20.1 101114/302 95 9
Bilzin Sumberg Baena Price & Axei rod LLP 1450 Brickel1 Avenue, 23rd Floor, Miami, Florida 33131-345o
Tel 105.374.7580 Fax 30i.374.75y3 bilzin.com
Mr. Keven Ktopp
August 11, 2025
Page 2
B. Continued Focus of City Comprehensive Plan
Bilzin Sumberg
The City of Aventura Comp Plan since its original adoption in 1998 has singled this
particular section of the City as a focus for redevelopment. In fact, redevelopment of this particular
area is one of three focus areas highlighted within the City of Aventura's Comp Plan for
redevelopment as recognized with specific reference on numerous pages of the City of Aventura's
Comp. This area remains one of the last larger development parcels within the City of Aventura
and remain an area of focus for redevelopment for over 25 years.
The City's original Comp Plan identified three specific areas as the focus for
redevelopment: Thunder Alley, the Hospital District, and the Biscayne Boulevard (US1) Corridor.
The Uptown AventuralHospital District Area to this day remains in the City Camp Plan as a focus
area for redevelopment. See Comp Plan Page 6. The hospital district where the Property is
located, remains mostly undeveloped and historically has been characterized by fragmented
ownership, misaligned and substandard streets in need of costly expansion and construction, and
an absence of incentives or development potential to justify the costs associated with
development of the Property or to put it on par with developments east of Biscayne Boulevard,
which enjoy water frontage, water views, larger parcels or sufficient developed infrastructure.
The hospital area is not only the focus for redevelopment in the Introduction but various
places throughout the Comp Plan. The Future Land Use Element specifically identifies the
hospital district as an area to be redeveloped. Further, the City of Aventura Economic
Development Component and Urban Design Elements, on Page 8 of the City of Aventura
Comprehensive Plan, also specifically encourage the redevelopment of the hospital area.
While the remainder of the other areas identified in the City Camp Plan as a focus for
redevelopment have achieved the desired economic development and growth, those areas lie
mainly east of Biscayne Boulevard, capitalizing on their natural attributes such as water frontage
or water views or proximity to the mall, established roadway dedications and infrastructure or a
core built-in residential density in the immediate area to support development. The area to the
west of Biscayne Boulevard in the north Hospital District does not enjoy the same built-in natural
attributes or densities or infrastructure/roadway network to support development at the current
limitations contained in the City Comprehensive Plan and land development regulations. Couple
that with the fragmented ownership that required the literal acquisition of dozens of platted parcels
under varied ownership over an extensive period of time, thus adding to the acquisition and
carrying costs for the properties. While most properties east of Biscayne Boulevard are
comprised of a single or limited number of properties, the fragmented ownership has historically
contributed to the other impediments to redevelopment.
We are pleased to present a proposed project to the City to transform this vacant in and
historically underutilized parcel into a prominent, attractive and iconic development.
MIAMI 12658320.1 1011141302959
Mr. Keven Klopp
August 11, 2025
Page 3
C-> Bilzin Sumberg
C. Amendment to City of Aventura Comprehensive Plan FLUM.
In order to implement the above and to accommodate the mixed -use development, the
applicant is seeking to re -designate the Property on the City of Aventura Comprehensive Plan
from Business to Town Center, which is the designation that most closely supports such modern
developments.
Pages 10 and 11 of the City's Comprehensive Plan text notes that "the expansion of the
mixed -use Town Center districts facilitated many of the changes that have occurred since
2014...." and that "it is anticipated, based on currently approved and proposed development
projects that in the ensuing years, mixed use development and redevelopment will consume the
few remaining vacant parcels in the City and continue to transform properties with existing
residential or commercial uses". The proposed development, seeking to utilize this large area of
predominantly vacant land, falls within the anticipated development contemplated by the City of
Aventura Future Land Use text on pages 10 and 11 of the Comp Plan.
The Town Center text is found on Pages 18 and 19 of the City's Comprehensive Plan,
where they are encouraged to become hubs for future urban development, an ideal location for
the vision of the City to be realized as it relates to the North Hospital District. The text further
provides that Town Centers "shall be characterized by physical cohesiveness, direct accessibility
by mass transit, and high -quality urban design," which all apply to the proposed development.
The proposed development incorporates 70 dwelling units per gross acre, HERO housing and a
1.5 non-residential floor area, and falls squarely within the confines of the last sentence of the
Comprehensive Plan Town Center Section that provides "a maximum floor area ratio of 2.0 and
a maximum residential density of 70 dwelling units per gross acreage shall be allowed."
Therefore, the proposed re -designation would not — to Town Center on the Future Land -Use Map
would not require text -change amendments to the Comprehensive Plan.
D. The Proposed Rezoning to TC4 Meets the Standards Set Forth Under City
Code Section 31-77(f)
Consistent with the re -designation to Town Center and Land -Use Map, the applicant is
also proposing a rezoning of the Property from the B2 and MO Districts to the Town Center TC4
Zoning District. We understand the City does not allow residential development in the B2 District,
and the current zoning designation of B2 and MO does not accommodate the project in its current
format or across the property lines. The proposed Town Center District is an ideal designation
for such a mixed -use development.
In accordance with City Code Section 31-77(f), the proposed amendment meets the
criteria for approval in that:
The proposed amendment is consistent with goals, objectives and policies of the
City's Comprehensive Plan.
Upon approval of the amendment to the City's Comprehensive Plan FLUM, the
rezoning to TC4 would be consistent with the goals, objectives and policies of the
M I A M I 1265 83 20.1 101114 /3 02959
Mr. Keven Klopp
August 11, 2025
Page 4
Bilzin Sumberg
City's Comprehensive Plan, especially as it relates to the Comp Plan' specific focus
on development of this area.
2. The proposed zoning district is compatible with the surrounding area's zoning
designation(s) and existing uses.
The proposed rezoning is consistent and compatible with the surrounding area's uses,
which include office buildings, hotels and medical facilities. The re -designation will
allow development of the Property with a mixed -use development that will not only
afford amenities to those residing at the Property, but will provide a central green area
featuring shopping and dining. The Property fronts on Biscayne Boulevard and on
East Dixie Highway and will provide upgraded options for the neighboring community.
3. The subject property is physically suitable for the uses permitted in the proposed
district.
As illustrated by the design of the proposed building, and the efficient utilization of the
site, the Property is physically suitable for the proposed mixed -use.
4. There are sites available in other areas currently zoned for such use.
There are very few sites within a city of this size where a development can be
accommodated to provide a Mixed -use development fronting on Biscayne Boulevard.
However, other large mixed use developments have also rezone to the Town Center
districts to accommodate the mixed use development.
5. If applicable, the proposed change will contribute to redevelopment of an area in
accordance with an approved redevelopment plan.
The Property has been the subject of the focus for redevelopment by the City since its
inception, and this will, under the proposed development, be consistent with the vision
outlined in the City's Camp Plan.
6. The proposed change would adversely affect traffic patterns or congestion.
As part of the development of the Property, NE 214 Street will be dedicated for
completion of the Biscayne Boulevard intersection, and NE 214 Street will be improved
heading west with sidewalks for both pedestrians and vehicular improvements in the
area. Further, East Dixie Highway will be improved to alleviate some of the historic
traffic conditions.
7. The proposed change would adversely impact population density such that the
demand for water, sewers, streets, recreational areas and facilities, and other public
facilities and services would be adversely affected.
The water and sewer and other infrastructure will be provided as part of the proposed
development, as well as street improvements, while providing an internal central green
area.
MIAM 1 12658320.1 101114/302959
Mr. Keven Klopp
August 11, 2025
Page 5
Bilzin Sumberg
8. Whether the proposed change would have an adverse environmental impact on the
vicinity.
The proposed development seeks to facilitate the completion of NE 214 Street as the
signalized intersection and dedication of the remaining portions of the intersection, as
well as develop NE 214 Street between Biscayne Boulevard and East Dixie Highway.
9. Whether the proposed change would adversely affect the health, safety, and welfare
of the neighborhood or the City as a whole.
The proposed change would not adversely affect the health, safety and welfare of the
neighborhood or City as a whole in that the proposed development is providing for a
mixed -use residential, hotel and commercial development to serve the needs of not
only the residents but provide roadway dedications, improvements and a green area
that all promote rather than adversely affect the health, safety and welfare of the
neighborhood and the City.
E. Amend to the City Land Development Regulations Related to TC4.
Of the current TC designations, the TC4 designation is the ideal designation for the
proposed development. Certain of the town center districts do not apply to the proposed
development, such the ones catering for ALF's or marine use. The TC4 District Regulations, as
recently amended by the City, are the most suitable for the proposed district, with the outlier being
the requirements related to office use. Attached is a proposed amendment to the TC4 Land
Development Regulations to allow for the proposed development with separate Conditional Use
Approval Applications. The proposed changes reflect an adaptation for this type of mixed use
development.
F. Proposed Development
Attached are the conceptual plans for development that our client proposes to present for
conditional use approval. The development features a maximum of 30 stories on the east along
Biscayne Boulevard, and a maximum of 20 stories on the west across from the railroad as the
bookends, with the center of the site featuring a large unique activity area of dining, shops,
fountains/water features and green space that will be enjoyed by residents and patrons alike. To
The area is lined by 5 story buildings fronting on NE 214th Street on the south, with ground floor
commercial and restaurants, 8 story buildings on the north, also lined with ground level retail and
incorporated parking garages, All garages have been tastefully incorporated into the
development rather than serving as central focal points.
Pages A16 through A24 showcase the development, with A16 exemplifying the
uniqueness of the apartment facades.
Pages Al to A24 illustrate the center of the proposed development and the benefits to
the surrounding community, which will be enjoyed by patrons and visitors alike.
MIAMI 1265 8320.1 101114/30295 9
Mr. Keven Klopp
August 11, 2025
page 5
CONCLUSION
Bilzin Sumberg
Based on the foregoing, and to implement the remaining focus area for redevelopment as
specifically highlighted in the City of Aventura Comp Plan that has existed for over twenty—five
(25) years, and in recognition of the Property being located in an Opportunity Zone, non -waterfront
and in an area with requires dedication and increased development cost, we respectfully request
the City approve the proposed modifications set forth in this request.
Thank you for your review of the foregoing. Should you have any questions, please do
not hesitate to contact me at (305) 350-2351.
truly yours,
Brian S. er
BSA/DPC
MIAM 1 12658320.1 101114/302959
CITY OF AVENTURA
OFFICE OF THE CITY MANAGER
MEMORANDUM
TO: City Commission
FROM Bryan Pegues City Manager
BY: Keven Klopp, Community Development Director
DATE: August 29, 2025
SUBJECT: Request to Amend the Land Development Regulations of the City of
Aventura Section 31-145(e) Town Center Office Park Mixed Use (TC4)
District to Facilitate the Mixed -Use Development Known as "Uptown
Aventura"
City Case File LDR2508-0001
September 2, 2025 Local Planning Agency Meeting Agenda
September 2, 2025 City Commission Meeting Agenda (First Reading)
October 8, 2025 City Commission Meeting Agenda (Second Reading)
RECOMMENDATION
It is recommended that the City Commission approve an amendment to Section 31-145(e)
Town Center Office Park Mixed Use (TC4) District of the City of Aventura Land
Development Regulations to facilitate the proposed "Uptown Aventura" development.
THE REQUEST
The applicant, Brian S. Adler, Esq., of Bilzin Sumberg, on behalf of the Aventura Mixed
Use Property, LLC and Aventura Dixie LLC (the "Owners"), is requesting amendments to
Section 31-145(e), "Town Center Office Park Mixed Use (TC4) District", Subsection (1),
"Purpose", Subsection (2), "Uses Permitted", Subsection (3), "Accessory Uses
Permitted", Subsection (4) "Conditional Uses Permitted", and Subsection (6) "Site
Development Standards" to allow for more diverse projects and uses within the district.
The applicant's Letter of Intent is attached as Exhibit #1.
ANALYSIS
The Owners are proposing a mixed -use development on property located on the west
side of Biscayne Boulevard, bounded by NE 214 Street on the south, County Line on the
north and Dixie Highway on the east, and legally described in Exhibit "2" (the "Property").
The development will feature new retail, residential, hotel and outdoor public amenities.
The project consists of 975 residential units arranged within five five -story buildings along
NE 214 Street, three eight -story buildings fronting County Line, and two high-rise towers
— one rising 30 stories along Biscayne Boulevard and the other 20 stories along Dixie
Highway. Together, the two towers will also include 528 hotel units. More than 100,000
square feet of retail space will activate the ground level of all buildings, while 2,490
parking spaces will be accommodated within enclosed garages, fully screened from
public view. A conceptual master plan set of the development is attached as Exhibit #3.
The proposed code amendment eliminates the requirement for a substantial amount of
office space within the commercial component of mixed -use developments, allowing the
Uptown Aventura project to proceed as designed. In addition, reduced setbacks for areas
adjacent to railways and areas offering commercial uses at ground levels will increase
the accessibility and pedestrian experience of the retail activities. The proposed Town
Center District is a suitable designation for such a mixed -use development and the
amendment to the TC4 district will permit the proposed mix of uses.
If the proposed amendment to the Land Development Regulations is approved, the next
step in the development process will entail the review of the proposed site plan and a
subsequent application for Conditional Use approval and road vacations to be presented
to the City Commission at a public hearing.
THE PROPOSED AMENDMENT
The proposed amendment will revise Section 31-145 of the Land development
Regulations as follows':
Sec. 31-145. Town Center Zoning Districts.
(a) Purpose. The purpose and intent of these districts is to provide suitable sites for the
development of residential and commercial uses in a well -planned and compatible
manner. The uses within these districts shall be consistent with, but may be more
restrictive than, the corresponding Town Center Land Use category permitted uses.
Residential densities shall not exceed 70 units per gross acre and nonresidential
densities shall not exceed a floor area ratio of 2.0.
(e) Town Center Office Per Mixed Use (TC4) District. The following regulations shall apply in
the TC4 District:
(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 effiee „se with direct access to Biscayne
1 Underlined text indicates insertions. Stricken -through text indicates deletions.
Boulevard. Any appreved site plan ;n this distriet shall p ide a signifeeant arneunt
of effiee spaee as part of its eernmereial uses. Residential densities shall not exceed
70 dwelling units per gross acre and non-residential intensity shall not exceed a floor
area ratio of 2.0.
(2) Uses Permitted. No building or structure, or part thereof, shall be erected, altered or
used, or land used in whole or part for other than a combination of all of the
following specific uses, provided the requirements set forth elsewhere in this section
are satisfied:
a. Mixed -use structures. For the purposes of this subsection, mixed -use buildings or
structures are those combining residential dwelling units conforming generally
with the intent of the RMF34, Multifamily Medium High Density Residential
District, with office and/or retail commercial uses allowed in the B-12,
Neighberheed Community Business District.
b. Office spacek^less « than 40 pereent is encouraged as part of the
non-residential square feet of floor area on site, but is not required.
c. Hotels, with a minimum of 100 rooms.
d. Kiosks and outdoor vending, when located within 100 feet of a lake, pond,
central green, or open space area within the development.
e. A previously -approved, existing use permitted under the previously applicable
zoning regulations, such as an existing bank with a drive -through, constitutes a
legal conforming use in the TC4 District.
f. Health and Exercise Clubs and Spas.
g. Outdoor music, including live performances, as part of an outdoor venue or
restaurant
h. g. Outdoor entertainment, including sales from trucks, wagons, or vehicles
parked on public or private streets or pedestrian walkways may be permitted
from time to time through Special Events permits issued by the City Manager or
designee.
(3) Accessory uses permitted. Permitted incidental and accessory uses shall include:
a. Those uses allowed as accessory uses in the RMF34 Multi -Family Medium High
Density Residential District, except for uses which, by their nature, would inhibit
the establishment of permitted commercial activities or restrict the acceptable
mixing of residential and non-residential uses.
b. Outdoor dining as ^ to ^ permitted restaurant ^ retail ,
(4) Conditional uses permitted. The following uses may be established if first approved
as a conditional use:
a. Those uses permitted in the B1 District with increased floor area.
b. Uses that exceed the height limitations of Subsection 31-145(e)(6)e., including
parking structures.
c. Indoor and outdoor commercial recreation uses.
d. Aboveground storage tanks. Aboveground storage tanks (AST) only as an
accessory use and only for the purpose of storing fuel for emergency generators.
ASTs must conform to the following requirements:
1. Be of 2,000 gallons capacity or less.
2. Be installed and operated under a valid permit from the Miami -Dade County
Department of Environmental Resources Management.
3. Be fully screened by a masonry or concrete wall with a self -closing and
locking metal door or gate. Such wall shall be landscaped in accordance with
the City's Landscape Code.
4. Be located in a manner consistent with the site development standards of
the TC1 Zoning District.
Installation of any AST shall require a building permit from the City. Application
for building permit shall be accompanied by a site plan indicating the location of
the AST relative to property lines, the primary structure served by the AST, any
other structures within 300 feet as well as a landscape plan prepared by a Florida
licensed architect or landscape architect and other supporting documentation as
deemed necessary by the City Manager or designee.
e. Floor areas that are less than the minimum floor areas required by the provisions
of Subsection 31-145(e)(6)g hereof.
Structured parking that is not incorporated into a primary use structure's
building envelope, as required by Subsection 31-145(e)(8) hereof.
g. Any top-level surface area of structured parking that can be seen from a primary
use building and does not have the area of the top level landscaped,
decoratively paved, or otherwise utilized in a manner that On r to provides
an amenity area for building occupants, as required by Section 31-238 of this
Code.
h. Driveways with a separation of less than 150 feet of landscaped frontage as long
as it is determined, as part of site plan review that:
1. Landscaping for the total project site exceeds the minimum requirements of
this Code, and;
2. Traffic studies indicate that a lesser distance between driveways does not
constitute a safety hazard to either vehicular or pedestrian traffic.
i. Off-street parking that does not meet the requirements of Subsection 31-171(b)
or (d) of this Code.
j. All Uses permitted in the CF District, but not any use listed as a Conditional use in
the CF district.
For buildings that attain LEED° Gold or Platinum certification as provided in
Article VI of Chapter 14 of the City Code, increased lot coverage, provided that a
green roof and/or green rooftop amenities are provided and maintained for the
common benefit of building occupants; and; that increased Florida -Friendly tree
canopy and Florida -Friendly plantings designed to calm the heat island effect are
located on site, all in an amount equal to the requested increased lot coverage.
For buildings that attain LEED° Gold or Platinum certification as provided in
Article VI of Chapter 14 of the City Code, increased floor area ratio, not to exceed
a floor area ratio of 2.0.
m. For projects located on the same site as an existing office building or buildings,
which office building or buildings was/were constructed before October 6, 2009
as evidenced by a temporary certificate of occupancy or certificate of occupancy
and does/do not meet LEED° Gold or Platinum certification, the bonuses in I. and
m. above shall be calculated based on the applicant's total site area, provided
that the new construction that attains LEED° Gold or Platinum certification is the
same size or larger than the total square footage of the existing office building or
buildings.
Live/work units included within the overall density limits set forth in Subsection
(6)d. and adhering to the following:
1. Located within a multi -story mixed -use building with strictly commercial uses
on at least the first floor or in the ground floor of townhouse dwelling units
that do not front Biscayne Blvd. The minimum size for each Live/work unit is
850 square feet. The work portion of the unit must not exceed 50 percent of
the total floor area of the live/work unit.
2. The predominate use of each live/work unit is residential, with commercial
activity as a secondary use. The quiet enjoyment expectations of residential
neighbors take precedence over the work needs of a live/work unit.
3. Commercial uses in live/work units must be conducted entirely within the
unit.
4. No more than two employees or independent contractors who do not reside
at the address may work at the business.
5. Signage for live/work units is limited to one non -illuminated wall or window
sign up to three square feet and located on the same wall as the entrance to
the unit.
6. No commodities, stores, or display of products on the premises shall be
visible from the street or surrounding residential area, and no outdoor
5
display or storage of materials, goods, supplies, or equipment used in the
live/work unit shall be permitted on the premises.
7. Required parking spaces per unit shall be in accordance with general
residential parking standards, plus one space, which space may not be
reserved for the live/work unit.
8. No equipment shall be used which creates noise, vibration, glare, fumes, or
odors outside the dwelling unit that are objectionable to the normal senses.
9. Commercial uses in live/work units are limited to offices, studios, services
and incidental retail. Visits from customers, clients, and suppliers shall
average no more than a total of 30 visits per week.
10. The owner/occupant of a live/work unit must maintain a valid City of
Aventura local business tax receipt for the business on the premise. Payment
of the annual local business tax will be required prior to occupancy and
annually thereafter.
o. Residential uses that exceed 25 dwelling units per acre, but not to exceed 50
units per acre.
p. For projects that provide residential units as HERO Housing, increased density
above 25 units per acre up to 70 units per acre.
Nothing herein shall be construed to conflict with any applicable state laws.
(5) Uses prohibited. Except as specifically permitted in this subsection (b), the following
uses are expressly prohibited as either principal or accessory uses:
a. Any use not specifically permitted.
b. Adult entertainment establishments.
c. Sale of goods to other than the ultimate consumer.
d. Sales, purchase, display or storage of used merchandise other than antiques.
(6) Site development standards.
a. Minimum lot size: Five gross acres.
b. Minimum lot width: 100 feet.
c. Maximum lot coverage: 45 percent of total lot area, provided that if 80 percent
or more of the required parking spaces is provided in a parking structure, lot
coverage may be increased to a maximum of 55 percent of the total lot area.
d. Maximum floor area and density:
1. Residential component: 25 dwelling units per gross acre.
2. Nonresidential component: 2.0 floor area ratio.
0
e. Maximum height: Ten stories or 100 feet, including parking structures.
f. Setbacks:
1. Front: 25 feet.
2. Side: There is no side yard setback required for a lot that is not adjacent to a
street or alley, unless such setback is necessary to provide light and air to
residential units. In such cases a side yard setback of 20 feet in depth is
required.
3. Street side: 20 feet, or 15 feet where ground level commercial lines the street.
4. Rear: There is no rear yard setback required for a plot not adjacent to a street
or alley, unless such setback is necessary to provide light and air to residential
units. In such cases a rear yard setback of 20 feet in depth is required.
5. Rear street: 20 feet, or 15 feet where across from a railroad.
6. Between buildings: No minimum building separation distance is normally
required, except where necessary to provide light and air to residential units.
In such cases, buildings may be no closer than 25 feet.
g. Minimum floor areas: The minimum floor area not including garage or
unairconditioned areas shall be as follows, except that conditional use approval
may be granted to authorize a reduction in the following minimum floor areas in
accordance with Subsection 31-145(e)(4)e.:
Multiple -family dwelling unit:
Efficiency unit: 800 square feet.
One -bedroom unit: 900 square feet.
Two -bedroom unit: 1,050 square feet.
For each additional bedroom in excess of two add 150 square feet.
Efficiency units shall not exceed 40 percent of the total number of residential
units within a building.
Required open space: A minimum of 30 percent of the total lot area of the site
shall be provided as common open space available for use by all residents or
consumers; of this common open space a minimum of one-third shall be
unencumbered with any structure (except for play equipment for children and
associated mounting, fencing and furniture, or structures associated with an
activated outdoor green area such as benches, water features, etc.) and shall be
landscaped with grass and vegetation approved in a landscape plan. The
remaining two-thirds may be used for non-commercial recreational facilities,
amenities, pedestrian walks, entrance landscaping and features (not including
gatehouses and associated vehicle waiting areas). Water bodies may be used
toward the calculation of required open space.
Design standards: All Development in the TC4 Zoning District shall be compatible
with existing adjacent development. Specifically, where greater heights are
immediately adjacent to existing residential develepmep+property zoned solely
for single family use, such height shall be graduated by steps so that the part of
the structure within 50 feet of the property boundary is no more than two
stories higher than existing residential development. This provision shall not
apply to existing residential development zoned for higher densitv use. such as a
regional activity center.
j. Transportation standards:
A ride sharing, valet, and transit accommodation plan acceptable to the
Community Development Director shall be provided at time of site plan
approval.
2. A bicycle parking plan and residential bicycle storage accommodations
acceptable to the Community Development Director shall be provided at time
of site plan approval. to p ide light and air to residential Units. in s Gh eases
amide yard setback of 20 feet On depth isrequired-.
3. On -street parking, on both internal and external streets, shall be provided
wherever feasible as shown on an on -street parking plan acceptable to the
Community Development Director at time of site plan approval. A ride
sharing, valet, and transit accommodation plan acceptable to the Community
Development Director shall be provided at time of site plan approval.
(7) Accessibility for Mixed -Use Structures. All residential dwelling units shall be
accessible to the outside via an entry lobby that does not require residents to pass
through a leasable commercial space.
(8) Performance standards. Any structured parking serving the primary use on the site
shall be incorporated into the building envelope and shall be compatibly designed.
Such parking structure shall comply with all minimum setback and buffer yard
requirements. Parking structure ceiling heights shall be seven feet six inches except
where greater heights may be required by other regulatory agencies. Pipes, ducts
and mechanical equipment installed below the ceiling shall not be lower than seven
feet zero inches above finished floor. In accordance with Subsection 31-145(e)(4)f.,
conditional use approval may be granted to authorize a waiver from the
requirements that structured parking be incorporated into the building envelope of
a primary use structure and that such structured parking conform to Section 31-238.
ANALYSIS
The request was reviewed by staff under the Section 31-77(g) Standards for reviewing
proposed amendments to the text of the LDR of the City Code of Ordinances-
(1) The proposed amendment is legally required.
The proposed amendment is legally required to implement the requested revision
to the Land Development Regulations (LDRs).
(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 which established the Town Center land use category as a
hub for future urban development in Aventura.
(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 Land
Development Regulations. The purpose of the LDRs is to implement further the
Comprehensive Plan of the City by establishing regulations, procedures and
standards for review and approval of all development and uses in the City.
(4) The proposed amendment furthers the orderly development of the City.
The proposed amendment furthers the orderly development of the City as per
details provided on Paragraph 3 above.
(5) The proposed amendment improves the administration or execution of the
development process.
The proposed amendment improves the administration or execution of the
development process as it provides a process and regulations to implement for
approvals of developments in the Town Center Zoning Districts.
9
CITY OF AVENTURA ORDINANCE NO. 2025-
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", SUBSECTION
(1), "PURPOSE", SUBSECTION (2), "USES PERMITTED",
SUBSECTION (3), "ACCESSORY USES PERMITTED", SUBSECTION
(4) "CONDITIONAL USES PERMITTED", AND SUBSECTION (6) "SITE
DEVELOPMENT STANDARDS" TO ALLOW FOR MORE DIVERSE
PROJECTS AND USES WITHIN THE DISTRICT; PROVIDING FOR
SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE; AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the City Commission of the City of Aventura, Florida (the "City"), finds
it periodically necessary to amend its Code of Ordinances (the "City Code") in order to
update regulations and procedures to implement municipal goals and objectives; and
WHEREAS, the Applicant, Brian S. Adler, Esq., of Bilzin Sumberg, on behalf of the
Aventura Mixed Use Property, LLC and Aventura Dixie LLC, through Application No.
LDR2508-0001, has requested from the City an amendment to Section 31-145(e) "Town
Center Office Park Mixed Use (TC4) District", of Chapter 31, of the Land Development
Regulations (`LDRs") of the City Code to allow for more diverse projects and uses within
the district; and
WHEREAS, the City Commission finds that the proposed amendment to Section
31-145 of the City Code allows for more diverse projects and uses within the district
consistent with the applicable goals, objectives and policies of the City's Comprehensive
Plan; and
WHEREAS, the City Commission has been designated as the Local Planning
Agency for the City pursuant to Section 163.3174, Florida Statutes; and
WHEREAS, the Local Planning Agency has reviewed the proposed amendment
and has recommended approval to the City Commission; and
WHEREAS, the City Commission has held the required public hearings, duly
noticed in accordance with the law; and
WHEREAS, the City Commission has reviewed the proposed amendment, and
finds that it is in the best interest of the public to amend Section 31-145 of the LDRs as
set forth in this Ordinance; and
City of Aventura Ordinance No. 2025-
WHEREAS, the City Commission has reviewed the action set forth in the
ordinance and has determined that such action is consistent with the Comprehensive
Plan.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE
CITY OF AVENTURA, FLORIDA, AS FOLLOWS:
Section 1. Findings. That the foregoing "Whereas" clauses are hereby ratified
and incorporated as the legislative intent of this Ordinance.
Section 2. City Code Amended. That Section 31-145(e) "Town Center Office
Park Mixed Use (TC4) District" of Article VII "Use Regulations", of Chapter 31 "Land
Development Regulations" of the City Code is hereby amended to read as follows':
Sec. 31-145. Town Center Zoning Districts.
(a) Purpose. The purpose and intent of these districts is to provide suitable sites for the
development of residential and commercial uses in a well planned and compatible
manner. The uses within these districts shall be consistent with, but may be more
restrictive than, the corresponding Town Center Land Use category permitted uses.
Residential densities shall not exceed 70 units per gross acre and nonresidential
densities shall not exceed a floor area ratio of 2.0.
(e) Town Center n{� Mixed Use (TC4) District. The following regulations shall apply in
the TC4 District:
(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 ^ffiee „se with direct access to Biscayne
Boulevard. Any appreved site plan ;n this district shall p ide a signifiGant arneunt
of effiee spaee as part ^f its eernmereial uses. Residential densities shall not exceed
70 dwelling units per gross acre and non-residential intensity shall not exceed a floor
area ratio of 2.0.
(2) Uses Permitted. No building or structure, or part thereof, shall be erected, altered or
used, or land used in whole or part for other than a combination of all of the
following specific uses, provided the requirements set forth elsewhere in this section
are satisfied:
Underlined text indicates additions. Stricken- through text indicates deletions. Double underline indicates
changes made between first and second reading.
Page 2 of 10
City of Aventura Ordinance No. 2025-
a. Mixed -use structures. For the purposes of this subsection, mixed -use buildings or
structures are those combining residential dwelling units conforming generally
with the intent of the RMF34, Multifamily Medium High Density Residential
District, with office and/or retail commercial uses allowed in the B-12,
Neighberheed Community Business District.
b. Office space ...;^ ke less than 40 pereent is encouraged as part of the
non-residential square feet of floor area on site, but is not required.
c. Hotels, with a minimum of 100 rooms.
d. Kiosks and outdoor vending, when located within 100 feet of a lake, pond,
central green, or open space area within the development.
e. A previously -approved, existing use permitted under the previously applicable
zoning regulations, such as an existing bank with a drive -through, constitutes a
legal conforming use in the TC4 District.
f. Health and Exercise Clubs and Spas.
g. Outdoor music, including live performances, as part of an outdoor venue or
restaurant
h. g. Outdoor entertainment, including sales from trucks, wagons, or vehicles parked
on public or private streets or pedestrian walkways may be permitted from time
to time through Special Events permits issued by the City Manager or designee.
(3) Accessory uses permitted. Permitted incidental and accessory uses shall include:
a. Those uses allowed as accessory uses in the RMF34 Multi -Family Medium High
Density Residential District, except for uses which, by their nature, would inhibit
the establishment of permitted commercial activities or restrict the acceptable
mixing of residential and non-residential uses.
b. Outdoor dining as ^ t^ ^ permitted restaurant ^ rate;' ,
(4) Conditional uses permitted. The following uses may be established if first approved
as a conditional use:
a. Those uses permitted in the 131 District with increased floor area.
b. Uses that exceed the height limitations of Subsection 31-145(e)(6)e., including
parking structures.
c. Indoor and outdoor commercial recreation uses.
d. Aboveground storage tanks. Aboveground storage tanks (AST) only as an
accessory use and only for the purpose of storing fuel for emergency generators.
ASTs must conform to the following requirements:
1. Be of 2,000 gallons capacity or less.
Page 3 of 10
City of Aventura Ordinance No. 2025-
2. Be installed and operated under a valid permit from the Miami -Dade County
Department of Environmental Resources Management.
3. Be fully screened by a masonry or concrete wall with a self -closing and
locking metal door or gate. Such wall shall be landscaped in accordance with
the City's Landscape Code.
4. Be located in a manner consistent with the site development standards of
the TC1 Zoning District.
Installation of any AST shall require a building permit from the City. Application
for building permit shall be accompanied by a site plan indicating the location of
the AST relative to property lines, the primary structure served by the AST, any
other structures within 300 feet as well as a landscape plan prepared by a Florida
licensed architect or landscape architect and other supporting documentation as
deemed necessary by the City Manager or designee.
e. Floor areas that are less than the minimum floor areas required by the provisions
of Subsection 31-145(e)(6)g hereof.
Structured parking that is not incorporated into a primary use structure's
building envelope, as required by Subsection 31-145(e)(8) hereof.
g. Any top-level surface area of structured parking that can be seen from a primary
use building and does not have the area of the top level landscaped,
decoratively paved, or otherwise utilized in a manner that On r to provides
an amenity area for building occupants, as required by Section 31-238 of this
Code.
Driveways with a separation of less than 150 feet of landscaped frontage as long
as it is determined, as part of site plan review that:
1. Landscaping for the total project site exceeds the minimum requirements of
this Code, and;
2. Traffic studies indicate that a lesser distance between driveways does not
constitute a safety hazard to either vehicular or pedestrian traffic.
i. Off-street parking that does not meet the requirements of Subsection 31-171(b)
or (d) of this Code.
j. All Uses permitted in the CF District, but not any use listed as a Conditional use in
the CF district.
For buildings that attain LEED° Gold or Platinum certification as provided in
Article VI of Chapter 14 of the City Code, increased lot coverage, provided that a
green roof and/or green rooftop amenities are provided and maintained for the
common benefit of building occupants; and; that increased Florida -Friendly tree
canopy and Florida -Friendly plantings designed to calm the heat island effect are
located on site, all in an amount equal to the requested increased lot coverage.
Page 4 of 10
City of Aventura Ordinance No. 2025-
I. For buildings that attain LEED° Gold or Platinum certification as provided in
Article VI of Chapter 14 of the City Code, increased floor area ratio, not to exceed
a floor area ratio of 2.0.
m. For projects located on the same site as an existing office building or buildings,
which office building or buildings was/were constructed before October 6, 2009
as evidenced by a temporary certificate of occupancy or certificate of occupancy
and does/do not meet LEED° Gold or Platinum certification, the bonuses in I. and
m. above shall be calculated based on the applicant's total site area, provided
that the new construction that attains LEED° Gold or Platinum certification is the
same size or larger than the total square footage of the existing office building or
buildings.
n. Live/work units included within the overall density limits set forth in Subsection
(6)d. and adhering to the following:
1. Located within a multi -story mixed -use building with strictly commercial uses
on at least the first floor or in the ground floor of townhouse dwelling units
that do not front Biscayne Blvd. The minimum size for each Live/work unit is
850 square feet. The work portion of the unit must not exceed 50 percent of
the total floor area of the live/work unit.
2. The predominate use of each live/work unit is residential, with commercial
activity as a secondary use. The quiet enjoyment expectations of residential
neighbors take precedence over the work needs of a live/work unit.
3. Commercial uses in live/work units must be conducted entirely within the
unit.
4. No more than two employees or independent contractors who do not reside
at the address may work at the business.
5. Signage for live/work units is limited to one non -illuminated wall or window
sign up to three square feet and located on the same wall as the entrance to
the unit.
6. No commodities, stores, or display of products on the premises shall be
visible from the street or surrounding residential area, and no outdoor
display or storage of materials, goods, supplies, or equipment used in the
live/work unit shall be permitted on the premises.
7. Required parking spaces per unit shall be in accordance with general
residential parking standards, plus one space, which space may not be
reserved for the live/work unit.
8. No equipment shall be used which creates noise, vibration, glare, fumes, or
odors outside the dwelling unit that are objectionable to the normal senses.
Page 5 of 10
City of Aventura Ordinance No. 2025-
9. Commercial uses in live/work units are limited to offices, studios, services
and incidental retail. Visits from customers, clients, and suppliers shall
average no more than a total of 30 visits per week.
10. The owner/occupant of a live/work unit must maintain a valid City of
Aventura local business tax receipt for the business on the premise. Payment
of the annual local business tax will be required prior to occupancy and
annually thereafter.
o. Residential uses that exceed 25 dwelling units per acre, but not to exceed 50
units per acre.
p. For projects that provide residential units as HERO Housing, increased density
above 25 units per acre up to 70 units per acre.
Nothing herein shall be construed to conflict with any applicable state laws.
(5) Uses prohibited. Except as specifically permitted in this subsection (b), the following
uses are expressly prohibited as either principal or accessory uses:
a. Any use not specifically permitted.
b. Adult entertainment establishments.
c. Sale of goods to other than the ultimate consumer.
d. Sales, purchase, display or storage of used merchandise other than antiques.
(6) Site development standards.
a. Minimum lot size: Five gross acres.
b. Minimum lot width: 100 feet.
c. Maximum lot coverage: 45 percent of total lot area, provided that if 80 percent
or more of the required parking spaces is provided in a parking structure, lot
coverage may be increased to a maximum of 55 percent of the total lot area.
d. Maximum floor area and density:
1. Residential component: 25 dwelling units per gross acre.
2. Nonresidential component: 2.0 floor area ratio.
e. Maximum height: Ten stories or 100 feet, including parking structures.
f. Setbacks:
1. Front: 25 feet.
2. Side: There is no side yard setback required for a lot that is not adjacent to a
street or alley, unless such setback is necessary to provide light and air to
Page 6 of 10
City of Aventura Ordinance No. 2025-
residential units. In such cases a side yard setback of 20 feet in depth is
required.
3. Street side: 20 feet, or 15 feet where ground level commercial lines the street.
4. Rear: There is no rear yard setback required for a plot not adjacent to a street
or alley, unless such setback is necessary to provide light and air to residential
units. In such cases a rear yard setback of 20 feet in depth is required.
5. Rear street: 20 feet. or 15 feet where across from a railroad.
6. Between buildings: No minimum building separation distance is normally
required, except where necessary to provide light and air to residential units.
In such cases, buildings may be no closer than 25 feet.
g. Minimum floor areas: The minimum floor area not including garage or
unairconditioned areas shall be as follows, except that conditional use approval
may be granted to authorize a reduction in the following minimum floor areas in
accordance with Subsection 31-145(e)(4)e.:
Multiple -family dwelling unit:
Efficiency unit: 800 square feet.
One -bedroom unit: 900 square feet.
Two -bedroom unit: 1,050 square feet.
For each additional bedroom in excess of two add 150 square feet.
Efficiency units shall not exceed 40 percent of the total number of residential
units within a building.
Required open space: A minimum of 30 percent of the total lot area of the site
shall be provided as common open space available for use by all residents or
consumers; of this common open space a minimum of one-third shall be
unencumbered with any structure (except for play equipment for children and
associated mounting, fencing and furniture, or structures associated with an
activated outdoor green area such as benches, water features, etc.) and shall be
landscaped with grass and vegetation approved in a landscape plan. The
remaining two-thirds may be used for non-commercial recreational facilities,
amenities, pedestrian walks, entrance landscaping and features (not including
gatehouses and associated vehicle waiting areas). Water bodies may be used
toward the calculation of required open space.
Design standards: All Development in the TC4 Zoning District shall be compatible
with existing adjacent development. Specifically, where greater heights are
immediately adjacent to existing residential devel^r. epA property zoned solely
for single family use, such height shall be graduated by steps so that the part of
the structure within 50 feet of the property boundary is no more than two
Page 7 of 10
City of Aventura Ordinance No. 2025-
stories higher than existing residential development. This provision shall not
apply to existing residential development zoned for higher density use, such as a
regional activity center.
j. Transportation standards:
A ride sharing, valet, and transit accommodation plan acceptable to the
Community Development Director shall be provided at time of site plan
approval.
2. A bicycle parking plan and residential bicycle storage accommodations
acceptable to the Community Development Director shall be provided at time
of site plan approval. to p ide light and air to residential units. in s eh eases
amide yard setback of 20 feet On depth isrequired-.
3. On -street parking, on both internal and external streets, shall be provided
wherever feasible as shown on an on -street parking plan acceptable to the
Community Development Director at time of site plan approval. A ride
sharing, valet, and transit accommodation plan acceptable to the Community
Development Director shall be provided at time of site plan approval.
(7) Accessibility for Mixed -Use Structures. All residential dwelling units shall be
accessible to the outside via an entry lobby that does not require residents to pass
through a leasable commercial space.
(8) Performance standards. Any structured parking serving the primary use on the site
shall be incorporated into the building envelope and shall be compatibly designed.
Such parking structure shall comply with all minimum setback and buffer yard
requirements. Parking structure ceiling heights shall be seven feet six inches except
where greater heights may be required by other regulatory agencies. Pipes, ducts
and mechanical equipment installed below the ceiling shall not be lower than seven
feet zero inches above finished floor. In accordance with Subsection 31-145(e)(4)f.,
conditional use approval may be granted to authorize a waiver from the
requirements that structured parking be incorporated into the building envelope of
a primary use structure and that such structured parking conform to Section 31-238.
Section 3. Severability. That the provisions of this Ordinance are declared to
be severable and if any section, sentence, clause or phrase of this Ordinance shall for
any reason be held to be invalid or unconstitutional, such decision shall not affect the
validity of the remaining sections, sentences, clauses, and phrases of this Ordinance but
they shall remain in effect, it being the legislative intent that this Ordinance shall stand
notwithstanding the invalidity of any part.
Page 8 of 10
City of Aventura Ordinance No. 2025-
Section 4. Inclusion in the Code. That it is the intention of the City Commission
and it is hereby ordained that the provisions of this Ordinance shall become and made a
part of the Code of the City of Aventura; that the sections of this Ordinance may be
renumbered or re -lettered to accomplish such intentions; and that the word "Ordinance"
shall be changed to "Section" or other appropriate word.
Section 5. Effective Date. This Ordinance shall be effective immediately upon
adoption on second reading.
The foregoing Ordinance was offered by Commissioner , who moved its
adoption on first reading. 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 Rachel S. Friedland
Commissioner Paul A. Kruss
Vice Mayor Cindy Orlinsky
Mayor Howard S. Weinberg
The foregoing Ordinance was offered by Commissioner , who moved its
adoption on second reading. 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 Rachel S. Friedland
Commissioner Paul A. Kruss
Vice Mayor Cindy Orlinsky
Mayor Howard S. Weinberg
Page 9 of 10
City of Aventura Ordinance No. 2025-
PASSED on first reading this 2nd day of September, 2025.
PASSED AND ADOPTED on second reading this 8t" day of October, 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.
This Ordinance was filed in the Office of the City Clerk this day of , 2025.
ELLISA L. HORVATH, MMC
CITY CLERK
Page 10 of 10
August 11, 2025
Keven Klopp
Community Development Director
City of Aventura
19200 West Country Club Drive
Aventura, FL 33180
C> Bilzin Sumberg
Brian S. Adler, Esq.
305.350.2351
Fa;. 305.351.2206
badlerCbDbilzin.com
Re: Uptown Aventura
Property Located North of NE 214 Street to County Line Road,
Between Biscayne Boulevard and East Dixie Highway (the "Property")
Application to Amend the City of Aventura Comprehensive Plan ("Comp Plan")
Future Land Use Map ("FLUM"), Zoning Map, and Land Development Regulations
Dear Mr. Klopp:
LETTER OF INTENT
This firm represents Aventura Mixed Use LLC, as the owner of a portion of the above
Property, with the signatures of Aventura Dixie LLC, the owner of the remainder of the Property.
The proposed Uptown Aventura development was heard at the City Commission
Workshop on May 22, 2025. The attached represents applications in accordance with the plans
presented at workshop.
The proposed development will include several applications including the attached
applications to amend the FLUM to Town Center, to amend the Zoning Map to Town Center 4
("TC4"), and to amend the Land Development Regulations TC4 development criteria.
Additionally, there will be companion applications related to dedication and vacation of certain
roadways including to allow for the completion of S.W. 214th Street, as well as Conditional Use
Applications related to various aspects of the development.
A. The Property
The Property consists of 13.93 +1- gross acres located between Northeast 214 Street to
the south, the county line/northern City of Aventura city limits to the north, and between Biscayne
Boulevard and East Dixie Highway, which area was named "Uptown Aventura" by the City
Commission.
M IAM I 1265 83 20.1 101114/302 95 9
Bilzin Sumberg Baena Price & Axei rod LLP 1450 Brickel1 Avenue, 23rd Floor, Miami, Florida 33131-345o
Tel 105.374.7580 Fax 30i.374.75y3 bilzin.com
Mr. Keven Ktopp
August 11, 2025
Page 2
B. Continued Focus of City Comprehensive Plan
Bilzin Sumberg
The City of Aventura Comp Plan since its original adoption in 1998 has singled this
particular section of the City as a focus for redevelopment. In fact, redevelopment of this particular
area is one of three focus areas highlighted within the City of Aventura's Comp Plan for
redevelopment as recognized with specific reference on numerous pages of the City of Aventura's
Comp. This area remains one of the last larger development parcels within the City of Aventura
and remain an area of focus for redevelopment for over 25 years.
The City's original Comp Plan identified three specific areas as the focus for
redevelopment: Thunder Alley, the Hospital District, and the Biscayne Boulevard (US1) Corridor.
The Uptown AventuralHospital District Area to this day remains in the City Camp Plan as a focus
area for redevelopment. See Comp Plan Page 6. The hospital district where the Property is
located, remains mostly undeveloped and historically has been characterized by fragmented
ownership, misaligned and substandard streets in need of costly expansion and construction, and
an absence of incentives or development potential to justify the costs associated with
development of the Property or to put it on par with developments east of Biscayne Boulevard,
which enjoy water frontage, water views, larger parcels or sufficient developed infrastructure.
The hospital area is not only the focus for redevelopment in the Introduction but various
places throughout the Comp Plan. The Future Land Use Element specifically identifies the
hospital district as an area to be redeveloped. Further, the City of Aventura Economic
Development Component and Urban Design Elements, on Page 8 of the City of Aventura
Comprehensive Plan, also specifically encourage the redevelopment of the hospital area.
While the remainder of the other areas identified in the City Camp Plan as a focus for
redevelopment have achieved the desired economic development and growth, those areas lie
mainly east of Biscayne Boulevard, capitalizing on their natural attributes such as water frontage
or water views or proximity to the mall, established roadway dedications and infrastructure or a
core built-in residential density in the immediate area to support development. The area to the
west of Biscayne Boulevard in the north Hospital District does not enjoy the same built-in natural
attributes or densities or infrastructure/roadway network to support development at the current
limitations contained in the City Comprehensive Plan and land development regulations. Couple
that with the fragmented ownership that required the literal acquisition of dozens of platted parcels
under varied ownership over an extensive period of time, thus adding to the acquisition and
carrying costs for the properties. While most properties east of Biscayne Boulevard are
comprised of a single or limited number of properties, the fragmented ownership has historically
contributed to the other impediments to redevelopment.
We are pleased to present a proposed project to the City to transform this vacant in and
historically underutilized parcel into a prominent, attractive and iconic development.
MIAMI 12658320.1 1011141302959
Mr. Keven Klopp
August 11, 2025
Page 3
C-> Bilzin Sumberg
C. Amendment to City of Aventura Comprehensive Plan FLUM.
In order to implement the above and to accommodate the mixed -use development, the
applicant is seeking to re -designate the Property on the City of Aventura Comprehensive Plan
from Business to Town Center, which is the designation that most closely supports such modern
developments.
Pages 10 and 11 of the City's Comprehensive Plan text notes that "the expansion of the
mixed -use Town Center districts facilitated many of the changes that have occurred since
2014...." and that "it is anticipated, based on currently approved and proposed development
projects that in the ensuing years, mixed use development and redevelopment will consume the
few remaining vacant parcels in the City and continue to transform properties with existing
residential or commercial uses". The proposed development, seeking to utilize this large area of
predominantly vacant land, falls within the anticipated development contemplated by the City of
Aventura Future Land Use text on pages 10 and 11 of the Comp Plan.
The Town Center text is found on Pages 18 and 19 of the City's Comprehensive Plan,
where they are encouraged to become hubs for future urban development, an ideal location for
the vision of the City to be realized as it relates to the North Hospital District. The text further
provides that Town Centers "shall be characterized by physical cohesiveness, direct accessibility
by mass transit, and high -quality urban design," which all apply to the proposed development.
The proposed development incorporates 70 dwelling units per gross acre, HERO housing and a
1.5 non-residential floor area, and falls squarely within the confines of the last sentence of the
Comprehensive Plan Town Center Section that provides "a maximum floor area ratio of 2.0 and
a maximum residential density of 70 dwelling units per gross acreage shall be allowed."
Therefore, the proposed re -designation would not — to Town Center on the Future Land -Use Map
would not require text -change amendments to the Comprehensive Plan.
D. The Proposed Rezoning to TC4 Meets the Standards Set Forth Under City
Code Section 31-77(f)
Consistent with the re -designation to Town Center and Land -Use Map, the applicant is
also proposing a rezoning of the Property from the B2 and MO Districts to the Town Center TC4
Zoning District. We understand the City does not allow residential development in the B2 District,
and the current zoning designation of B2 and MO does not accommodate the project in its current
format or across the property lines. The proposed Town Center District is an ideal designation
for such a mixed -use development.
In accordance with City Code Section 31-77(f), the proposed amendment meets the
criteria for approval in that:
The proposed amendment is consistent with goals, objectives and policies of the
City's Comprehensive Plan.
Upon approval of the amendment to the City's Comprehensive Plan FLUM, the
rezoning to TC4 would be consistent with the goals, objectives and policies of the
M I A M I 1265 83 20.1 101114 /3 02959
Mr. Keven Klopp
August 11, 2025
Page 4
Bilzin Sumberg
City's Comprehensive Plan, especially as it relates to the Comp Plan' specific focus
on development of this area.
2. The proposed zoning district is compatible with the surrounding area's zoning
designation(s) and existing uses.
The proposed rezoning is consistent and compatible with the surrounding area's uses,
which include office buildings, hotels and medical facilities. The re -designation will
allow development of the Property with a mixed -use development that will not only
afford amenities to those residing at the Property, but will provide a central green area
featuring shopping and dining. The Property fronts on Biscayne Boulevard and on
East Dixie Highway and will provide upgraded options for the neighboring community.
3. The subject property is physically suitable for the uses permitted in the proposed
district.
As illustrated by the design of the proposed building, and the efficient utilization of the
site, the Property is physically suitable for the proposed mixed -use.
4. There are sites available in other areas currently zoned for such use.
There are very few sites within a city of this size where a development can be
accommodated to provide a Mixed -use development fronting on Biscayne Boulevard.
However, other large mixed use developments have also rezone to the Town Center
districts to accommodate the mixed use development.
5. If applicable, the proposed change will contribute to redevelopment of an area in
accordance with an approved redevelopment plan.
The Property has been the subject of the focus for redevelopment by the City since its
inception, and this will, under the proposed development, be consistent with the vision
outlined in the City's Camp Plan.
6. The proposed change would adversely affect traffic patterns or congestion.
As part of the development of the Property, NE 214 Street will be dedicated for
completion of the Biscayne Boulevard intersection, and NE 214 Street will be improved
heading west with sidewalks for both pedestrians and vehicular improvements in the
area. Further, East Dixie Highway will be improved to alleviate some of the historic
traffic conditions.
7. The proposed change would adversely impact population density such that the
demand for water, sewers, streets, recreational areas and facilities, and other public
facilities and services would be adversely affected.
The water and sewer and other infrastructure will be provided as part of the proposed
development, as well as street improvements, while providing an internal central green
area.
MIAM 1 12658320.1 101114/302959
Mr. Keven Klopp
August 11, 2025
Page 5
Bilzin Sumberg
8. Whether the proposed change would have an adverse environmental impact on the
vicinity.
The proposed development seeks to facilitate the completion of NE 214 Street as the
signalized intersection and dedication of the remaining portions of the intersection, as
well as develop NE 214 Street between Biscayne Boulevard and East Dixie Highway.
9. Whether the proposed change would adversely affect the health, safety, and welfare
of the neighborhood or the City as a whole.
The proposed change would not adversely affect the health, safety and welfare of the
neighborhood or City as a whole in that the proposed development is providing for a
mixed -use residential, hotel and commercial development to serve the needs of not
only the residents but provide roadway dedications, improvements and a green area
that all promote rather than adversely affect the health, safety and welfare of the
neighborhood and the City.
E. Amend to the City Land Development Regulations Related to TC4.
Of the current TC designations, the TC4 designation is the ideal designation for the
proposed development. Certain of the town center districts do not apply to the proposed
development, such the ones catering for ALF's or marine use. The TC4 District Regulations, as
recently amended by the City, are the most suitable for the proposed district, with the outlier being
the requirements related to office use. Attached is a proposed amendment to the TC4 Land
Development Regulations to allow for the proposed development with separate Conditional Use
Approval Applications. The proposed changes reflect an adaptation for this type of mixed use
development.
F. Proposed Development
Attached are the conceptual plans for development that our client proposes to present for
conditional use approval. The development features a maximum of 30 stories on the east along
Biscayne Boulevard, and a maximum of 20 stories on the west across from the railroad as the
bookends, with the center of the site featuring a large unique activity area of dining, shops,
fountains/water features and green space that will be enjoyed by residents and patrons alike. To
The area is lined by 5 story buildings fronting on NE 214th Street on the south, with ground floor
commercial and restaurants, 8 story buildings on the north, also lined with ground level retail and
incorporated parking garages, All garages have been tastefully incorporated into the
development rather than serving as central focal points.
Pages A16 through A24 showcase the development, with A16 exemplifying the
uniqueness of the apartment facades.
Pages Al to A24 illustrate the center of the proposed development and the benefits to
the surrounding community, which will be enjoyed by patrons and visitors alike.
MIAMI 1265 8320.1 101114/30295 9
Mr. Keven Klopp
August 11, 2025
page 5
CONCLUSION
Bilzin Sumberg
Based on the foregoing, and to implement the remaining focus area for redevelopment as
specifically highlighted in the City of Aventura Comp Plan that has existed for over twenty—five
(25) years, and in recognition of the Property being located in an Opportunity Zone, non -waterfront
and in an area with requires dedication and increased development cost, we respectfully request
the City approve the proposed modifications set forth in this request.
Thank you for your review of the foregoing. Should you have any questions, please do
not hesitate to contact me at (305) 350-2351.
truly yours,
Brian S. er
BSA/DPC
MIAM 1 12658320.1 101114/302959
EXHIBIT'2"
THE SOUTH 200 FEET OF THE NORTH 300 FEET, OF LOT 1, IN BLOCK 3, LYING
WEST OF FEDERAL HIGHWAY, OF THE TOWN OF HALLANDALE, ACCORDING TO
THE PLAT THEREOF, AS RECORDED IN PLAT BOOK B, PAGE 13, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA, LESS THE WEST 222 FEET
THEREOF.
THE SOUTH 200 FEET OF THE NORTH 500 FEET, OF LOT 1, IN BLOCK 3, LYING
WEST OF FEDERAL HIGHWAY, OF THE TOWN OF HALLANDALE, ACCORDING TO
THE PLAT THEREOF, AS RECORDED IN PLAT BOOK B, PAGE 13, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA, LESS THE WEST 222 FEET
THEREOF.
LOTS 4, 5 AND 6, BLOCK 17, HALLANDALE PARK, ACCORDING TO THE MAP OR
PLAT THEREOF AS RECORDED IN PLAT BOOK 12, PAGE 37, PUBLIC RECORDS
OF MIAMI-DADE COUNTY.
LOTS 8 AND 9, BLOCK 17 AND LOT 6, BLOCK 18, OF HALLANDALE PARK,
ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 12, AT PAGE
37, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA
LOT 7, BLOCK 17, HALLANDALE PARK, ACCORDING TO THE MAP OR PLAT
THEREOF AS RECORDED IN PLAT BOOK 12, PAGE 37, PUBLIC RECORDS OF
MIAMI-DADE COUNTY, FLORIDA LESS THE PORTION CONVEYED TO MIAMI-DADE
COUNTY, FLORIDA BY RIGHT OF WAY DEED RECORDED IN O.R BOOK 14810,
PAGE 1779, PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA DESCRIBED
AS THE AREA BOUNDED BY THE WEST LINE OF BLOCK 17, HALLANDALE PARK,
ACCORDING TO THE MAP OR PLAT THEREOF AS RECORDED IN PLAT BOOK 12,
PAGE 37, PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, AND BOUNDED
BY A 25 FOOT RADIUS ARC CONCAVE TO THE NORTHEAST, SAID ARE BEING
TANGENT TO BOTH OF THE LAST DESCRIBED LINES.
LOT 7, IN BLOCK 18, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 8, IN BLOCK 18, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 9, IN BLOCK 18, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 10 IN BLOCK 18, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA,
LOT 6, BLOCK 19, OF HALLANDALE PARK, ACCORDING TO THE PLAT THEREOF,
RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA.
LOT 7, IN BLOCK 19, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 8, IN BLOCK 19, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA
LOT 9, IN BLOCK 19, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 10, IN BLOCK 19, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 6, IN BLOCK 20, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF RECORDED 1N PLAT BOOK 12, AT THE PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 7, IN BLOCK 20, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF RECORDED IN PLAT BOOK 12, AT THE PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 8, IN BLOCK 20, OF HALLANDALE PARK, ACCORDING TO PLAT THEREOF,
RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA.
LOT 9, IN BLOCK 20, OF HALLANDALE PARK, ACCORDING TO PLAT THEREOF,
RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA.
LOT 10, IN BLOCK 20, OF HALLANDALE PARK, ACCORDING TO PLAT THEREOF,
RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA.
2
LOTS 6 AND 7, BLOCK 21, HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 8, BLOCK 21, HALLANDALE PARK, ACCORDING TO THE PLAT THEREOF, AS
RECORDED IN PLAT BOOK 12, PAGE 37, OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA
LOT 9, IN BLOCK 21, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 10, IN BLOCK 21, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 6, 7, AND 8, IN BLOCK 22, OF HALLANDALE PARK, ACCORDING TO THE
PLAT THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 9, IN BLOCK 22, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 10, IN BLOCK 22, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 3, 4, 5, BLOCK 26, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF AS RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 1 AND 2, BLOCK 27, OF HALLANDALE PARK ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
ALL OF LOTS 3 AND 4 AND LOT 5, BLOCK 27 OF HALLANDALE PARK, ACCORDING
TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE
PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA; TOGETHER WITH THE
WEST HALF (112) OF THE RIGHT-OF-WAY LYING EASTAND ADJACENT TO THE
AFOREMENTIONED LOT 5 AS PER RESOLUTION R-540-77.
LOTS 8, 9 AND 10, BLOCK 27, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF AS RECORDED IN PLAT BOOK 12, AT PAGE 37, PUBLIC RECORDS OF
MIAMI-DADE COUNTY, FLORIDA; TOGETHER WITH THE WEST HALF (112) OF THE
3
RIGHT-OF-WAY LYING EAST AND ADJACENT TO THE AFOREMENTIONED LOT 10
AS PER RESOLUTION R-540-77.
LOTS 1, 2 AND 3, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE
PLAT THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA; TOGETHER WITH THE EAST 1/2
OF STREET LYING WEST OF LOTS AND ADJACENT TO PROPERTY, PER
RESOLUTION R-540-77.
LOTS 9 AND 10, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
AND ALSO
LOTS 4 AND 5, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 5, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA; TOGETHER WITH THE EAST 1/2 OF STREET
LYING WEST OF AND ADJACENT TO LOT, PER RESOLUTION R-540-77.
LOT 7, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 8, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 1 AND 2, BLOCK 29, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 2, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 3 & 4, BLOCK 29 OF HALLANDALE PARK, ACCORDING TO PLAT THEREOF,
RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA.
LOTS 5, BLOCK 29, LOTS 1, 2, 3, 4, 5, 8, 9AND 10 BLOCK 30, OF HALLANDALE
PARK, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK 12, PAGE
37, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
4
LOTS 6 AND 7, BLOCK 29, HALLANDALE PARK, ACCORDING TO THE MAP AND
PLAT THEREOF AS RECORDED IN PLAT BOOK 12, PAGE 37, PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 8 AND 9, BLOCK 29, HALLANDALE PARK, ACCORDING TO THE MAP AND
PLAT THEREOF AS RECORDED IN PLAT BOOK 12, PAGE 37, PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 10, IN BLOCK 29, AND LOTS 6 AND 7, IN BLOCK 30, OF HALLANDALE PARK,
ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK 12, PAGE 37,
OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 1, IN BLOCK 31 OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED 1N PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 2, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 3, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 4, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 5, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 6, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 7 AND 8, IN BLOCK 31 OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 9, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
5
LOT 10, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 1, 2, AND 3, IN BLOCK 32, OF HALLANDALE PARK, ACCORDING TO THE
PLAT THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 4 AND 5, BLOCK 32, HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAM1-DADE COUNTY, FLORIDA.
LOT 6, IN BLOCK 32, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 7, IN BLOCK 32, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 8, 9 AND 10, BLOCK 32, HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
[1
ROYALPALM COMPANIES
UPTOWN AVENTURA DEVELOPMENT
NE 214TH STREET
AVENTURA, FL 33180
MASTER PLAN SET
333 SE 2nd Ave,
UPTOWN AVENTURA DEVELOPMENT
Suite 3000,
Miami, FL
3313
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NE 214TH STAVENTURA FL 33180
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UPTOWN AVENTURAZONI NG LEGEND
SIZEANDZDNING DATA
Ste Area
13.93 Acres
FAR(Not Including Residential)
1.5
Density
70 Units per Acre
Max Height
30 Floors
RESI DENIAL
Total Residential Units
975
Total Hotel Pool Units
528
PARb NG
Total Parking Provided
2,490
Surface Parking Provided
60
Garage Parking Provided
2,430
SETBACKS
SEfBACKSTYPE
Proposed Required
Front (BiscayneBlvd)
25feet 25feet
S1de
20 feet 20 feet
Street
15 feet 20 feet
Rear Street (D )de HWY.)
15 feet 20 feet
OPEN SPACE
Total Open Space
36% 182,182 sf
LOTCOVERAGE
Building Footprint
276,580 SF
Lot Coverage
54.70%
333 SE 2ndAve,
UPTOWN AVENTURA DEVELOPMENT
Suite 3000,
Miami, FL
33131
(305) 901 - 5491
NE 214TH ST AVENTURA FL 33180
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DATE: I A 04
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ROYAL PALM
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UPTOWN AVENTURA DEVELOPMENT
NE 214TH ST AVENTURA FL 33180
MASTER SITE PLAN
SCALE 1/128" = 1'-0"
SCALE
80' 160' 240' 320' 400'
fN DATE:
08/08/2025
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R P C333 SE Suite30dAe UPTOWN AVENTURA DEVELOPMENT ROOF PLAN It
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NE 214TH ST AVENTURA FL 33180
GROUND LEVEL PLAN
SCALE 1/128" = T-0"
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fN DATE:
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www.RPCholdingscorn
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Suite 3000, DATE: All
Miami, FL SCALE 1/128" = 1'-0"
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33131 08/08/2025
ROYAL PALM COMPANIES (3os)so,-sass NE 214TH STAVENTURA FL 33180 SCALE
www.PPCholdin scorn
0 80' 160' 240 320' 400'
0
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_ _ LOT LINE BOUNDARY(506,227 SF)
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UPTOWN AVENTURA DEVELOPMENT
NE 214TH ST AVENTURA FL 33180
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DATE:
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08/08/2025
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33131
(305) 901 - 5491
ROYAL PALM
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LEGEND:
--------- SETBACK
----- PROPERTY LINE
SITE BOUNDARY LINE
SETBACKS:
Proposed:
Required:
FRONT = 25 Feet (Biscayne Blvd.)
FRONT = 25 Feet (Biscayne Blvd.)
SIDE =20 Feet
SIDE =20 Feet
STREET SIDE = 20 Feet
STREET SIDE = 15 Feet
REAR STREET = 20 Feet (Dixie Hwy.)
REAR STREET = 15 Feet (Dixie Hvuy.)
UPTOWN AVENTURA DEVELOPMENT
NE 214TH ST AVENTURA FL 33180
SETBACKS
SCALE 1/128" = 1'-O"
SCALE
0 80' 160' 240' 320' 400'
IV DATE:
08/08/2025
A14
LEGEND
USE
0 RESIDENTIAL
0 HOTELPOOLI
0 HOTEL
0 RETAIL
0 AMENITY
B.O.H
TGS (Not Includ
PARKING
5 Floo
38 Api
5 Floo
38 Api
5 Floo
38 Api
5 Floo
38 Api
5 Floo
52 Api
GROSS SF
333 Ave
RJRI
C
Suite 3000,
Miami,i, FL
33131
(305) 901 - 5491
ROYAL PALM COMPANIES
www.RPCholdings.com
UPTOWN AVENTURA DEVELOPMENT
NE 214TH ST AVENTURA FL 33180
MASSING STUDY
20 Floors
199 Apartment Units
168 Hotel Pool Units
3 Floors
154 Apartment Units
3 Floors
154 Apartment Units
3 Floors
105 Apartment Units
30 Floors
104 Apartment Units
55 Branded Residences
360 Hotel Pool Units
FOTAL RESIDENTIAL UNITS: 975
FOTAL HOTEL POOL UNITS: 528
DATE: I A 15
08/08/2025
333 SE 2nd Ave,
RJP
C
Suite 3000,
Miami, FL
33131
(305) 901 - 5491
ROYAL PALM COMPANIES
ww.RPCholdings.com
,A'U IP — In X"
UPTOWN AVENTURA DEVELOPMENT
NE 214TH ST AVENTURA FL 33180
RENDERINGS
DATE: I A 16
08/08/2025 1
NL2
ROYAL
PALM COMPANIES
333 SE 2nd Ave,
UPTOWN AVENTURA DEVELOPMENT
Suite 3000,
Miami, FL
33131
(305)901-5491
NE 214TH ST AVENTURA FL 33180
www.RPCholdings.com
RENDERINGS
DATE: IA 17
08/08/2025
AL2
ROYAL
PALM COMPANIES
333 SE 2nd Ave,
UPTOWN AVENTURA DEVELOPMENT
Suite 3000,
Miami, FL
33131
(305) 901 - 5491
NE 214TH ST AVENTURA FL 33180
www.RFCholdings 0.
RENDERINGS
DATE: I A 18
08/08/2025
AL2
ROYAL
PALM COMPANIES
333 SE 2nd Ave,
UPTOWN AVENTURA DEVELOPMENT
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PROP. IMPROVEMENTS DATE -
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08/08/2025
CITY OF AVENTURA
OFFICE OF THE CITY MANAGER
MEMORANDUM
TO: City Commission
FROM: Bryan Pegues, City Manager / f�
BY: Keven Klopp, Community Development Director
DATE: August 29, 2025
SUBJECT: Request to Amend the Official Zoning Map of the City of Aventura by
Changing the Zoning Designation of Property Extending from NE 214
Street North to County Line Road and from Biscayne Boulevard West
to East Dixie Highway from Community Business District (132) and
Medical Office District (MO) to Town Center Mixed Use District (TC4)
City Case File REZ2508-0001
September 2, 2025 Local Planning Agency Meeting Agenda
September 2, 2025 City Commission Meeting Agenda (First Reading)
October 8, 2025 City Commission Meeting Agenda (Second Reading)
RECOMMENDATION
It is recommended that the City Commission approve the Rezoning of the 62 parcels of
land legally described on Exhibit "1" and further identified by folios listed on Exhibit "3",
extending from NE 214 Street north to County Line Road and from Biscayne Boulevard
west to East Dixie Highway (collectively referred as the "Property"), from Community
Business District (132) and Medical Office District (MO) to Town Center Mixed Use District
(TC4).
THE REQUEST
The applicant, Brian S. Adler, Esq., of Bilzin Sumberg, on behalf of the Aventura Mixed
Use Property, LLC and Aventura Dixie LLC (the "Owners"), is requesting a rezoning of
the Property to facilitate a proposed mixed used development of hotel, multifamily
residential units, ground floor retail and public open spaces. The applicant's Letter of
Intent is attached as Exhibit #2 of this report.
BACKGROUND
Property Owner - Aventura Mixed Use Property, LLC
Aventura Dixie LLC
Location - Extending from NE 214 Street North to County Line Road
and from Biscayne Boulevard West to East Dixie Highway
See Exhibit "4" for Location Map
Size -
Zoning:
Subject Property
Properties to the North
Properties to the South
Properties to the East
Properties to the West
Existing Land Use —
Subject Property
Properties to the North
Properties to the South
Properties to the East
Properties to the West
Future Land Use —
Subject Property
Properties to the North
Properties to the South
Properties to the East
Properties to the West
13.93 acres +/-
See Exhibit " 1 " for Legal Description
B2 — Community Business District
MO — Medical Office District
B2 — Community Business District
Central RAC Districts
(City of Hallandale Beach)
B2 — Community Business District
MO — Medical Office District
TC5 — Town Center North Planned Development
GU — Interim District
(Miami Dade County)
Single Family Residential
Vacant Lands
Office Building
Single Family Residential
Vacant Lands
Professional Offices
Vacant Lands
F.E.C. Railway
Business and Office
Regional Activity Center
(City of Hallandale)
Business and Office
Town Center
Commercial
(Miami Dade County)
oil
The Property, which is vacant land except for a few rented homes and vacant houses, is
limited by the Broward County Line, NE 214 Street, East Dixie Highway and Biscayne
Boulevard. The two (2) parcels facing Biscayne Boulevard are currently zoned B2,
Community Business District. The remaining 60 parcels are zoned MO, Medical Office
District, according to the City's Official Zoning Map.
ANALYSIS
Town Center Zoning Districts are designed to encourage well -planned and compatible
mixed -use residential and commercial developments. The Property's current zoning lacks
the flexibility needed to effectively integrate these uses and does not accommodate a
project that spans across property lines. Additionally, the Property is located within Miami -
Dade County's Rapid Transit Corridor, with direct access to Biscayne Boulevard and
West Dixie Highway, further connecting to the Brightline Station - an area ideally suited
for mixed use buildings, walkability and transit -oriented developments.
Amendments to the Official Zoning Map shall be consistent with the adopted
Comprehensive Plan. To address the inconsistency, the proposed development is also
required to be granted approval to amend the Comprehensive Plan Future Land Use Map
(the "FLUM") to change the designation of the Property's land use category from Business
and Office to Town Center.
The applicant has applied to have the amendment to the FLUM considered concurrently.
That request is the subject of a separate ordinance on the September 2 Local Planning
Agency and City Commission agendas. Section 163.3184 of the Florida Statutes provides
that zoning changes required to properly enact any proposed plan amendment may be
considered concurrently, but are contingent upon the comprehensive plan amendment
transmitted become effective.
If the proposed amendments are approved, the next step in the development process will
be the review of the proposed site plan and subsequent applicable requests for
Conditional Use and vacation of certain roadways to be presented for approval to the City
Commission at a public hearing
Staff reviewed the proposed amendment to the Official Zoning Map pursuant to the review
standards of the Land Development Regulations contained in Section 31-77(f) of the City
Code as follow-
(1) The proposed amendment is consistent with goals, objectives and policies of the
City's Comprehensive Plan.
Upon approval of the amendment to the City's Comprehensive Plan Future Land
Use map, the rezoning to TC4 would be consistent with the goals, objectives and
policies of the City's Comprehensive Plan, especially as it relates to the
Comprehensive Plan's focus on development of this area.
(2) The proposed zoning district is compatible with the surrounding area's zoning
designation(s) and existing uses.
The proposed rezoning is consistent and compatible with the surrounding area's
zoning designations and existing uses. The Property is adjacent to parcels zoned
Town Center to the east and a new development featuring a mix of office, senior
living and retail uses to the south, which provides a natural buffer to the hospital
campus and related uses further south.
(3) The subject property is physically suitable for the uses permitted in the proposed
district.
The proposed design and efficient utilization of the land enhance the suitability of
the Property for the uses permitted in the proposed district
(4) There are sites available in other areas currently zoned for such use.
There are no available sites of this size within the City facing Biscayne Boulevard
and able to accommodate mixed use development. A few other large sites have
recently been rezoned to Town Center to accommodate other proposed mixed use
developments within the corridor.
(5) If applicable, the proposed change will contribute to redevelopment of an area in
accordance with an approved redevelopment plan.
The proposed change is consistent with the City's plans for redevelopment in the
area.
(6) The proposed change would adversely affect traffic patterns or congestion.
The proposed change will not adversely affect traffic patterns or congestion.
Current traffic studies demonstrate that the area's mobility infrastructure, with the
proposed enhancements, can accommodate this type of development. As part of
the development of the Property, additional right-of-way for NE 214 Street will be
dedicated for completion of the Biscayne Boulevard intersection, and the north side
of NE 214 Street will be improved with new sidewalks accommodating pedestrian
and bicycles. Furthermore, at the intersection of East Dixie Highway and NE 214
St., turn lanes will be improved to alleviate existing configuration limitations.
(7) The proposed change would adversely impact population density such that the
demand for water, sewers, streets, recreational areas and facilities, and other
public facilities and services would be adversely affected.
The proposed use will not have a negative impact on the water, sewer or other
levels of public facilities within a City, which will be evaluated for concurrency as
part of redevelopment of the site.
(8) Whether the proposed change would have an adverse environmental impact on
the vicinity.
The proposed use will not have an adverse environmental impact on the vicinity.
The project is proposing an internal central garden, providing green areas for the
enjoyment of resident and the community. As part of the development of the
Property, the project will be reviewed by the Miami -Dade County Division of
Environmental Resources Management, to ensure that the Property complies with
the environmental regulations of the County.
(9) Whether the proposed change would adversely affect the health, safety, and
welfare of the neighborhood or the City as a whole.
The development is only expected to enhance safety and welfare within the
surrounding area. The proposed green areas and activities accessible to everyone
will enhance the health and welfare of the community.
5
CITY OF AVENTURA ORDINANCE NO. 2025-
AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING
THE OFFICIAL ZONING MAP BY CHANGING THE ZONING
DESIGNATION OF AN APPROXIMATE 13.93 ACRE TRACT OF LAND
EXTENDING FROM NE 214 STREET NORTH TO COUNTY LINE ROAD
AND FROM BISCAYNE BOULEVARD WEST TO DIXIE HIGHWAY,
FROM "COMMUNITY BUSINESS DISTRICT (132)" AND "MEDICAL
OFFICE DISTRICT (MO) TO "TOWN CENTER MIXED USE DISTRICT
(TC4)"; PROVIDING FOR SEVERABILITY; PROVIDING FOR
INCLUSION IN THE CODE; AND PROVIDING FOR AN EFFECTIVE
DATE.
WHEREAS, pursuant to Chapter 31 "Land Development Regulations", Article V
Development Review Procedures", Section 31-77 "Amendments to the Land
Development Regulations and Official Zoning Map" of the City Code of Ordinances ("City
Code"), the Applicant, Brian S. Adler, Esq., of Bilzin Sumberg, on behalf of Aventura
Mixed Use Property, LLC and Aventura Dixie, LLC (the "Owners"), through Application
No. REZ2508-0001, has applied to amend the Official Zoning Map of the City of Aventura
("Rezoning"), from B2, Community Business District, and MO, Medical Office District to
TC4, Town Center Mixed Use District, for an approximate 13.93 acre tract of land
extending from NE 214 Street north to County Line Road and from Biscayne Boulevard
west to Dixie Highway, legally described in Exhibit "1", and further depicted on the
Location Map attached as Exhibit "4", (the "Property"); and
WHEREAS, the City Commission has been designated as the Local Planning
Agency for the City pursuant to Section 163.3174, Florida Statutes, and as the Local
Planning Agency has determined that the Rezoning is consistent with the applicable
provisions of the City Comprehensive Plan; and
WHEREAS, the City Commission has held the required public hearings, duly
noticed in accordance with the law; and
WHEREAS, the City Commission has reviewed the Rezoning application and has
considered the testimony of all interested parties at the public hearings, and has
determined that the Rezoning action set forth in this Ordinance is consistent with the
Comprehensive Plan and furthers the health, safety and welfare of the City.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE
CITY OF AVENTURA, FLORIDA, AS FOLLOWS:
City of Aventura Ordinance No. 2025-
Section 1. Recitals. That the foregoing "Whereas" clauses are hereby ratified
and incorporated as the legislative intent of this Ordinance.
Section 2. Official Zoning Map Amended. That pursuant to Chapter 31 "Land
Development Regulations", Article V "Development Review Procedures", Section 31-77
"Amendments to the Land Development Regulations and Official Zoning Map" of the City
Code of Ordinances ("City Code"), the Official Zoning Map of the City of Aventura is
hereby amended to change the zoning designation for the Property, legally described in
Exhibit "'I", and further depicted on the Location Map attached as Exhibit 'A", from B2,
Community Business District, and MO, Medical Office District, to TC4, Town Center
Mixed Use District.
Section 3. Inclusion in the Code. That it is the intention of the City
Commission, and it is hereby ordained that the Official Zoning Map of the City, a part of
the City's Land Development Regulations pursuant to Section 31-4 of the Code, may be
revised to reflect the approved change in zoning.
Section 4. Severability. That the provisions of this Ordinance are declared to
be severable and if any section, sentence, clause or phrase of this Ordinance shall for
any reason be held to be invalid or unconstitutional, such decision shall not affect the
validity of the remaining sections, sentences, clauses, and phrases of this Ordinance but
they shall remain in effect, it being the legislative intent that this Ordinance shall stand
notwithstanding the invalidity of any part.
Section 5. Disclaimer. That pursuant to Section 166.033, Florida Statutes, all
applicable state and federal permits must be obtained before commencement of the
development. 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 a 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.
Page 2 of 4
City of Aventura Ordinance No. 2025-
Section 6. Effective Date. That this Ordinance shall be effective upon the
effective date of the ordinance adopting a concurrent small scale amendment to the
Comprehensive Plan Future Land Use Map affecting the Property.
The foregoing Ordinance was offered by Commissioner , who moved its
adoption on first reading. 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 Rachel S. Friedland
Commissioner Paul A. Kruss
Vice Mayor Cindy Orlinsky
Mayor Howard S. Weinberg
The foregoing Ordinance was offered by Commissioner , who moved its
adoption on second reading. 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 Rachel S. Friedland
Commissioner Paul A. Kruss
Vice Mayor Cindy Orlinsky
Mayor Howard S. Weinberg
Page 3 of 4
City of Aventura Ordinance No. 2025-
PASSED on first reading this 2nd day of September, 2025.
PASSED AND ADOPTED on second reading this 8t" day of October, 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.
This Ordinance was filed in the Office of the City Clerk this day of , 2025.
ELLISA L. HORVATH, MMC
CITY CLERK
Page 4 of 4
EXHIBIT "1"
THE SOUTH 200 FEET OF THE NORTH 300 FEET, OF LOT 1, IN BLOCK 3, LYING
WEST OF FEDERAL HIGHWAY, OF THE TOWN OF HALLANDALE, ACCORDING TO
THE PLAT THEREOF, AS RECORDED IN PLAT BOOK B, PAGE 13, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA, LESS THE WEST 222 FEET
THEREOF.
THE SOUTH 200 FEET OF THE NORTH 500 FEET, OF LOT 1, IN BLOCK 3, LYING
WEST OF FEDERAL HIGHWAY, OF THE TOWN OF HALLANDALE, ACCORDING TO
THE PLAT THEREOF, AS RECORDED IN PLAT BOOK B, PAGE 13, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA, LESS THE WEST 222 FEET
THEREOF.
LOTS 4, 5 AND 6, BLOCK 17, HALLANDALE PARK, ACCORDING TO THE MAP OR
PLAT THEREOF AS RECORDED IN PLAT BOOK 12, PAGE 37, PUBLIC RECORDS
OF MIAMI-DADE COUNTY.
LOTS 8 AND 9, BLOCK 17 AND LOT 6, BLOCK 18, OF HALLANDALE PARK,
ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 12, AT PAGE
37, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA
LOT 7, BLOCK 17, HALLANDALE PARK, ACCORDING TO THE MAP OR PLAT
THEREOF AS RECORDED IN PLAT BOOK 12, PAGE 37, PUBLIC RECORDS OF
MIAMI-DADE COUNTY, FLORIDA LESS THE PORTION CONVEYED TO MIAMI-DADE
COUNTY, FLORIDA BY RIGHT OF WAY DEED RECORDED IN O.R BOOK 14810,
PAGE 1779, PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA DESCRIBED
AS THE AREA BOUNDED BY THE WEST LINE OF BLOCK 17, HALLANDALE PARK,
ACCORDING TO THE MAP OR PLAT THEREOF AS RECORDED IN PLAT BOOK 12,
PAGE 37, PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA, AND BOUNDED
BY A 25 FOOT RADIUS ARC CONCAVE TO THE NORTHEAST, SAID ARE BEING
TANGENT TO BOTH OF THE LAST DESCRIBED LINES.
LOT 7, IN BLOCK 18, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 8, IN BLOCK 18, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 9, IN BLOCK 18, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 10 IN BLOCK 18, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA,
LOT 6, BLOCK 19, OF HALLANDALE PARK, ACCORDING TO THE PLAT THEREOF,
RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA.
LOT 7, IN BLOCK 19, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 8, IN BLOCK 19, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA
LOT 9, IN BLOCK 19, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 10, IN BLOCK 19, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 6, IN BLOCK 20, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF RECORDED 1N PLAT BOOK 12, AT THE PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 7, IN BLOCK 20, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF RECORDED IN PLAT BOOK 12, AT THE PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 8, IN BLOCK 20, OF HALLANDALE PARK, ACCORDING TO PLAT THEREOF,
RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA.
LOT 9, IN BLOCK 20, OF HALLANDALE PARK, ACCORDING TO PLAT THEREOF,
RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA.
LOT 10, IN BLOCK 20, OF HALLANDALE PARK, ACCORDING TO PLAT THEREOF,
RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA.
2
LOTS 6 AND 7, BLOCK 21, HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 8, BLOCK 21, HALLANDALE PARK, ACCORDING TO THE PLAT THEREOF, AS
RECORDED IN PLAT BOOK 12, PAGE 37, OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA
LOT 9, IN BLOCK 21, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 10, IN BLOCK 21, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 6, 7, AND 8, IN BLOCK 22, OF HALLANDALE PARK, ACCORDING TO THE
PLAT THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 9, IN BLOCK 22, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 10, IN BLOCK 22, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 3, 4, 5, BLOCK 26, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF AS RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 1 AND 2, BLOCK 27, OF HALLANDALE PARK ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
ALL OF LOTS 3 AND 4 AND LOT 5, BLOCK 27 OF HALLANDALE PARK, ACCORDING
TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE
PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA; TOGETHER WITH THE
WEST HALF (112) OF THE RIGHT-OF-WAY LYING EASTAND ADJACENT TO THE
AFOREMENTIONED LOT 5 AS PER RESOLUTION R-540-77.
LOTS 8, 9 AND 10, BLOCK 27, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF AS RECORDED IN PLAT BOOK 12, AT PAGE 37, PUBLIC RECORDS OF
MIAMI-DADE COUNTY, FLORIDA; TOGETHER WITH THE WEST HALF (112) OF THE
3
RIGHT-OF-WAY LYING EAST AND ADJACENT TO THE AFOREMENTIONED LOT 10
AS PER RESOLUTION R-540-77.
LOTS 1, 2 AND 3, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE
PLAT THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA; TOGETHER WITH THE EAST 1/2
OF STREET LYING WEST OF LOTS AND ADJACENT TO PROPERTY, PER
RESOLUTION R-540-77.
LOTS 9 AND 10, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
AND ALSO
LOTS 4 AND 5, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 5, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA; TOGETHER WITH THE EAST 1/2 OF STREET
LYING WEST OF AND ADJACENT TO LOT, PER RESOLUTION R-540-77.
LOT 7, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 8, IN BLOCK 28, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 1 AND 2, BLOCK 29, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 2, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 3 & 4, BLOCK 29 OF HALLANDALE PARK, ACCORDING TO PLAT THEREOF,
RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS OF MIAMI-
DADE COUNTY, FLORIDA.
LOTS 5, BLOCK 29, LOTS 1, 2, 3, 4, 5, 8, 9AND 10 BLOCK 30, OF HALLANDALE
PARK, ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK 12, PAGE
37, OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
4
LOTS 6 AND 7, BLOCK 29, HALLANDALE PARK, ACCORDING TO THE MAP AND
PLAT THEREOF AS RECORDED IN PLAT BOOK 12, PAGE 37, PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 8 AND 9, BLOCK 29, HALLANDALE PARK, ACCORDING TO THE MAP AND
PLAT THEREOF AS RECORDED IN PLAT BOOK 12, PAGE 37, PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
LOT 10, IN BLOCK 29, AND LOTS 6 AND 7, IN BLOCK 30, OF HALLANDALE PARK,
ACCORDING TO THE PLAT THEREOF, RECORDED IN PLAT BOOK 12, PAGE 37,
OF THE PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 1, IN BLOCK 31 OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED 1N PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 2, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 3, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 4, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 5, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 6, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 7 AND 8, IN BLOCK 31 OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 9, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
5
LOT 10, IN BLOCK 31, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 1, 2, AND 3, IN BLOCK 32, OF HALLANDALE PARK, ACCORDING TO THE
PLAT THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 4 AND 5, BLOCK 32, HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC
RECORDS OF MIAM1-DADE COUNTY, FLORIDA.
LOT 6, IN BLOCK 32, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOT 7, IN BLOCK 32, OF HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 12, AT PAGE 37 OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, FLORIDA.
LOTS 8, 9 AND 10, BLOCK 32, HALLANDALE PARK, ACCORDING TO THE PLAT
THEREOF, RECORDED IN PLAT BOOK 12, AT PAGE 37, OF THE PUBLIC RECORDS
OF MIAMI-DADE COUNTY, FLORIDA.
[1
EXHIBIT #2
August 11, 2025
Keven Klopp
Community Development Director
City of Aventura
19200 West Country Club Drive
Aventura, FL 33180
C> Bilzin Sumberg
Brian S. Adler, Esq.
305.350.2351
Fa;. 305.351.2206
badlerCbDbilzin.com
Re: Uptown Aventura
Property Located North of NE 214 Street to County Line Road,
Between Biscayne Boulevard and East Dixie Highway (the "Property")
Application to Amend the City of Aventura Comprehensive Plan ("Comp Plan")
Future Land Use Map ("FLUM"), Zoning Map, and Land Development Regulations
Dear Mr. Klopp:
LETTER OF INTENT
This firm represents Aventura Mixed Use LLC, as the owner of a portion of the above
Property, with the signatures of Aventura Dixie LLC, the owner of the remainder of the Property.
The proposed Uptown Aventura development was heard at the City Commission
Workshop on May 22, 2025. The attached represents applications in accordance with the plans
presented at workshop.
The proposed development will include several applications including the attached
applications to amend the FLUM to Town Center, to amend the Zoning Map to Town Center 4
("TC4"), and to amend the Land Development Regulations TC4 development criteria.
Additionally, there will be companion applications related to dedication and vacation of certain
roadways including to allow for the completion of S.W. 214th Street, as well as Conditional Use
Applications related to various aspects of the development.
A. The Property
The Property consists of 13.93 +1- gross acres located between Northeast 214 Street to
the south, the county line/northern City of Aventura city limits to the north, and between Biscayne
Boulevard and East Dixie Highway, which area was named "Uptown Aventura" by the City
Commission.
M IAM I 1265 83 20.1 101114/302 95 9
Bilzin Sumberg Baena Price & Axelrod LLP 1450 Brickell Avenue, 23rd Floor, Miami, Florida 33131-3456
Tel 305.374.7580 Fax 305.374.7593 bilzin.com
Mr. Keven Ktopp
August 11, 2025
Page 2
B. Continued Focus of City Comprehensive Plan
Bilzin Sumberg
The City of Aventura Comp Plan since its original adoption in 1998 has singled this
particular section of the City as a focus for redevelopment. In fact, redevelopment of this particular
area is one of three focus areas highlighted within the City of Aventura's Comp Plan for
redevelopment as recognized with specific reference on numerous pages of the City of Aventura's
Comp. This area remains one of the last larger development parcels within the City of Aventura
and remain an area of focus for redevelopment for over 25 years.
The City's original Comp Plan identified three specific areas as the focus for
redevelopment: Thunder Alley, the Hospital District, and the Biscayne Boulevard (US1) Corridor.
The Uptown AventuralHospital District Area to this day remains in the City Camp Plan as a focus
area for redevelopment. See Comp Plan Page 6. The hospital district where the Property is
located, remains mostly undeveloped and historically has been characterized by fragmented
ownership, misaligned and substandard streets in need of costly expansion and construction, and
an absence of incentives or development potential to justify the costs associated with
development of the Property or to put it on par with developments east of Biscayne Boulevard,
which enjoy water frontage, water views, larger parcels or sufficient developed infrastructure.
The hospital area is not only the focus for redevelopment in the Introduction but various
places throughout the Comp Plan. The Future Land Use Element specifically identifies the
hospital district as an area to be redeveloped. Further, the City of Aventura Economic
Development Component and Urban Design Elements, on Page 8 of the City of Aventura
Comprehensive Plan, also specifically encourage the redevelopment of the hospital area.
While the remainder of the other areas identified in the City Camp Plan as a focus for
redevelopment have achieved the desired economic development and growth, those areas lie
mainly east of Biscayne Boulevard, capitalizing on their natural attributes such as water frontage
or water views or proximity to the mall, established roadway dedications and infrastructure or a
core built-in residential density in the immediate area to support development. The area to the
west of Biscayne Boulevard in the north Hospital District does not enjoy the same built-in natural
attributes or densities or infrastructure/roadway network to support development at the current
limitations contained in the City Comprehensive Plan and land development regulations. Couple
that with the fragmented ownership that required the literal acquisition of dozens of platted parcels
under varied ownership over an extensive period of time, thus adding to the acquisition and
carrying costs for the properties. While most properties east of Biscayne Boulevard are
comprised of a single or limited number of properties, the fragmented ownership has historically
contributed to the other impediments to redevelopment.
We are pleased to present a proposed project to the City to transform this vacant in and
historically underutilized parcel into a prominent, attractive and iconic development.
MIAMI 12658320.1 1011141302959
Mr. Keven Klopp
August 11, 2025
Page 3
C-> Bilzin Sumberg
C. Amendment to City of Aventura Comprehensive Plan FLUM.
In order to implement the above and to accommodate the mixed -use development, the
applicant is seeking to re -designate the Property on the City of Aventura Comprehensive Plan
from Business to Town Center, which is the designation that most closely supports such modern
developments.
Pages 10 and 11 of the City's Comprehensive Plan text notes that "the expansion of the
mixed -use Town Center districts facilitated many of the changes that have occurred since
2014...." and that "it is anticipated, based on currently approved and proposed development
projects that in the ensuing years, mixed use development and redevelopment will consume the
few remaining vacant parcels in the City and continue to transform properties with existing
residential or commercial uses". The proposed development, seeking to utilize this large area of
predominantly vacant land, falls within the anticipated development contemplated by the City of
Aventura Future Land Use text on pages 10 and 11 of the Comp Plan.
The Town Center text is found on Pages 18 and 19 of the City's Comprehensive Plan,
where they are encouraged to become hubs for future urban development, an ideal location for
the vision of the City to be realized as it relates to the North Hospital District. The text further
provides that Town Centers "shall be characterized by physical cohesiveness, direct accessibility
by mass transit, and high -quality urban design," which all apply to the proposed development.
The proposed development incorporates 70 dwelling units per gross acre, HERO housing and a
1.5 non-residential floor area, and falls squarely within the confines of the last sentence of the
Comprehensive Plan Town Center Section that provides "a maximum floor area ratio of 2.0 and
a maximum residential density of 70 dwelling units per gross acreage shall be allowed."
Therefore, the proposed re -designation would not — to Town Center on the Future Land -Use Map
would not require text -change amendments to the Comprehensive Plan.
D. The Proposed Rezoning to TC4 Meets the Standards Set Forth Under City
Code Section 31-77(f)
Consistent with the re -designation to Town Center and Land -Use Map, the applicant is
also proposing a rezoning of the Property from the B2 and MO Districts to the Town Center TC4
Zoning District. We understand the City does not allow residential development in the B2 District,
and the current zoning designation of B2 and MO does not accommodate the project in its current
format or across the property lines. The proposed Town Center District is an ideal designation
for such a mixed -use development.
In accordance with City Code Section 31-77(f), the proposed amendment meets the
criteria for approval in that:
The proposed amendment is consistent with goals, objectives and policies of the
City's Comprehensive Plan.
Upon approval of the amendment to the City's Comprehensive Plan FLUM, the
rezoning to TC4 would be consistent with the goals, objectives and policies of the
M I A M I 1265 83 20.1 101114 /3 02959
Mr. Keven Klopp
August 11, 2025
Page 4
Bilzin Sumberg
City's Comprehensive Plan, especially as it relates to the Comp Plan' specific focus
on development of this area.
2. The proposed zoning district is compatible with the surrounding area's zoning
designation(s) and existing uses.
The proposed rezoning is consistent and compatible with the surrounding area's uses,
which include office buildings, hotels and medical facilities. The re -designation will
allow development of the Property with a mixed -use development that will not only
afford amenities to those residing at the Property, but will provide a central green area
featuring shopping and dining. The Property fronts on Biscayne Boulevard and on
East Dixie Highway and will provide upgraded options for the neighboring community.
3. The subject property is physically suitable for the uses permitted in the proposed
district.
As illustrated by the design of the proposed building, and the efficient utilization of the
site, the Property is physically suitable for the proposed mixed -use.
4. There are sites available in other areas currently zoned for such use.
There are very few sites within a city of this size where a development can be
accommodated to provide a Mixed -use development fronting on Biscayne Boulevard.
However, other large mixed use developments have also rezone to the Town Center
districts to accommodate the mixed use development.
5. If applicable, the proposed change will contribute to redevelopment of an area in
accordance with an approved redevelopment plan.
The Property has been the subject of the focus for redevelopment by the City since its
inception, and this will, under the proposed development, be consistent with the vision
outlined in the City's Camp Plan.
6. The proposed change would adversely affect traffic patterns or congestion.
As part of the development of the Property, NE 214 Street will be dedicated for
completion of the Biscayne Boulevard intersection, and NE 214 Street will be improved
heading west with sidewalks for both pedestrians and vehicular improvements in the
area. Further, East Dixie Highway will be improved to alleviate some of the historic
traffic conditions.
7. The proposed change would adversely impact population density such that the
demand for water, sewers, streets, recreational areas and facilities, and other public
facilities and services would be adversely affected.
The water and sewer and other infrastructure will be provided as part of the proposed
development, as well as street improvements, while providing an internal central green
area.
MIAM 1 12658320.1 101114/302959
Mr. Keven Klopp
August 11, 2025
Page 5
Bilzin Sumberg
8. Whether the proposed change would have an adverse environmental impact on the
vicinity.
The proposed development seeks to facilitate the completion of NE 214 Street as the
signalized intersection and dedication of the remaining portions of the intersection, as
well as develop NE 214 Street between Biscayne Boulevard and East Dixie Highway.
9. Whether the proposed change would adversely affect the health, safety, and welfare
of the neighborhood or the City as a whole.
The proposed change would not adversely affect the health, safety and welfare of the
neighborhood or City as a whole in that the proposed development is providing for a
mixed -use residential, hotel and commercial development to serve the needs of not
only the residents but provide roadway dedications, improvements and a green area
that all promote rather than adversely affect the health, safety and welfare of the
neighborhood and the City.
E. Amend to the City Land Development Regulations Related to TC4.
Of the current TC designations, the TC4 designation is the ideal designation for the
proposed development. Certain of the town center districts do not apply to the proposed
development, such the ones catering for ALF's or marine use. The TC4 District Regulations, as
recently amended by the City, are the most suitable for the proposed district, with the outlier being
the requirements related to office use. Attached is a proposed amendment to the TC4 Land
Development Regulations to allow for the proposed development with separate Conditional Use
Approval Applications. The proposed changes reflect an adaptation for this type of mixed use
development.
F. Proposed Development
Attached are the conceptual plans for development that our client proposes to present for
conditional use approval. The development features a maximum of 30 stories on the east along
Biscayne Boulevard, and a maximum of 20 stories on the west across from the railroad as the
bookends, with the center of the site featuring a large unique activity area of dining, shops,
fountains/water features and green space that will be enjoyed by residents and patrons alike. To
The area is lined by 5 story buildings fronting on NE 214th Street on the south, with ground floor
commercial and restaurants, 8 story buildings on the north, also lined with ground level retail and
incorporated parking garages, All garages have been tastefully incorporated into the
development rather than serving as central focal points.
Pages A16 through A24 showcase the development, with A16 exemplifying the
uniqueness of the apartment facades.
Pages Al to A24 illustrate the center of the proposed development and the benefits to
the surrounding community, which will be enjoyed by patrons and visitors alike.
MIAMI 1265 8320.1 101114/30295 9
Mr. Keven Klopp
August 11, 2025
page 5
CONCLUSION
Bilzin Sumberg
Based on the foregoing, and to implement the remaining focus area for redevelopment as
specifically highlighted in the City of Aventura Comp Plan that has existed for over twenty—five
(25) years, and in recognition of the Property being located in an Opportunity Zone, non -waterfront
and in an area with requires dedication and increased development cost, we respectfully request
the City approve the proposed modifications set forth in this request.
Thank you for your review of the foregoing. Should you have any questions, please do
not hesitate to contact me at (305) 350-2351.
truly yours,
Brian S. er
BSA/DPC
MIAM 1 12658320.1 101114/302959
EXHIBIT "
FOLIO
ADDRESS
28-1234-001-0170
AVENTURA MIXED USE PROPERTY LLC
21440 BISCAYNE BLVD
28-1234-001-0180
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0010
AVENTURA MIXED USE PROPERTY LLC
21475 E DIXIE HNY
28-1234-004-0020
AVENTURA MIXED USE PROPERTY LLC
2741 NE 214 TER
28-1234-004-0030
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0040
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0050
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0060
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0070
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS NA
28-1234-004-0080
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0090
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0100
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS NSA
28-1234-004-0110
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0120
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0130
AVENTURA MIXED USE PROPERTY LLC
2801 NE 214 TER
28-1234-004-0140
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0150
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0160
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0170
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0180
AVENTURA MIXED USE PROPERTY LLC
2823 NE 214 TER
28-1234-004-0200
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0210
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0220
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0230
AVENTURA MIXED USE PROPERTY LLC
2831 NE 214 TER
28-1234-004-0250
AVENTURA MIXED USE PROPERTY LLC
2833 NE 214 TER
28-1234-004-0260
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0370
AVENTURA DIXIE LLC
21455 E DIXIE HNY
28-1234-004-0380
AVENTURA DIXIE LLC
PROPERTY ADDRESS N(A
28-1234-004-0390
AVENTURA DIXIE LLC
21417 E DIXIE HNY
28-1234-004-0400
AVENTURA DIXIE LLC
21401 E DIXIE HNY
28-1234-004-0410
AVENTURA DIXIE LLC
2740 NE 214 TER
28-1234-004-0420
AVENTURA DIXIE LLC
2742 NE 214 TER
28-1234-004-0430
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0460
AVENTURA DIXIE LLC
2771 NE 214 ST
28-1234-004-0470
AVENTURA MIXED USE PROPERTY LLC
2756 NE 214 TER
28-1234-004-0480
AVENTURA MIXED USE PROPERTY LLC
2760 NE 214 TER & 2762 NE 214 TER (MULTI-FAM/2 UNIT)
28-1234-004-0490
AVENTURA MIXED USE PROPERTY LLC
2791 NE 214 ST
28-1234-004-0500
AVENTURA MIXED USE PROPERTY LLC
2791 NE 214 ST
28-1234-004-0510
AVENTURA MIXED USE PROPERTY LLC
2821 NE 214 ST
28-1234-004-0520
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N'A
28-1234-004-0530
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0540
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N A
28-1234-004-0560
AVENTURA MIXED USE PROPERTY LLC
2832 NE 214 TER
28-1234-004-0570
AVENTURA MIXED USE PROPERTY LLC
2834 NE 214 TER
28-1234-004-0580
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0590
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0600 1AVENTURA
MIXED USE PROPERTY LLC 12833
NE 214 ST
28-1234-004-0670 JAVENTURA
MIXED USE PROPERTY LLC
2861 NE 214 ST & 2863 NE 214 ST (MULTI-FAM 2 UNIT)
28-1234-004-0720 JAVENTURA
MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0730
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS NIA
28-1234-004-0740
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS NIA
28-1234-004-0750
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS NIA
28-1234-004-0760
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0770
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS NIA
28-1234-004-0780
AVENTURA MIXED USE PROPERTY LLC
2885 NE 214 ST
28-1234-004-0790
AVENTURA MIXED USE PROPERTY LLC
2849 NE 214 ST
28-1234-004-0800
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0810
AVENTURA MIXED USE PROPERTY LLC
2910 NE 214 TER
28-1234-004-0830
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS NIA
28-1234-004-0850
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0860
AVENTURA MIXED USE PROPERTY LLC
PROPERTY ADDRESS N/A
28-1234-004-0870 IAVTNTURA
MIXED USE PROPERTY LLC 12911
NE 214 ST
LOCATION MAP
EXHIBIT #: 4
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DATE:09/02/2025
AGENDA ITEMS):
■1;6-10 1201810
Property located north of NE 214
Street to County Line Road and
between Biscayne Boulevard and East
Dixie Highway
City File No.: ACP2508-0001
LDR2508-0001
REZ2508-0001
Q
/,\ 0 0.25 0.5 1 Miles
CITY OF AVENTURA
OFFICE OF THE CITY MANAGER
MEMORANDUM
TO: City Commission
FROM- Bryan Pegues, City Manager f�
BY: Keven Klopp, Community Development Director
DATE: August 29, 2025
SUBJECT: Request to Amend the Land Development Regulations of the City of
Aventura Section 31-143(f) Multifamily Medium High Density
Residential District (RMF4) to include Town Center District (TC1) to the
List of Zoninq Districts to Which Limited Services Hotels Can Be
Adjacent
City Case File LDR2508-0002.
September 2, 2025 Local Planning Agency Meeting
September 2, 2025 City Commission Meeting Agenda (First Reading)
October 8, 2025 City Commission Meeting Agenda (Second Reading)
RECOMMENDATION
It is recommended that the City Commission approve an amendment to Section 31-143(f)
Multifamily Medium High Density Residential District (RMF4) of the City of Aventura Land
Development Regulations to include Town Center District (TC1) to the list of zoning
districts to which limited services hotels can be adjacent.
BACKGROUND
Ordinance 2018-14 defined and added limited -service hotels in combination with
multifamily residential developments as an allowed use, subject to conditional use
approval, to the RMF4 district. The Ordinance specifically permitted the use on properties
where a minimum of two (2) sides share all or part of a common lot line with another lot
or parcel of land that is zoned Community Business (132) District on the City's Zoning
Map.
Town Center District (TC1) is a mixed use district where residential and commercial uses
characteristic of the B2 and RMF4 are allowed and this inclusion will enhance
compatibility of uses among adjacent properties. This amendment will add Town Center
(TC1) District to the list of zoning districts to which limited services hotels can be adjacent
to avoid a previously approved limited -service hotel to become non -conforming once the
adjacent B2 designated parcel is rezoned to TC1.
THE PROPOSED AMENDMENT
The proposed amendment to Section 31-143 of the Land development Regulations as
follows':
Sec. 31-145. — Residential Zoning Districts.
(f) Multifamily Medium High Density Residential Districts (RMF4). The following regulations shall apply
to all RMF4 Districts.
(2a) Conditional uses. The following uses may be established if first approved as a conditional use:
g. Limited -Service Hotel in combination with permitted multifamily residential development, where
the hotel is separated from the residential use, subject to all of the following criteria:
1. Shall only be permitted on properties where a minimum of two sides share all or part of a
common lot line with another lot or parcel of land that is zoned Community Business (B2)
District or Town Center District (TC1) on the City's Zoning Map; and
ANALYSIS
The request was reviewed by staff under the Section 31-77(g) Standards for reviewing
proposed amendments to the text of the LDR of the City Code of Ordinances-
(1) The proposed amendment is legally required.
The proposed amendment is legally required to implement the requested revision
to the Land Development Regulations (LDRs).
(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 which established the Town Center land use category as a
hub for future urban development in Aventura.
(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 Land
Development Regulations. The purpose of the LDRs is to implement further the
' Underlined text indicates insertions. Stricken -through text indicates deletions.
o
Comprehensive Plan of the City by establishing regulations, procedures and
standards for review and approval of all development and uses in the City.
(4) The proposed amendment furthers the orderly development of the City.
The proposed amendment furthers the orderly development of the City as per
details provided on Paragraph 3 above.
(5) The proposed amendment improves the administration or execution of the
development process.
The proposed amendment improves the administration or execution of the
development process as it provides a process and regulations to implement for
approvals of developments in the Town Center Zoning Districts.
3
CITY OF AVENTURA ORDINANCE NO. 2025-
AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING
CHAPTER 31, "LAND DEVELOPMENT REGULATIONS" OF THE CITY
CODE OF ORDINANCES BY AMENDING SECTION 31-143,
"RESIDENTIAL ZONING DISTRICTS", SUBSECTION (F),
"MULTIFAMILY MEDIUM HIGH DENSITY RESIDENTIAL DISTRICT
(RMF4)", SUBSECTION (2A) "CONDITIONAL USES", SUBSECTION
G(1), "LIMITED SERVICE HOTEL", TO ADD TOWN CENTER 1
DISTRICT TO THE LIST OF ZONING DISTRICTS TO WHICH LIMITED
SERVICE HOTELS CAN BE ADJACENT; PROVIDING FOR
SEVERABILITY; PROVIDING FOR INCLUSION IN THE CODE; AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the City Commission of the City of Aventura, Florida (the "City")
recognizes that changes to the adopted Code of Ordinances are periodically necessary
in order to ensure that the City's regulations are current and consistent with the City's
planning and regulatory needs; and
WHEREAS, the City Commission desires to amend Chapter 31, "Land
Development Regulations", Section 31-143, "Residential Zoning Districts" of the Code of
Ordinances to include Town Center District (TC1) to the list of zoning districts to which
limited services hotels can be adjacent; and
WHEREAS, the City Commission has been designated as the Local Planning
Agency for the City pursuant to Section 163.3174, Florida Statutes; and
WHEREAS, the Local Planning Agency has reviewed the proposed amendment
and has recommended approval to the City Commission; and
WHEREAS, the City Commission has held the required public hearings, duly
noticed in accordance with the law; and
WHEREAS, the City Commission has reviewed the proposed amendment, and
finds that it is in the best interest of the public to amend Section 31-143 of the LDRs as
set forth in this Ordinance; and
WHEREAS, the City Commission has reviewed the action set forth in the
Ordinance and has determined that such action is consistent with the Comprehensive
0o
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE
CITY OF AVENTURA, FLORIDA, AS FOLLOWS:
City of Aventura Ordinance No. 2025-
Section 1. Findings. That the foregoing "Whereas" clauses are hereby ratified
and incorporated as the legislative intent of this Ordinance.
Section 2. City Code Amended. That Section 31-143 "Residential Zoning
Districts" of Chapter 31 "Land Development Regulations" of the City Code is hereby
amended to read as follows':
Sec. 31-145. — Residential Zoning Districts.
(f) Multifamily Medium High Density Residential Districts (RMF4). The following regulations shall apply
to all RMF4 Districts.
(2a) Conditional uses. The following uses may be established if first approved as a conditional use:
g. Limited -Service Hotel in combination with permitted multifamily residential development, where
the hotel is separated from the residential use, subject to all of the following criteria:
1. Shall only be permitted on properties where a minimum of two sides share all or part of a
common lot line with another lot or parcel of land that is zoned Community Business (B2)
District or Town Center District (TC1) on the City's Zoning Map; and
Section 3. Severability. That the provisions of this Ordinance are declared to
be severable and if any section, sentence, clause or phrase of this Ordinance shall for
any reason be held to be invalid or unconstitutional, such decision shall not affect the
validity of the remaining sections, sentences, clauses, and phrases of this Ordinance but
they shall remain in effect, it being the legislative intent that this Ordinance shall stand
notwithstanding the invalidity of any part.
Section 4. Inclusion in the Code. That it is the intention of the City Commission
and it is hereby ordained that the provisions of this Ordinance shall become and made a
part of the Code of the City of Aventura; that the sections of this Ordinance may be
renumbered or re -lettered to accomplish such intentions; and that the word "Ordinance"
shall be changed to "Section" or other appropriate word.
Section 5. Effective Date. This Ordinance shall be effective immediately upon
adoption on second reading.
Underlined text indicates additions. Stricken- through text indicates deletions. Double underline indicates
changes made between first and second reading.
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City of Aventura Ordinance No. 2025-
The foregoing Ordinance was offered by Commissioner , who moved its
adoption on first reading. 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 Rachel S. Friedland
Commissioner Paul A. Kruss
Vice Mayor Cindy Orlinsky
Mayor Howard S. Weinberg
The foregoing Ordinance was offered by Commissioner , who moved its
adoption on second reading. 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 Rachel S. Friedland
Commissioner Paul A. Kruss
Vice Mayor Cindy Orlinsky
Mayor Howard S. Weinberg
PASSED on first reading this 2nd day of September, 2025.
PASSED AND ADOPTED on second reading this 8t" day of October, 2025.
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City of Aventura Ordinance 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.
This Ordinance was filed in the Office of the City Clerk this day of , 2025.
ELLISA L. HORVATH, MMC
CITY CLERK
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