HomeMy WebLinkAbout05-05-2026 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
May 5, 2026
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.
Commissioner Clifford B. Ain
Commissioner Gustavo Blachman
Commissioner Amit Bloom
Commissioner Rachel S. Friedland, Esq.
Commissioner Paul A. Kruss
Commissioner Cindy Orlinsky
City Manager Bryan Pegues
City Clerk Ellisa L. Horvath, MMC
City Attorney Robert Meyers
City of Aventura Local Planning Agency Meeting Agenda
May 5, 2026
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: April 7, 2026
4. PUBLIC HEARINGS — MOTION RECOMMENDING ADOPTION OF THE
FOLLOWING:
ORDINANCE:
A. AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING CHAPTER 31, "LAND
DEVELOPMENT REGULATIONS" OF THE CITY CODE OF ORDINANCES TO CREATE
SECTION 31-144(g) "AVENTURA METROPOLITAN URBAN CENTER ZONING DISTRICT
OVERLAY", TO PROVIDE FOR A NEW ZONING DISTRICT OVERLAY AND RELATED
REGULATIONS AND STANDARDS; PROVIDING FOR SEVERABILITY; PROVIDING FOR
INCLUSION IN THE CODE; AND PROVIDING FOR AN EFFECTIVE DATE.
This Item will be DEFERRED to the June 2, 2026 Local Planning Agency
Meeting Agenda.
RESOLUTIONS:
B. A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA,
GRANTING CONDITIONAL USE APPROVAL, PURSUANT TO SECTION 31-145(B)3 OF
THE CITY CODE OF ORDINANCES, (1) TO PERMIT A HOTEL; (2) TO PERMIT DENSITY
OF 58 DWELLING UNITS PER ACRE FOR A PROJECT PROVIDING HERO HOUSING,
WHERE THE CITY CODE PERMITS 25; (3) TO PERMIT HEIGHTS UP TO 23 STORIES (266')
FOR A RESIDENTIAL TOWER AND 13 STORIES (157') FOR A HOTEL, WHERE THE CITY
CODE PERMITS FOUR (4) STORIES (50'); AND (4) TO PERMIT MINIMUM FLOOR AREAS
OF 750 SQUARE FEET FOR ONE -BEDROOM UNITS AND 900 SQUARE FEET FOR TWO -
BEDROOM UNITS, WHERE THE MINIMUM REQUIREMENT IS 900 SQUARE FEET AND
1,050 SQUARE FEET FOR ONE AND TWO BEDROOMS RESPECTIVELY; FOR THE
PROPERTY LOCATED AT 2999 NE 199 STREET; PROVIDING FOR CONDITIONS OF
APPROVAL; AND PROVIDING FOR AN EFFECTIVE DATE.
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 VARIANCES FROM THE CITY'S LAND DEVELOPMENT REGULATIONS
SECTION 31-171(B)(8) TO PERMIT 356 PARKING SPACES WHERE 448 PARKING
SPACES ARE REQUIRED; SECTION 31-144(F)(4)(D)3 TO PERMIT A MINIMUM
LANDSCAPED OPEN SPACE OF 24.5% WHERE 33% IS REQUIRED AND A LOT
COVERAGE OF 55.24% WHERE A MAXIMUM OF 40% IS PERMITTED, FOR THE
PROPERTY LOCATED AT 21291 NE 28 AVENUE; PROVIDING FOR IMPLEMENTATION;
AND PROVIDING FOR AN EFFECTIVE DATE.
The Quasi -Judicial procedures of the City shall be invoked for this item.
City of Aventura Local Planning Agency Meeting Agenda
May 5, 2026
D. A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF AVENTURA, FLORIDA,
AMENDING CONDITION 1 OF RESOLUTION NO. 2015-69 TO REPLACE THE APPROVED
11 STORY SITE PLAN WITH A NEW 7 STORY SITE PLAN, AND MODIFYING THE
PREVIOUSLY GRANTED CONDITIONAL USE APPROVAL, PURSUANT TO SECTION 31
144(F)(2)L OF THE CITY CODE OF ORDINANCES, TO ALLOW A FLOOR AREA RATIO
(FAR) OF 1.85 FOR A PROJECT ATTAINING GOLD OR PLATINUM CERTIFICATION
UNDER THE CITY'S GREEN BUILDING PROGRAM, WHERE 1.06 IS PERMITTED; AND
GRANTING A NEW CONDITIONAL USE APPROVAL, PURSUANT TO SECTION 31-
144(F)(2)(D), TO ALLOW RETAIL USES NOT TO EXCEED FIFTEEN PERCENT (15%) OF
THE TOTAL GROSS INTERIOR SQUARE FOOTAGE OF THE BUILDING; FOR THE
PROPERTY LOCATED AT 21291 NE 28 AVENUE; PROVIDING FOR CONDITIONS OF
APPROVAL; AND PROVIDING FOR AN EFFECTIVE DATE.
The Quasi -Judicial procedures of the City shall be invoked for this item.
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 ClerkAA"�J-_"'�_
DATE: May 1, 2026
SUBJECT: Approval of Minutes
May 5, 2026 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:
• April 7, 2026 Local Planning Agency Meeting
Should you have any questions, please contact me.
/elh
attachment
LOCAL
CITY OF AVENTURA
PLANNING AGENCY MEETING MINUTES
APRIL 7, 2026
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 6:42 p.m. The roll was called and the following were present: Mayor Howard
S. Weinberg, Vice Mayor Amit Bloom, Commissioner Clifford B. Ain, Commissioner
Gustavo Blachman, Commissioner Rachel S. Friedland, Commissioner Paul A. Kruss,
Commissioner Cindy Orlinsky', 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 (March 3, 2026): A motion to approve the minutes of
the March 3, 2026 meeting was offered by Commissioner Ain, seconded by Vice Mayor
Bloom, and unanimously passed by roll call vote.
4. PUBLIC HEARINGS - MOTION RECOMMENDING ADOPTION OF THE
FOLLOWING:
ORDINANCES:
Ms. Horvath read the following Ordinance title:
A. 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(B), "TOWN CENTER (TC1) DISTRICT", SUBSECTION (3),
"CONDITIONAL USES PERMITTED", TO ALLOW "HOTELS" IN MIXED -USE STRUCTURES
WITHIN THE DISTRICT; PROVIDING FOR SEVERABILITY; PROVIDING FOR INCLUSION
IN THE CODE; AND PROVIDING FOR AN EFFECTIVE DATE.
A motion to recommend approval of the Ordinance was offered by Commissioner Kruss
and seconded by Commissioner Ain.
' Participated via Zoom.
City of Aventura Local Planning Agency Meeting Minutes
April 7, 2026
Community Development Director Keven Klopp entered the staff report into the record
and reviewed the item, which recommended approval of an amendment to the Land
Development Regulations to allow hotels in mixed use structures, if first approved as a
conditional use. It was noted that approval would facilitate the development of Aventura
City Center.
No comments were provided on behalf of the applicant - Brian S. Adler, Esq, Bilzin
Sum berg Baena Price & Axelrod, LLP (1450 Brickell Avenue, 23rd Floor, Miami, FL 33131)
on behalf of Aventura 2999, LLC for the development of Aventura City Center.
Mayor Weinberg opened the public hearing. There being no speakers, the public hearing
was closed.
No comments were provided by the City Commission.
The motion to recommend adoption of the Ordinance passed unanimously by roll call
vote.
Ms. Horvath read the following Ordinance title:
B. AN ORDINANCE OF THE CITY OF AVENTURA, FLORIDA, AMENDING CHAPTER 31, "LAND
DEVELOPMENT REGULATIONS" OF THE CITY CODE OF ORDINANCES TO CREATE
SECTION 31-144(g) "AVENTURA METROPOLITAN URBAN CENTER ZONING DISTRICT
OVERLAY", TO PROVIDE FOR A NEW ZONING DISTRICT OVERLAY AND RELATED
REGULATIONS AND STANDARDS; PROVIDING FOR SEVERABILITY; PROVIDING FOR
INCLUSION IN THE CODE; AND PROVIDING FOR AN EFFECTIVE DATE.
This Item will be DEFERRED to the May 5, 2026 Local Planning Agency
Meeting Agenda.
Mr. Pegues requested that the item be deferred to the May 5, 2026 Local Planning Agency
Meeting Agenda.
A motion to defer the item to the May 5, 2026 Local Planning Agency Meeting Agenda
was offered by Vice Mayor Bloom, seconded by Commissioner Friedland, and passed
unanimously by roll call vote.
5. ADJOURNMENT: There being no further business to come before the Local
Planning Agency, a motion to adjourn was offered by Vice Mayor Bloom, seconded by
Commissioner Ain, and unanimously passed; thereby adjourning the meeting at 6:48 p.m.
Ellisa L. Horvath, MMC, City Clerk
Approved by the Local Planning Agency on May 5, 2026.
Page 2 of 2
CITY OF AVENTURA
OFFICE OF THE CITY MANAGER
MEMORANDUM
TO: City Commission
FROM: Bryan Pegues, City Manager f
BY: Keven R. Klopp, Community Development Director
DATE: May 1, 2026
SUBJECT: Request by Aventura 2999 LLC of Conditional Use Approvals for the
Development of Aventura City Center on Property Located at 2999 NE
191 Street (CUP2604-0001)
May 5, 2026 Local Planning Agency Meeting Agenda
May 5, 2026 City Commission Meeting Agenda
RECOMMENDATION
It is recommended that the City Commission approve the requested Conditional Use
application to facilitate a mixed -use development known as Aventura City Center on
property located at 2999 NE 191 Street.
THE REQUEST
The "Applicant", Aventura 2999 LLC, is requesting Conditional Use approval pursuant to
Section 31-145(b)(3)r of the City's Land Development Regulations (the "LDRs") to permit
a hotel; Section 31-145(b)(3)q, to permit a residential density of 58 dwelling units per acre
for projects that provide units as HERO Housing, where the maximum density allowed is
25 dwelling units per acre; Section 31-145(b)(3)e to permit a residential tower of 23 stories
(266') and a hotel tower of 13 stories (157'), where the maximum height allowed is 4
stories (50'); and Section 31-145(b)(3)g to permit floor areas of 750 square feet for one
bedroom units and 900 square feet for two -bedroom units where the minimum floor areas
allowed are 900 square feet and 1,050 square feet for one and two bedrooms
respectively; all for the property identified with folios 28-1235-014-0091 and 28-2203-021-
0020 and legally described in Exhibit "A". The applicant's Letter of Intent is attached as
Exhibit "2" of this report.
BACKGROUND
OWNER OF PROPERTY: Aventura 2999 LLC
NAME OF APPLICANT Aventura 2999 LLC
LOCATION OF PROPERTY
SIZE OF PROPERTY
THE PROJECT
2999 NE 191 Street
Aventura, FL 33180
Folios: 28-1235-014-0091 and 28-2203-021-0020
See Exhibit "3" for Location Map
4.28 acres +/-
See Exhibit "A" for Legal Description
The subject property consists of two (2) parcels totaling approximately 186,967 square
feet (4.2859 acres) of land located on the NE intersection of NE 29 Avenue and NE 191
Street and south of William Lehman Causeway. The proposed infill development will
modify the site of an existing 121,265-square-foot office building by adding a 248-unit
residential building with 10,175 square feet of ground -floor retail on the west side, and a
150-room hotel with 17,509 square feet of commercial space on the east side. See Exhibit
#4 for the proposed development.
The request to establish a hotel in this district is contingent to the approval on second
reading of a request to amend the code to permit hotels as a conditional use in TC-1. If
these requests are granted, the next steps on the approval process will require the
applicant to apply for Administrative Site Plan Approval (ASPA). In addition, the unusual
configuration and design of this development will require signage to be approved by City
Commission under the sign variance process.
ANALYSIS
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
TC1 Town Center District
B2 Community Business District
RMF3 Multifamily Medium Density Residential
CF Community Facility District
TC1 Town Center District
B2 Community Business District
Office Building
Regional Shopping Center
Multifamily Residential
Government Center
Utilities
Hotel
2
Future Land Use —
Subject Property
Properties to the North
Properties to the South
Properties to the East
Properties to the West
Town Center
Business and Office
Town Center
Town Center
Business and Office
Access — The site is accessible via the intersection of NE 191 Street and NE 29 Avenue.
Standards for Review - The following is staff's evaluation of the proposed use using the
criteria for approval of conditional uses found in Section 31-73(c) of the City's Land
Development Regulations.
1. The proposed use shall be consistent with the Comprehensive Plan.
The proposed use is consistent with the City of Aventura Comprehensive Plan. The
future land use designation for this parcel is Town Center; mixed use developments
are appropriate for this land use designation and consistent with the Comprehensive
Plan.
2. The establishment, maintenance or operation of the proposed use shall not be
detrimental to or endanger the public health, safety or general welfare.
The establishment, maintenance and operation of the proposed use will not be
detrimental to or endanger the public health, safety or general welfare.
3. The proposed use shall be consistent with the community character of the immediate
neighborhood of the proposed use.
The proposed use is consistent with community character of the immediate
neighborhood. The development is adjacent to properties with compatible uses such
as residential, hotel and offices.
4. Utilities, roadway capacity, drainage and other necessary public facilities, including
police, fire and emergency services shall exist at the City's adopted levels of service
or will be available concurrent with demand as provided for in the requirement of these
LDR's.
City public facilities and services will continue to operate within the required levels of
service once the development is completed.
5. Adequate measures exist or shall be taken to provide ingress and egress to the
proposed use in a manner that minimizes traffic congestion in the public streets.
The Applicant has taken adequate measures to provide ingress and egress to the
development in a manner that minimizes traffic congestion in the public streets.
3
Proposed measures include additional signage and markings intended to improve
traffic along the intersecting roads.
6. The establishment of the conditional use shall not impede the development of
surrounding properties for uses permitted in the zoning district.
The conditional use will not have any detrimental effect on the ability of surrounding
properties to develop with uses permitted in their zoning districts.
7. The design of the proposed use shall minimize adverse effects, including visual
impacts of the proposed use on adjacent property through the use of building
orientation, setbacks, buffers, landscaping and other design criteria.
The proposed use extends the visual character of the adjacent developments along
the causeway and introduces a pedestrian -friendly, human -scale retail environment
at the ground level, consistent with the intent of town center developments.
Public Hearing Notice - Notice of this public hearing has been published, posted and
mailed in accordance with Section 31-71(e) of the City Code.
RECOMMENDED CONDITIONS OF APPROVAL:
1. Building permits must be consistent with drawings signed and sealed on April 15,
2026, and attached in Exhibit #4, unless otherwise subsequently amended by an
administrative site plan approval. The referenced plans are being reviewed under
Administrative Site Plan Approval regulations, the TC-1 zoning district regulations,
and all other applicable regulations as provided within the City of Aventura Land
Development Regulations.
2. Ten (10) Hero Housing units, physical details of which are to be finalized prior to
site plan approval, and administration of which shall proceed pursuant to a HERO
Housing Agreement that shall be executed prior to first permit issuance. An
administrative fee of $1,000 per HERO Housing Unit proffered with the request for
conditional use approval — in this case $10,000 — shall be paid prior to site plan
approval.
3. Prior to receiving permits for any permanent structure, obtain Miami -Dade County
Schools' issuance of a finding that School Concurrency has been met and pay
applicable School Impact Fees.
4. A contribution of $1,200,000 to be used by the City to offset the impacts of the
development shall be provided in accordance with the following schedule:
$300,000 shall be paid at the time of issuance of the building permit for the
multifamily building, $300,000 shall be paid at the time of issuance of the building
4
permit for the hotel building, and $600,000 shall be paid at the time of issuance of
the first Certificate of Occupancy, temporary or otherwise, for the first building
completed within the development.
5. Transportation Demand Management: A shuttle to and from the Brightline Station
shall be established and maintained by the Development. Shuttle shall be
operational no later than 1 month after full certificate of occupancy issuance for
whichever building is completed first.
6. Non -vehicular Multi -use Path: Applicant shall fund the design and construction of
a non -vehicular multi -use path from ICON to West Country Club Drive within the
southernmost portion of the FDOT right-of-way along Lehman Causeway,
including the required barriers from the Lehman Causeway and the Aventura
Government Center.
7. Tree Preservation: Minimize the number of trees to be removed from the site or
find in -city location for transplants.
8. The preceding conditions are in addition to and not in lieu of impact fees
5
EXHIBIT "A"
LEGAL DESCRIPTION
L1Kya01
A PORTION OF TRACT II OF FIFTH ADDITION BISCAYNE YACHT AND COUNTRY CLUB, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 99, AT PAGE 20, OF THE PUBLIC RECORDS OF MIAM I - DADE COUNTY,
FLORIDA, DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTH WEST CORNER OF SAID TRACT II: THENCE N87"32'00"E ALONG THE NORTH LINE
OF SAID TRACT II FOR 334.64 FEET TO A POINT OF CURVE; THENCE NORTHEASTERLY ALONG THE ARC OF
SAID CURVE TO TH E LEFT HAVING A RADIUS OF 5829.58 FEET AND A CENTRAL ANGLE OF 00 " 42' 04"
FOR AN ARC DISTANCE OF 71.33 FEET TO A POINT ON THE ARC OF A CURVE TO THE NORTHEAST SAID
POINT BEARS S09"50'42"W FROM THE CENTER OF SAID CURVE; THENCE SOUTHEASTERLY ALONG THE ARC
OF SAID CURVE TO THE LEFT HAVIN G A RADIUS OF 1290.92 FEET AND A CENTRAL ANGLE OF 09 " 08'59" FOR
AN ARC DISTANCE OF 206. 15 FEET: THENCE N83"59'09" FOR 158.32 FEET TO A POINT; THENCE S02"27'24" FOR
157.27 FEET TO A POINT; THENCE N87"32'36"E FOR 125.00 FEET TO A POINT: THENCE S02" 27'24" FOR 56.00 FEET
TO A POINT ON THE SOUTH LINE OF SAID TRACT II ; THENCE S87"32'36"W ALONG THE SOUTH LINE OF SAID
TRACT II FOR 22 0.73 FEET; THENCE S87"32'36"W ALONG THE SOUTH LINE OF SAID TRACT II FOR 670.25
FEET TO THE SOUTHWEST CORNER OF SAID TRACT II; THENCE NO2"58'20"W ALONG THE WEST LINE OF SAID
TRACT II FOR 229.93 FEET TO THE POINT OF BEGINNING; LESS THE SOUTH 35 FEET OF THE WEST 70 FEET OF SAID
TRACT II CONVEYED TO MIAMI-DADE COUNTY FOR HIGHWAY RIGHT-OF-WAY,
TOGETHER WITH THE BENEFIT OF THE FOLLOWING:
EASEMENT FOR THE INSTALLA TION, OPERATION, MAINTENANCE, REPAIR AND/OR REPLACEMENT OF (A) SUB-
SURFACE PIPES, LINES AND CONDUITS TO PROVIDE REASONABLE QUANTITIES OF WATER, ELECTRICITY, GAS,
TELEPHONE SERV ICE, STORM WATER, DRAINAGE, SEWERAGE AND SANITATION FACILITIES, AND (B) A SURFACE
STORM DRAINAGE TO CARRY AWAY STORM DRAINAGE CREATED BY THAT CERTAIN NON- EXCLUSIVE MUTUAL
GRANT OF EASEMENT AND SANITARY LIFT STATION AGREEMENT FILED DECEMBER 24, 1984 AT OFFICIAL
RECORDS BOOK 12363, PAGE 1680, AS EXTEN DED AND MODIFIED BY THAT CERTAIN NON- EXCLUSIVE GRANT
OF EASEMENT AND SANITARY LIFT STATION AGREEMENT FILED FEBRUARY 28, 1986 IN OFFICIAL RECORDS BOOK
12805, PAGE 2214, SUBJECT TO THE TERMS AND PROVISIONS THEREOF.
PARCEL 2:
A PARCEL OF LAND IN SECTION 3, TOWNSHIP 52 SOUTH, RANGE 42 EAST, MIAMI-DADE COUNTY, FLORIDA, BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF THE RIGHT-OF-WAY OF STATE ROAD 852 AS RECORDED IN
OFFICIAL RECORDS BOOK 7001, AT PAGE 72 1, OF THE PUBLIC RECORDS OF MIAMI- DADE COUNTY, FLORIDA;
THENCE N87"32'00" E, 115.00 FEET TO THE POINT OF BEGINNING; THENCE NO2 " 28'00" W, 10 1.51 FEET TO AN
INTERSECTION WITH A NON- TANGENTIAL CURVE, CONCAVE TO THE NORTHEAST, HAVING A TANGENT
BEARING OF S66"27't6" E AND A RADIUS OF 1290.92 FEET; THENCE SOUTHEASTERLY FOR 308.64 FEET ALONG
SAID CURVE THROUGH A CENTRAL ANGLE OF 13°41'55"' TO AN INTERSECTION WITH A NON -TANGENTIAL
CURVE, CONCAVE TO THE NORTH, HAVING A TANGENT BEARING OF S86" 50'00" WANDA RADIUS OF 5829.58
FEET; THENCE WESTERLY FOR 71.21 FEET ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 00 " 42' 00";
THENCE S87"32'00" W, 219.64 FEET TO THE POINT OF BEGINNING
EXHIBIT "2"
VIA E-MAIL
Mr. Keven Klopp
Community Development Director
City of Aventura
19200 West Country Club Drive, 4th Floor
Aventura, Florida 33180
C> Bilzin Sumberg
Brian S. Adler, Esq.
Tel 305-350-2351
Fax 305-351-2206
badler@bilzin.com
April 14, 2026
Aventura City Center
Application for Conditional Use
Property Located at 2999 NE 191 st Street, Aventura, Florida (the "Property")
Dear Mr. Klopp:
LETTER OF INTENT
The undersigned represents Aventura 2999, LLC (the "Applicant"), the owner and
developer of the property located at 2999 NE 191 st Street, Aventura, Florida (the "Property"). The
Applicant entity is being acquired by The Apollo Companies, a South Florida -based development
group with extensive experience in the development, construction, and management of high -
quality residential, hospitality, office, and mixed -use projects throughout the region. The Apollo
Companies was named Developer of the Year by the Latin Builders Association ("LBA") and
received RED Awards for 2024 and again by the LBA in 2025. We are seeking to bring this same
recognized excellence to the Aventura City Center development within the City.
Please accept this letter as our formal Letter of Intent in connection with the Conditional
Use Approval requests on the Property.
A. The Property
The Property consists of two adjacent folio numbers, Miami -Dade County Property
Appraiser Folio Nos. 28-1235-014-0091 and 28-2203-021-0020 and contains approximately 4.285
net acres. The property is located east of Biscayne Boulevard, along NE 191St Street and NE 20
MIAMI 13701323.2 105596/309423
Bilzin Sumberg Baena Price & Axelrod LLP 11450 Brickell Avenue, 23rd Floor, Miami, Florida 33131-3456
Tel 305.374.7580 1 Fax 305.374.7593 1 bilzin.com
Mr. Keven Klopp
April 14, 2026
Page 3
C-1` Bilzin Sumberg
Avenue, immediately west of and abutting the City of Aventura Government Center/City Hall.
The Property houses a ten story, approximately 121,000 square foot office building the centers on
the property but otherwise defines the property with large open parking fields.
The rear of the Property enjoys high visibility along the well -travelled William Lehman
Causeway where it currently is mostly an isolated building as reflected below.
The proposed development seeks to not only redefine the area behind the City Government Center,
but to visually activate and upgrade the face of the Causeway with attractive additions to
complement the existing office building.
B. Land Use and Zoning and Current Approval:
The Property is designated Town Center on the City of Aventura Comprehensive Plan
Future Land Use Map and is currently zoned TC-1, or Town Center 1.
Through City of Aventura Resolution 2023-67, the City granted several Conditional Use
requests for a development approval consisting of 69 dwelling units per acre, for a total of 295
MIAMI 13701323.2 105596/309423
Mr. Keven Klopp
April 14, 2026
Page 4
C> Bilzin Sumberg
units including hero housing, ground floor residential units in a 26-story building with a standalone
parking structure. The existing approval has been extended and preserved, however, the Applicant
is seeking to replace the existing approval with a less -intense, attractive mixed -use development.
The Applicant previously received Conditional Use Approval which among other requests,
approved a twenty-six (26) story, 295-unit development pursuant to Resolution No. 2023-67.
C. Proposed Development:
As noted above, the existing development is currently preserved at 26 stories and 295 units.
The Applicant seeks to replace the previously approved plans in order to further enhance the
proposed development and respond to evolving market conditions. The proposed mixed -use
development seeks to lower the height from the approved twenty-six stories to a twenty-three (23)
story luxury multi -family residential building containing a total of 248 (rather than the approved
295) residential units, together with approximately 10,175 square feet of ground -floor retail space
designed to activate the streetscape and provide neighborhood -serving fine dining and retail
opportunities. The new development also proposes to include a hotel, which is permitted in various
forms in the TC-3, TC-4 and TC-5 Town Center zoning districts, but currently not within the TC-
1 zoning district. Therefore, as part of this request, the Applicant is simultaneously seeking an
amendment to the City Code to modify the TC-1 zoning district to allow hotels as a conditional
use in the TC-1 district.
As part of this request, the Applicant is seeking conditional use approval pursuant to City
Code Section 31-145(b)(3)(g), to allow one -bedroom residential units at a minimum of 750 square
feet rather than 800 square feet, and two -bedroom residential units at a minimum of 900 square
feet rather than 1,050 square feet.
The residential program proposes ten (10) Hero Housing units, supporting the City of
Aventura's workforce housing objectives and providing attainable housing options for essential
members of the local workforce. The proposed development also features approximately 13,400
square feet of resident amenities, which are anticipated to include:
• An elevated pool deck;
• Fitness center;
• Resident clubroom and lounge areas;
• Co -working and business facilities;
• Spa and wellness amenities;
• Dog grooming and pet facilities; and
• Electronic package lockers and service areas
The proposed hotel is slated to be a separate Marriott -branded extended stay hotel
consisting of approximately 153 guest rooms. The project is designed to deliver a high -quality
hospitality experience that complements the surrounding mixed -use environment and supports the
continued demand for an extended stay hotel for the high demand tourist designation that the City
is known for, while adhering to the stay limitations imposed by Section 31-21 of the City Code.
The hotel will feature its own amenities, totaling approximately 13,000 square feet,
MIAMI 13701323.2 105596/309423
Mr. Keven Klopp
April 14, 2026
Page 5
including a host of benefits including:
• An elevated pool and sun deck;
• Fitness center;
• Rooftop lounge and lobby bar; and
• Conference room and meeting spaces
CJ Bilzin Sumberg
These amenities are designed to enhance the overall guest experience while supporting the
City's vision for a vibrant, high -quality mixed -use destination within the Town Center district.
As reflected in the attached renderings, the proposed development reflects a significant
visual and functional upgrade to complement the existing development on site. Carefully designed
to take advantage of the site's high visibility, the proposed development features aesthetically
pleasing facades not only fronting along NE 191" Street and NE 29 h Avenue, but will also upgrade
and otherwise define the otherwise mostly barren strip along this stretch of the William Lehman
Causeway.
D. Parking and Circulation:
The project includes three separate parking areas, a structured parking garage providing
approximately 422 parking spaces under the residential component, 420 parking spaces below the
hotel component, and 111 surface parking spaces, designed pursuant to the City's Alternative
Parking Standards. Under the City's general standards, 1,105 parking spaces would be required to
effectuate the development. The Applicant, however, through incorporating the City's alternative
parking standards into the development, is permitted a fifteen percent (15%) parking reduction
consistent with the zoning analysis incorporated as part of the currently approved development.
Therefore, a total of 939 parking spaces are required to service the development. The Applicant
is exceeding this amount by 14 spaces for a total of 953 parking spaces. Parking will accommodate
both residential, hotel, and retail uses and will be integrated within the building design to minimize
visual impacts while maintaining efficient vehicular circulation throughout the site.
E. Community Integration:
The Applicant looks forward to working closely with the City's Community Development
Department throughout the development process and remains committed to maintaining open
communication with surrounding property owners and stakeholders to ensure a smooth and
collaborative review process. The proposed modifications will further enhance the architectural
quality and functionality of the development while continuing to support the City's planning goals
for the Town Center district by providing high -quality residential housing, neighborhood -serving
retail, and a vibrant pedestrian -oriented environment.
F. Conclusion:
Based on the foregoing, the Applicant respectfully requests the City's favorable review and
approval of the conditional uses.
Thank you for your review of this request and we look forward to continuing to work
MIAMI 13701323.2 105596/309423
Mr. Keven Klopp
April 14, 2026
Page 6
C�O Bilzin Sumberg
collaboratively with City staff throughout the review process. Thank you in advance for your time
and consideration.
Very truly yours,
By:
Brian S. Adler
MIAMI 13 7013 23.2 105 5 96/3 09423
EL- LOCATION MAP
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® 28-1235-014-0091 & 28-2203-021-0020
Aventura Municipal Boundary
EXHIBIT #: 3
DATE: 03/03/2026
DA ITEM(S):
City File No.: CUP2604-0001
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■ 0 250 500 1,000 Feet
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AVENTURA CITY CENTER
EXHIBIT 4
INDEX
A-000
COVER SHEET
A-001
ZONING DATA
A-101
SITE PLAN
A-102
CONTEXT PHOTOS
A-103
SOLAR STUDY
A-104
SITE CONTEXT
A-105
FAR DIAGRAM
A-106
URBAN CONNECTION
A-107
OPEN SPACE DIAGRAM
A-108
LOT COVERAGE DIAGRAM
A-200
GROUND FLOOR PLAN
A-201
2ND FLOOR- HOTEL
A-202
TYP. PARKING LEVEL(3RD-8TH)
A-203
AMENITIES FLOOR PLAN (9TH)
A-204
UNITS FLOOR PLAN (10TH -22RD)
A-300
SOUTH ELEVATION
A-301
WEST ELEVATION
A-302
NORTH ELEVATION
A-303
EAST ELEVATION
A-400
SITE PLAN DETAILS
A-500
RENDERINGS
A-501
RENDERINGS
A-502
RENDERINGS
A-503
SW STREET VIEW
A-600
SW VIEW
A-601
NW VIEW
A-602
NE VIEW
A-603
SE VIEW
A-604
SW VIEW
A-700
MULIFAMILY SIGNAGE PLAN
A-701
MULIFAMILY SIGNAGE PLAN
VIEWS
A-702
MULIFAMILY SIGNAGE PLAN
VIEWS
A-703
MULIFAMILY SIGNAGE PLAN
VIEWS
A305
0 Fto-:, iN.— NIDIA
AVENTURACITY CENTERC/�YM/�RES M/�RTIN.a CARDCARDONAi
5001 SW 74th Ct R 100, Miami. FL 33155 �m�i G?contacto@caymoresmartin.com sY2999 NE 191st St, Miami, FL 33180 669 5040 /FRED ARC'' zsi.oe oa oo
J SHEETA-000
CITYOF AVENTURA RESOLUTION NO. 2026-
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 HOTEL; (2) TO PERMIT DENSITY OF 58
DWELLING UNITS PER ACRE FOR A PROJECT PROVIDING HERO
HOUSING, WHERE THE CITY CODE PERMITS 25; (3) TO PERMIT
HEIGHTS UP TO 23 STORIES (266') FOR A RESIDENTIAL TOWER AND
13 STORIES (157') FOR A HOTEL, WHERE THE CITY CODE PERMITS
FOUR (4) STORIES (50'); AND (4) TO PERMIT MINIMUM FLOOR AREAS
OF 750 SQUARE FEET FOR ONE -BEDROOM UNITS AND 900 SQUARE
FEET FOR TWO -BEDROOM UNITS, WHERE THE MINIMUM
REQUIREMENT IS 900 SQUARE FEET AND 1,050 SQUARE FEET FOR
ONE AND TWO BEDROOMS RESPECTIVELY; FOR THE PROPERTY
LOCATED AT 2999 NE 199 STREET; PROVIDING FOR CONDITIONS OF
APPROVAL; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, pursuant to Chapter 31, "Land Development Regulation", Article VII,
Use Regulation, Section 31-145(b) "Town Center District (TC1)" of the City Code of
Ordinances, the applicant, Aventura 2999 LLC ("Applicant"), has applied to the City of
Aventura (the "City") for Conditional Use approval (Application No. CUP2604-0001)
related to the development of a mixed use project (the "Development") located at 2999
NE 191 Street, in the TC1 District, as legally described in Exhibit "A" (the "Property"); and
WHEREAS, pursuant to City Code Section 31-145(b)(3)r, the Applicant has
requested Conditional Use Approval to permit a hotel; and
WHEREAS, pursuant to City Code Section 31-145(b)(3)q, the Applicant has
requested Conditional Use Approval to permit a density of 58 dwelling units per acre for
a project providing Hero Housing, where the City Code permits 25; and
WHEREAS, pursuant to City Code Section 31-145(b)(3)e, the applicant has
requested Conditional Use Approval to permit heights up to 23 stories (266') on a
residential tower and up to 13 stories (157') on a hotel tower, where the City Code permits
4 stories (50'); and
WHEREAS, pursuant to City Code Section 31-145(b)(3)g, the Applicant has
requested Conditional Use Approval to allow floor areas of 750 square feet for one -
bedroom units and 900 square feet for two -bedroom units, where City Code requires
minimum floor areas of 900 square feet and 1,050 square feet respectively; and
WHEREAS, following proper notice, the City Commission has held a public
hearing as provided by law; and
City of Aventura Resolution No. 2026-
WHEREAS, the City Commission finds that the Application meets the criteria of
the applicable codes and ordinances, to the extent the Application is granted herein, and
it is in the best interest of the City to grant the request for Conditional Use Approval.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE
CITY OF AVENTURA, FLORIDA, THAT:
Section 1. The foregoing " WHEREAS" clauses are ratified and confirmed as
being true and correct and are made a specific part of this Resolution.
Section 2. The application for Conditional Use: (1) to permit a hotel; (2) to permit
densities of 58 dwelling units per acre for a project providing Hero Housing, where the
City Code permits 25; (3) to permit heights up to 23 stories (266') on a residential tower
and up to 13 stories (157') on a hotel tower, where the City Code permit 4 stories (50'),
and (4) to permit floor areas of 750 square feet for one -bedroom units and 900 square
feet for two -bedroom units, where City Code requires minimum floor areas of 900 square
feet and 1,050 square feet respectively for the Property, is hereby granted, subject to the
conditions set out in Section 3 of this Resolution.
Section 3. Approval of the application above is subject to the following conditions:
1. Building permits must be consistent with drawings signed and sealed on April 15,
2026, and attached in Exhibit #4, unless otherwise subsequently amended by an
administrative site plan approval. The referenced plans are being reviewed under
Administrative Site Plan Approval regulations, the TC-1 zoning district regulations,
and all other applicable regulations as provided within the City of Aventura Land
Development Regulations.
2. Ten (10) Hero Housing units, physical details of which are to be finalized prior to
site plan approval, and administration of which shall proceed pursuant to a HERO
Housing Agreement that shall be executed prior to first permit issuance. An
administrative fee of $1,000 per HERO Housing Unit proffered with the request for
conditional use approval — in this case $10,000 — shall be paid prior to site plan
approval.
3. Prior to receiving permits for any permanent structure, obtain Miami -Dade County
Schools' issuance of a finding that School Concurrency has been met and pay
applicable School Impact Fees.
Page 2 of 4
City of Aventura Resolution No. 2026-
4. A contribution of $1,200,000 to be used by the City to offset the impacts of the
development shall be provided in accordance with the following schedule:
$300,000 shall be paid at the time of issuance of the building permit for the
multifamily building, $300,000 shall be paid at the time of issuance of the building
permit for the hotel building, and $600,000 shall be paid at the time of issuance of
the first Certificate of Occupancy, temporary or otherwise, for the first building
completed within the development.
5. Transportation Demand Management: A shuttle to and from the Brightline Station
shall be established and maintained by the Development. Shuttle shall be
operational no later than 1 month after full certificate of occupancy issuance for
whichever building is completed first.
6. Non -vehicular Multi -use Path: Applicant shall fund the design and construction of
a non -vehicular multi -use path from ICON to West Country Club Drive within the
southernmost portion of the FDOT right-of-way along Lehman Causeway,
including the required barriers from the Lehman Causeway and the Aventura
Government Center.
7. Tree Preservation: Minimize the number of trees to be removed from the site or
find in -city location for transplants.
8. The preceding conditions are in addition to and not in lieu of impact fees.
Section 4. The City Manager is authorized to issue permits in accordance with the
approvals and conditions herein provided and to indicate such approvals and conditions
upon the records of the City.
Section 5. Issuance of this development order by the City of Aventura does not
in any way create any right on the part of an applicant to obtain a permit from a state or
federal agency and does not create any liability on the part of the City of Aventura for
issuance of the development order if the applicant fails to obtain requisite approvals or
fulfill the obligations imposed by a state or federal agency or undertakes actions that result
in a violation of state or federal law. All applicable state and federal permits must be
obtained before commencement of the development. This condition is included pursuant
to Section 166.033, Florida Statutes, as amended.
Section 6. This Resolution shall become effective immediately upon its adoption.
Page 3 of 4
City of Aventura Resolution No. 2026-
The foregoing Resolution was offered by Commissioner , who moved its
adoption. The motion was seconded by Commissioner , and upon being put to
a vote, the vote was as follows:
Commissioner Clifford B Ain
Commissioner Gustavo Blachman
Commissioner Amit Bloom
Commissioner Rachel S. Friedland
Commissioner Paul A. Kruss
Commissioner Cindy Orlinsky
Mayor Howard S. Weinberg
PASSED AND ADOPTED this 5t" day of May, 2026.
HOWARD S. WEINBERG, ESQ.
MAYOR
ATTEST:
ELLISA L. HORVATH, MMC
CITY CLERK
APPROVED AS TO LEGAL SUFFICIENCY:
ROBERT MEYERS
CITY ATTORNEY
WEISS SEROTA HELFMAN COLE + BIERMAN, P.L.
Page 4 of 4
EXHIBIT "A"
LEGAL DESCRIPTION
L1Kya01
A PORTION OF TRACT II OF FIFTH ADDITION BISCAYNE YACHT AND COUNTRY CLUB, ACCORDING TO THE PLAT
THEREOF, AS RECORDED IN PLAT BOOK 99, AT PAGE 20, OF THE PUBLIC RECORDS OF MIAM I - DADE COUNTY,
FLORIDA, DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTH WEST CORNER OF SAID TRACT II: THENCE N87"32'00"E ALONG THE NORTH LINE
OF SAID TRACT II FOR 334.64 FEET TO A POINT OF CURVE; THENCE NORTHEASTERLY ALONG THE ARC OF
SAID CURVE TO TH E LEFT HAVING A RADIUS OF 5829.58 FEET AND A CENTRAL ANGLE OF 00 " 42' 04"
FOR AN ARC DISTANCE OF 71.33 FEET TO A POINT ON THE ARC OF A CURVE TO THE NORTHEAST SAID
POINT BEARS S09"50'42"W FROM THE CENTER OF SAID CURVE; THENCE SOUTHEASTERLY ALONG THE ARC
OF SAID CURVE TO THE LEFT HAVIN G A RADIUS OF 1290.92 FEET AND A CENTRAL ANGLE OF 09 " 08'59" FOR
AN ARC DISTANCE OF 206. 15 FEET: THENCE N83"59'09" FOR 158.32 FEET TO A POINT; THENCE S02"27'24" FOR
157.27 FEET TO A POINT; THENCE N87"32'36"E FOR 125.00 FEET TO A POINT: THENCE S02" 27'24" FOR 56.00 FEET
TO A POINT ON THE SOUTH LINE OF SAID TRACT II ; THENCE S87"32'36"W ALONG THE SOUTH LINE OF SAID
TRACT II FOR 22 0.73 FEET; THENCE S87"32'36"W ALONG THE SOUTH LINE OF SAID TRACT II FOR 670.25
FEET TO THE SOUTHWEST CORNER OF SAID TRACT II; THENCE NO2"58'20"W ALONG THE WEST LINE OF SAID
TRACT II FOR 229.93 FEET TO THE POINT OF BEGINNING; LESS THE SOUTH 35 FEET OF THE WEST 70 FEET OF SAID
TRACT II CONVEYED TO MIAMI-DADE COUNTY FOR HIGHWAY RIGHT-OF-WAY,
TOGETHER WITH THE BENEFIT OF THE FOLLOWING:
EASEMENT FOR THE INSTALLA TION, OPERATION, MAINTENANCE, REPAIR AND/OR REPLACEMENT OF (A) SUB-
SURFACE PIPES, LINES AND CONDUITS TO PROVIDE REASONABLE QUANTITIES OF WATER, ELECTRICITY, GAS,
TELEPHONE SERV ICE, STORM WATER, DRAINAGE, SEWERAGE AND SANITATION FACILITIES, AND (B) A SURFACE
STORM DRAINAGE TO CARRY AWAY STORM DRAINAGE CREATED BY THAT CERTAIN NON- EXCLUSIVE MUTUAL
GRANT OF EASEMENT AND SANITARY LIFT STATION AGREEMENT FILED DECEMBER 24, 1984 AT OFFICIAL
RECORDS BOOK 12363, PAGE 1680, AS EXTEN DED AND MODIFIED BY THAT CERTAIN NON- EXCLUSIVE GRANT
OF EASEMENT AND SANITARY LIFT STATION AGREEMENT FILED FEBRUARY 28, 1986 IN OFFICIAL RECORDS BOOK
12805, PAGE 2214, SUBJECT TO THE TERMS AND PROVISIONS THEREOF.
PARCEL 2:
A PARCEL OF LAND IN SECTION 3, TOWNSHIP 52 SOUTH, RANGE 42 EAST, MIAMI-DADE COUNTY, FLORIDA, BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF THE RIGHT-OF-WAY OF STATE ROAD 852 AS RECORDED IN
OFFICIAL RECORDS BOOK 7001, AT PAGE 72 1, OF THE PUBLIC RECORDS OF MIAMI- DADE COUNTY, FLORIDA;
THENCE N87"32'00" E, 115.00 FEET TO THE POINT OF BEGINNING; THENCE NO2 " 28'00" W, 10 1.51 FEET TO AN
INTERSECTION WITH A NON- TANGENTIAL CURVE, CONCAVE TO THE NORTHEAST, HAVING A TANGENT
BEARING OF S66"27't6" E AND A RADIUS OF 1290.92 FEET; THENCE SOUTHEASTERLY FOR 308.64 FEET ALONG
SAID CURVE THROUGH A CENTRAL ANGLE OF 13°41'55"' TO AN INTERSECTION WITH A NON -TANGENTIAL
CURVE, CONCAVE TO THE NORTH, HAVING A TANGENT BEARING OF S86" 50'00" WANDA RADIUS OF 5829.58
FEET; THENCE WESTERLY FOR 71.21 FEET ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 00 " 42' 00";
THENCE S87"32'00" W, 219.64 FEET TO THE POINT OF BEGINNING
r
AVENTURA CITY CENTER
EXHIBIT 4
INDEX
A-000
COVER SHEET
A-001
ZONING DATA
A-101
SITE PLAN
A-102
CONTEXT PHOTOS
A-103
SOLAR STUDY
A-104
SITE CONTEXT
A-105
FAR DIAGRAM
A-106
URBAN CONNECTION
A-107
OPEN SPACE DIAGRAM
A-108
LOT COVERAGE DIAGRAM
A-200
GROUND FLOOR PLAN
A-201
2ND FLOOR- HOTEL
A-202
TYP. PARKING LEVEL(3RD-8TH)
A-203
AMENITIES FLOOR PLAN (9TH)
A-204
UNITS FLOOR PLAN (10TH -22RD)
A-300
SOUTH ELEVATION
A-301
WEST ELEVATION
A-302
NORTH ELEVATION
A-303
EAST ELEVATION
A-400
SITE PLAN DETAILS
A-500
RENDERINGS
A-501
RENDERINGS
A-502
RENDERINGS
A-503
SW STREET VIEW
A-600
SW VIEW
A-601
NW VIEW
A-602
NE VIEW
A-603
SE VIEW
A-604
SW VIEW
A-700
MULIFAMILY SIGNAGE PLAN
A-701
MULIFAMILY SIGNAGE PLAN
VIEWS
A-702
MULIFAMILY SIGNAGE PLAN
VIEWS
A-703
MULIFAMILY SIGNAGE PLAN
VIEWS
A305
0 Fto-:, iN.— NIDIA
AVENTURACITY CENTERC/�YM/�RES M/�RTIN.a CARDCARDONAi
5001 SW 74th Ct R 100, Miami. FL 33155 �m�i G?contacto@caymoresmartin.com sY2999 NE 191st St, Miami, FL 33180 669 5040 /FRED ARC'' zsi.oe oa oo
J SHEETA-000
CITY OF AVENTURA
OFFICE OF THE CITY MANAGER
MEMORANDUM
TO: City Commission
1 ;
FROM: Bryan Pegues, City Manager
BY: Keven R. Klopp, Community Development Director
DATE: May 1, 2026
SUBJECT: Request by Medical Offices of Uptown Aventura LLC for Variances to
Develop a Medical Office Building on Property Located at 21291 NE 28
Avenue (VAR2604-0001)
May 5, 2026 Local Planning Agency Meeting Agenda
May 5, 2026 City Commission Meeting Agenda
RECOMMENDATION
It is recommended that the City Commission approve the requested variances to facilitate
the development of a medical office building on property located at 21291 NE 28 Avenue.
THE REQUEST
The "Applicant", Medical Offices of Uptown Aventura LLC, is requesting a variance from
the City's Land Development Regulations (the "LDRs") Section 31-171(b)(8) to permit 356
parking spaces where 448 parking spaces are required; Section 31-144(f)(4)(d)3 to permit
a minimum landscaped open space of 24.5% where 33% is required, and a lot coverage
of 55.24% where a maximum of 40% is permitted, for the property identified with folio 28-
1234-001-0220, legally described in Exhibit "A". The applicant's Letter of Intent is
attached as Exhibit "1".
Section 31-171(b) of the LDRs establishes the off-street parking requirements for each
use and occupancy. Under subsection (8), medical office buildings must provide one
parking space per 300 square feet of gross floor area. Subsection (10) requires coffee
shops to provide one space per 200 square feet of gross floor area, and subsection (11)
requires retail stores to provide one space per 250 square feet of gross floor area.
The project includes 120,649 square feet of office space, 11,047 square feet of retail
space, and a 361-square-foot coffee shop, resulting in a total requirement of 448 parking
spaces. The Applicant is requesting a variance to calculate parking based on net floor
area, excluding accessory areas from the office square footage. Using the proposed
93,136 square feet of net office area, the office parking requirement would be reduced
from 402 spaces to 310, lowering the overall parking requirement to 356 spaces.
The property is zoned MO, Medical Office District; in this district, minimum landscaped
open space requirements are 33% of the total lot area. Based on this parameter, the
project should provide 23,449 square feet of landscaped open space. The project is
proposing approximately 17,400 square feet (24.5%) of open space, including pervious
walkways. The MO district permits a maximum lot coverage of 40%, equal to 28,423
square feet. Under the City's Green Building Program, the LDRs allow Conditional Use
approval for additional lot coverage if the project achieves a gold or platinum certification
and provides a green roof equivalent to the area of the requested increase. The project
was previously approved for 55.24 % lot coverage, equivalent to 39,250 square feet,
under Resolution 2015-69 through this program. The building is set to achieve Green
Building certification; however, because the new proposal does not include a green roof,
a variance is now requested.
In addition, the City Code establishes open space and lot coverage requirements based
on the gross lot area. This property, originally 1.63 gross acres, will be reduced to 1.36
acres after road dedications for public use facilities.
BACKGROUND
OWNER OF PROPERTY: RL Aventura Mob LLC
NAME OF APPLICANT Medical Offices of Uptown Aventura LLC
LOCATION OF PROPERTY 21291 NE 28 Avenue
Aventura, FL 33180
Folio: 28-1234-001-0220
See exhibit #2 for Location Map
SIZE OF PROPERTY 1.63 gross acres +/-
(+/- 1.36 net acre)
See exhibit #A for Legal Description
ANALYSIS
Zoning:
Subject Property
MO
Medical Office District
Properties to the North
MO
Medical Office District
Properties to the South
MO
Medical Office District
Properties to the East
MO
Medical Office District
Properties to the West
MO
Medical Office District
2
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
Vacant
Medical Offices - Hotel
Self -storage Facilities
Self -storage Facilities
Assisted Living Facilities
Business and Office
Business and Office
Business and Office
Business and Office
Business and Office
The Site - The site consists of a 71,177-square-foot (1.63-acre) parcel located on the
southeast corner of NE 213 Street and NE 27 Avenue. The south and east boundaries of
the property are bordering land developed with self -storage facilities.
The Project — The project proposes a 7-story building featuring more than 11,000 square
feet of ground -floor retail, a parking garage with 356 spaces on levels two through four,
and 93,136 square feet of office space on levels five through seven.
ANALYSIS
Consistency with Comprehensive Master Plan — The request will be consistent with
the City of Aventura Comprehensive Plan since medical offices and retail are allowed
uses within the Business and Office land use category.
Citizen Comments — Notices were mailed and the property was posted as required by
City Code. The Community Development Department has received no written citizen
comments to date.
Criteria
The guidelines for approval of variances as required by Section 31-76(e) of the City' s
Land Development Regulation state:
Standards of review. A variance shall be granted only where competent and substantial
evidence presented in the particular case shows that all of the following are met:
(1) The particular physical surroundings, shape, topographical condition, or
other physical or environmental condition of the specific property involved
would result in a particular hardship upon the owner, as distinguished from
a mere inconvenience, if the regulations were carried out literally.
3
The Applicant is dedicating portions, specifically on the north and west sides, of
the Property to the City. Because of these dedications, the Property area and
development footprint will be smaller than what was originally contemplated.
Additionally, the Property is more narrow than other parcels in the general vicinity.
(2) The conditions upon which the request for a variance is based are unique
to the parcel and would not be generally applicable to other property within
the vicinity.
As above, the Applicant's Property is the narrowest parcel in the surrounding area
that is contemplated for medical office use. As such, the variances would not be
generally applicable to other property within the vicinity.
(3) The alleged difficulty or hardship is not economic and has not been
deliberately created to establish a use or structure, which is not otherwise
consistent with the LDR.
The hardship is not economic and has not been deliberately created by the Applicant but
based on the Property's configuration and additional dedications.
(4) The granting of the variance will not be detrimental to the public welfare or
injurious to other property or improvements in the vicinity.
The granting of the variances will not be detrimental to the public welfare or
injurious to other property or improvements in the vicinity, rather, the granting of
the variances will effectuate the development of approximately 100,000 square
feet of offices that will have a positive impact on the public health and general
welfare of the community.
(5) The proposed variance will not substantially increase the congestion in the
public streets, or increase the danger of fire, or endanger the public safety,
or substantially diminish or impair property values within the vicinity.
The proposed variance aligns the parking count with actual daily visitation and does not
congest public streets, increase fire risk, endanger public safety, or negatively affect
nearby property values. Likewise, the Project's reduced landscape open space will not
diminish levels of service, increase fire danger, compromise public safety, or impair
property values in the surrounding area.
Based on this analysis, it is recommended that the request for variances be granted.
12
4
EXHIBIT "A"
LEGAL DESCRIPTION
A northwesterly portion of Lot 3, in Block 3, of MAP OF HALLANDALE, being Section 34, Township 51 South, Range 42 East, as
recorded in Plat Book "B", at Page 13, of be Public Records of Miami -Dade County, Florida; said northwesterly portion of Lot 3,
being more particularly described as follows:
BEGINNING at the Northwesterly corner of the aforesaid Lot 3, run South 01°15' 22" East, along the westerly line of said Lot 3, a
distance of 150.05 feet; thence run North 89' 57' 41" East, a distance of 475.00 feet to a point; thence run North 01*15' 22" West,
a distance of 149.73 feet to a point on the northerly line of the aforesaid Lot 3; thence run westerly along the northerly line of
aforesaid Lot 3 a distance of 475.00 feet to the POINT OF BEGINNING
19
4919-7369-5134
Docusign Envelope ID: A4DD6534-89BA-48FC-B46B-9B6C2DD2B08E
April 15, 2026
Mr. Keven Klopp
Community Development Director
City of Aventura
Government Center
19200 W. Country Club Drive, 4th Floor
Aventura, Florida 33180
Bilzin Sumberg
Brian S. Adler, Esq.
Tel 305-350-2351
Fax 305-351-2206
badler@bilzin.com
Medical Offices at Uptown Aventura LLC
21291 NE 28t" Avenue
Modification of Resolution, Conditional Use and Non -Use Variance Requests
Dear Mr. Klopp:
LETTER OF INTENT
The undersigned represents Medical Offices at Uptown Aventura LLC (the "Applicant"),
the Applicant and contract purchaser of the +/- 1.63 gross acre (+/- 1.36 net acre) parcel of land
located at 21291 NE 281" Avenue in the City of Aventura (the "City"), further identified by Miami -
Dade County (the "County") Property Appraiser Tax Folio No. 28-1234-001-0220 (the "Property").
The Applicant respectfully submits this formal letter of intent in support of their proposed
requests for: (1) Modification of the conditional use for floor area ratio approved under Resolution
No. 2015-69, to allow an FAR of 1.85 under the green building incentive standards under Section
14-114, where 1.06 is permitted. and to amend the site plan approved at public hearing, (2) Non -
Use Variance request from City Code Section 31-171(8) related to required parking to calculate
parking based on gross leasable rather than gross floor area, (3) Non -Use Variance from City
Code Section 31-144(f)(4)(d) related to minimum landscaped open space, a (4) Non -Use
Variance from City Code Section 31-144(f)(4)(a) to permit a lot coverage of 55.24% where 40%
is permitted'; and (5) Conditional Use Approval pursuant to Section 31-144(f)(2)(d) to allow retail
uses not to exceed fifteen percent (15%) as part of a non-residential development (the
"Applications"). For your convenience, the approximate boundaries and location of the Property
are outlined below in green:
1 Resolution 2015-69 granted conditional use for a lot coverage of 55.24% where 40% is permitted using the bonus standards for
a green roof and/or green roof amenities pursuant to City Code Section 14-11 5(11)(iii). However, as the revised plans are reducing
the proposed development foam 11 stories to 7 stories, the green roof is not being provided. However, the same footprint and lot
coverage as approved in the 2015 resolution are being proposed as part of the new development.
Bilzin Suinberg Baena Price & Axelrod LLP 11450 Brickell Avenue, 23rd Floor, Miami, Florida 33131-3456
Tel 305.374.7580 1 Fax 305.374.7593 1 bilzin.com
Docusign Envelope ID: A4DD6534-89BA-48FC-B46B-9B6C2DD2B08E
Letter of Intent
April 15, 2026
Page 2
I. Proposed Development Plan
Bilzin Sumberg
The Applicant seeks to develop the Property with a seven (7) story state-of-the-art facility
consisting of a 130,729 gross square foot/104,544 leasable square foot office space with ancillary
retail and a coffee shop, and 135,752 square feet of parking, for a total of 266,481 square feet
(the "Project") pursuant to the enclosed plans prepared by Caymares Martin Architectural &
Engineering Design (the "2026 Site Plan").
On November 3, 2015, the City Commission issued Resolution No. 2015-69, granting
Conditional Use Approva12 to effectuate the development of an eleven (11) story office facility
totaling a footprint of approximately 367,267 SF (the "2015 Site Plan"). The Applicant now seeks
to modify Resolution No. 2015-69 to reflect the development proposed in the 2026 Site Plan,
which lowers the office building from eleven (11) to seven (7) stories,with limited ground floor
retail and a restaurant/cafe, and reduces the overall square footage by over 27%, but in the same
footprint of the original building.
The Applicant's proposal is less impactful than the development depicted in the 2015 Site
Plan while still providing the City with comparable offices. This proposal is consistent with the
objectives and policies outlined in Future Land Use Element of the City's Comprehensive Plan,
specifically Policy 11.1, which states that the City "shall facilitate redevelopment of substandard
or underdeveloped areas to... promote energy conservation."
The original Site Plan was never developed but remains active. However, construction
initially commenced, the site went into bankruptcy and foreclosure, and rebar remains on the site
for several years. The 2026 Site Plan reduces the square building height and square footage with
an aesthetically pleasing and well thought out development plan, and provides the opportunity to
convert the existing construction zone into a beautiful development that will provide employment
and services to the area.
2 Resolution 2015-69 granted conditional use approval for a lot coverage of 55.24% where 40% is permitted, and to
allow a Floor Area Ratio of 2.0 where 1.50 was permitted.
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Letter of Intent
April 15, 2026
Page 3
Bilzin Sumberg
For your convenience, the below legend highlights the difference between the 2015 Site
Plan and the 2026 Site Plan:
BUILDING FLOOR AREA TABULATION
BUILDING FLOOR AREA TABULATION
APPROVED
PROPOSED
FLOOR LEVEL.
BLDG FLOOR
AREA - (SF)
OFFICE SPACES
GROSS FLOOR
AREA - (SF}
PARKING
GROSS FLOOR
AREA - (SF)
GREEN
AREA - (SF)
ON 517E
PARKING
SPACES
BLDG FLOOR
AREA -(SF)
OFFICE SPACES
GROSS FLOOR
AREA -(SE)
PARKING
GROSS FLOOR
AREA -(SF)
GREEN
AREA I OPEN
SPACE - (SF)
ON SITE
PARKING
SPACES
1 ST LEVEL RWND FLOOR)
11,576
5,791
20,480
13,838
39
17,060
IU47
19.447
18,749
43
2ND FLOOR LEVEL
8.762
7,020
22,212
41
733
0
37 865
103
3RD FLOOR LEVEL
620
37 612
97
733
0
37.865
103
4TH FLOOR LEVEL
620
37.612
97
733
0
40,575
197
5TH FLOOR LEVEL
620
37,612
97
37,197
31 069
6TH FLOOR LEVEL
62D
37,612
97
37.126
31 D55
7TH FLOOR LEVEL
620
87,612
73
37 147
31,012
'31"FLOOR LEVEL
29842
25257
0
8148
0
WA ROOF
9TH FLOOR LEVEL
29 500
25257
0
1 0
1 DTH FLOOR LEVEL
29842
25257
0
1 0
11TH FLOOR LEVEL
29500
25257
0
0
am
ROOF LEVEL
WA
WA
513W
j7
142112
113039
2251551
FA
1
1 7,92
100.0046
8D.11 %
1 _A _A _l
We are pleased to present the proposed updated development to the City to transform
this vacant and historically underutilized parcel into a development that serves the needs of the
City's rapidly growing population.
II. Land Use and Zoning Analysis
The Property is designated "Business and Office" under the City's Comprehensive Future
Land Use Map as reflected below. The Business and Office designation specifically includes retail
professional services, commercial and professional offices and medical buildings.
For your convenience, the Property is depicted below in green:
BROWARD_COUNTY
I`TVI DADS COUNTY
Or �z r
4
I W� �!`
- Town Center _ Medium -High Density
Residential
Parks and Recreation
The Property is zoned Medical Office ("MO") on the City's Official Zoning Map as reflected
in green below. The MO zoning district similarly permits business, professional and
medical offices and other uses supporting the medical profession associated with the hospital.
This zoning district, per City Code Section 31-144(f), may apply to land designated "Business
and Office" on the City's Future Land Use Map.
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City Code Section 31-144(f)(1) outlines the permitted uses in the City's MO zoning district.
Business/professional offices, medical laboratories, dental and medical offices, and restaurants
are permitted uses in the MO zoning district. Retail uses not exceeding 15% gross floor area is
permitted in the district through conditional use approval. The Applicant is proposing a conditional
use to allow ground floor retail of approximately 8.5%, less than the 15% authorized under the
code for conditional use approval as ancillary retail.
BROWARD COUNTY
MIAMI DADS COUNTY
III. Requests
N�-� E 214TH TER 13'2;
In order to effectuate the Applicant's proposal in accordance with the development
intentions outlined in the City's Comprehensive Plan and land development regulations outlined
in the Code, the Applicant respectfully makes the following requests to the City Commission:
(i) Approval of an Amendment to Condition 1 of Resolution No. 2015-69 to replace the
referenced 11-story site plan with the new proposed 7-story site plan,
(ii) Modification Conditional Use Approval granted pursuant to Resolution No. 2015-69
to allow a an FAR of 1.85 where 1.06 is permitted,
(iii) Conditional Use Approval to allow less than 15% gross interior square footage as
retail pursuant to City Code Section 31-144(f)(2)(d),
(iv) Approval of a Non -Use Variance to permit 356 parking spaces where 448 parking
spaces are required pursuant to City Code Section 31-171(8). Specifically, the
Applicant seeks to calculate the required parking spaces using the Gross Leasable
Area, rather than the total Gross Floor Area of the entire development provided under
the Code, thus eliminating parking for back of house, storage, and the lobby area,
(v) Approval of a Non -Use Variance of the City's minimum landscaped open space
requirements to permit 24.5% of the Property's total lot area to be landscaped open
space, where 33% is required pursuant to City Code Section 31-144(f)(4)(d), and
(vi) Approval of a Variance to permit a lot coverage of 55.24% where 40% is permitted
pursuant to City Code Section 31-144(f)(4)(d)(3).
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Letter of Intent
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Page 5
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IV. Justification for the Amendment of Resolution No. 2015-69 and Modification of
Conditional Use
The proposed amendment to the site plan, the conditional use for the minor addition of
accessory retail, and the minor modification of the FAR conditional use, which remains under City
Code Section 14-114's maximum FAR of 2.0, require City Commission approval pursuant to City
Code -Section 31-73(c), which outlines the City's general standards of review for the granting of
conditional use approvals. The Project satisfies these standards as outlined below:
(1) The proposed use shall be consistent with the Comprehensive Plan;
o The proposed use is consistent with the City's Comprehensive Plan, as it facilitates the
redevelopment of an underutilized and vacant parcel in a manner that is consistent with
Policy 11.1 of the Comprehensive Plan. As discussed above, the office use is specifically
permitted in "Business and Office" designated lands pursuant to the City Comprehensive
Plan's Land Use Element. Further, commercial/retail is one of the main identified
commercial uses permitted in the district. Further, while the building is in the Medical Office
zoning district, for all intents and purposes, it is not part of a medical campus, and if
reviewed as a standalone office building in the B2 district, retail would be a permitted use.
The only outright retail prohibition in the MO district is standalone retail which is not what
is proposed.
(2) The establishment, maintenance or operation of the proposed use shall not be
detrimental to or endanger the public health, safety, or general welfare, -
The implementation of the proposed office use would have a positive impact on the public
health and general welfare of the community, as over 100,000 SF of office space would
be an important additional health resource for City residents. Further, the proposed plan
represents a reduction in height, FAR and square footage over what is approved on site.
(3) The proposed use shall be consistent with the community character of the immediate
neighborhood of the proposed use;
o The majority of the surrounding neighborhood, as depicted on the above maps, is
designated for "Business and Office" and is zoned MO. The Applicant's proposal is
consistent with the planning intentions of the City, and is already approved at a larger
scale and therefore inherently consistent with the neighboring use.
(4) Utilities, roadway capacity, drainage, and other necessary public facilities, including
police, fire and emergency services, shall exist at the City's adopted levels of service,
or will be available concurrent with demand as provided for in the requirements of
these LDRs;
o Resolution No. 2015-69 granted Conditional Use approval for a proposed development
that was more impactful than the Applicant's current proposed development. The current
Project, contains 100,000 less square feet and reduces the height by four stories, would
not impose the same demand on City services as the currently approved project under
Resolution No. 2015-69.
(5) Adequate measures exist or shall be taken to provide ingress and egress to the
proposed use in a manner that minimizes traffic congestion in the public streets;
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Letter of Intent
April Page 2026
6Bilzin Sumberg
o Ingress and egress to the Property will be nearly identical to the 2015 Site Plan approved
under Resolution No. 2015-69.
(6) The establishment of the conditional use shall not impede the development of
surrounding properties for uses permitted in the zoning district, and
o As previously determined, the establishment of the conditional use will not impede the
development of surrounding properties, and is lower in height and impact than previously
approved.
(7) The design of the proposed use shall minimize adverse effects, including visual
impacts, of the proposed use on adjacent property through the use of building
orientation, setbacks, buffers, landscaping and other design criteria.
o The Applicant seeks to provide the City with nearly the same design and building
orientation as previously approved under Resolution No. 2015-69, but with a tower heiaht.
V. Justification for the Non -Use Variance Approval
The Applicant is seeking (1) a Non -Use Variance from City Code Section 31-171(8) to
permit the Project's required parking to be calculated based on the Gross Leasable Area, rather
than the total Gross Floor Area of the proposed development, and (2) a Non -Use Variance from
City Code Section 31-144(f)(4)(d) related to landscaped open space and lot coverage.
a. Parking
City Code Section 31-171(b)(8) provides that business, professional and medical offices
each require one (1) parking space per 300 square feet of gross floor area. City Code Section 31-
21 defines Gross Floor Area as "the floor area inside of the exterior walls including elevators, stair
wells, common corridors, trash rooms, common lobbies, common rest rooms, meter rooms and
ancillary power equipment rooms." The Applicant respectfully requests a parking reduction that
accounts solely for the Gross Floor Area of the proposed office spaces, rather than the exterior
walls including elevators, stair wells, common corridors, trash rooms, common lobbies, common
restrooms, meter rooms and ancillary power equipment rooms. This request is being made as a
result of the Applicant's commitment to dedicate portions of the Property abutting NE 2131" Street
to the north and NE 27t" Avenue to the west. As a result of this commitment, which has lessened
the total lot area of the Property and impacted the total Gross Floor Area of the Project, the
Applicant is seeking relief from the City in order to effectuate the development of the Project,
which serves an important City and Countywide demand. Importantly, the City Code affords the
ability for administrative parking reductions as those outlined above.
City Code Section 31-144(f)(4)(d) outlines the City's landscape open space requirements
for proposed developments in the MO zoning district. As discussed above, the Applicant is
dedicating portions of the Property abutting NE 213th Street and NE 27t" Avenue. As a result of
these dedications, the total lot area of the Property is being decreased which creates a hardship
in meeting the City's landscaped open space requirements. As such, the Applicant is seeking a
non-use variance from requirements outlined in City Code Section 31-144(f)(4)(d) to effectuate
the development of the Project while maintaining compliance with the City's land development
regulations. Additionally, Section 31-76(i) of the City Code specifically contemplates
administrative variances for parking where the variance is a result of the dedication of private
property to the City. Given the variance and the application proceeding as a whole, the variance
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request is being presented to the City Commission with the remainder of the other requests to
consider the application and variance as a whole.
b. Landscaped Open Space
Regarding landscaped open space, the Applicant is seeking a variance to allow 24.5%
landscaped open space where 33% is required under the City Code. It is important to note that
similar standalone office buildings in the B2 district do not have express open space requirements,
and the OP, Office Park district, which contemplates similar office buildings, carries a 22% open
space requirement, which the proposed development exceeds by approximately 11 % of the
required open space. In contrast, the MO district, where the property is located, provides for a
33% open space, which is more easily accommodated on larger parcels or medical campus style
properties rather than 1.63-acre parcel with dedications.
The proposed landscaping is nicely apportioned, and while the approved site plan satisfied
the landscape requirements, it was able to achieve it with rooftop landscaping which is not
proposed as part of the redesigned building which seeks to lower the height and impact of the
proposed development.
City Code Section 31-76(e) outlines the City's general standards of review for the granting
of Non -Use Variances. The Project satisfies these standards in the following manner:
(1) The particular physical surroundings, shape, topographical condition, or other
physical or environmental condition of the specific property involved would result in a
particular hardship upon the owner, as distinguished from a mere inconvenience, if the
regulations were carried out literally.
o The Applicant is dedicating portions, specifically on the north and west sides, of the
Property to the City. Because of these dedications, the Property area and development
footprint will be smaller than what was originally contemplated. Additionally, the Property
is more narrow than other parcels in the general vicinity. For example, the three (3) parcels
of land to the Property's north average a lot depth of approximately 215', and the parcel
of land to the west has a lot depth of approximately 415'. The Applicant's corner Property,
with only 115' of lot depth including the dedicated area, cannot provide the amount of
parking required under the Code, as the garage is not able to accommodate two double
rows of parking.
(2) The conditions upon which the request for a variance is based are unique to the parcel
and would not be generally applicable to other property within the vicinity.
o As above, the Applicant's Property is the narrowest parcel in the surrounding area that is
contemplated for medical office use. As such, the variances would not be generally
applicable to other property within the vicinity.
(3) The alleged difficulty or hardship is not economic and has not been deliberately created
to establish a use or structure which is not otherwise consistent with the LDR.
o The hardship is not economic and has not been deliberately created by the Applicant but
based on the Property's configuration and additional dedications.
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(4) The granting of the variances will not be detrimental to the public welfare or injurious
to other property or improvements in the vicinity.
o The granting of the variances will not be detrimental to the public welfare or injurious to
other property or improvements in the vicinity, rather, the granting of the variances will
effectuate the development of over 100,000 SF offices that will have a positive impact on
the public health and general welfare of the community. Further, the variance is based on
the actual uses rather than the back of house or lobby area. Finally, many of the occupants
will use the restaurant and retail, without triggering additional parking needs for standalone
trips.
(5) The proposed variance will not substantially increase the congestion in the public
streets, or increase the danger of fire, or endanger the public safety, or substantially
diminish or impair property values within the vicinity.
o The Project's proposed parking calculation accounts for the actual parking spaces
generated by leasable space of the office use, rather than spaces generated by elevators,
stair wells, common corridors, trash rooms, common lobbies, common restrooms, meter
rooms and ancillary power equipment rooms. As such, the proposed variance supports a
parking count that accurately reflects daily visitation to the Property, and does not congest
the public streets, or increase the danger of fire, or endanger the public safety, or
substantially diminish or impair property values within the vicinity.
o The Project's proposed landscape open space reduction of approximately eight (8)
percentage points is not a reduction that would correlate to a decrease in the levels of
service related to public streets, or increase the danger of fire, or endanger the public
safety, or substantially diminish or impair property values within the vicinity.
Based upon the foregoing, we respectfully request approval of the above requests. Thank
you for your review of the foregoing. Should you have any questions, please do not hesitate to
contact me at (305) 350-2351.
Very truly yours,
Brian S. Adler
AM
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LOCATION MAP
EXHIBIT #: 2
C j 21291 NE
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_ Aventura Municipal Boundary
-3: 0
DATE: 03/03/2026
AGENDA ITEM(S):
City File No.: CUP2604-0002
VAR2604-0001
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NE 211TH ST
NE 214TH TER
0 120 240 480 Feet
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0 0.25 0.5 1 Miles
N I I I I I I I I
CITY OF AVENTURA RESOLUTION NO. 2026-
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF
AVENTURA, FLORIDA, GRANTING VARIANCES FROM THE CITY'S
LAND DEVELOPMENT REGULATIONS SECTION 31-171(B)(8) TO
PERMIT 356 PARKING SPACES WHERE 448 PARKING SPACES ARE
REQUIRED; SECTION 31-144(F)(4)(D)3 TO PERMIT A MINIMUM
LANDSCAPED OPEN SPACE OF 24.5% WHERE 33% IS REQUIRED
AND A LOT COVERAGE OF 55.24% WHERE A MAXIMUM OF 40% IS
PERMITTED, FOR THE PROPERTY LOCATED AT 21291 NE 28
AVENUE; PROVIDING FOR IMPLEMENTATION; AND PROVIDING FOR
AN EFFECTIVE DATE.
WHEREAS, the applicant, Medical Offices of Uptown Aventura LLC (the
"Applicant"), through Application No. VAR2604-0001 ("Application"), is requesting a
variance from Section 31-171(b)(8) to permit 356 parking where 448 parking spaces are
required; and
WHEREAS, the Applicant, through the same Application, is requesting a variance
from Section 31-144(f)(4)(d)3 to permit: (1) a minimum landscaped open space of 24.5%
where 33% is required and (2) a lot coverage of 55.24% where a maximum of 40% is
permitted; and
WHEREAS, following proper notice, the City Commission held a public hearing as
provided by law; and
WHEREAS, the City Commission finds that the Application meets the criteria of
the applicable codes and ordinances, to the extent the Application is granted herein.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE
CITY OF AVENTURA, FLORIDA, THAT:
Section 1. Application for variance from Section 31-171(b)(8) to permit 356
parking spaces where 448 are required and variance from Section 31-144(f)(4)(d)3 to
permit: (1) a minimum landscaped open space of 24.5% where 33% is required, and (2)
a lot coverage of 55.24% where a maximum of 40% is permitted, to facilitate the
development of the Property legally described in Exhibit "A", is hereby granted.
Section 2. The City Manager is authorized to cause the issuance of permits in
accordance with the approvals and conditions herein provided and to indicate such
approvals and conditions upon the records of the City.
Section 3. Issuance of this development order by the City of Aventura does not in
any way create any right on the part of an applicant to obtain a permit from a state or
City of Aventura Resolution No. 2026-_
federal agency and does not create any liability on the part of the City of Aventura for
issuance of the development order if the applicant fails to obtain requisite approvals or
fulfill the obligations imposed by a state or federal agency or undertakes actions that result
in a violation of state or federal law. All applicable state and federal permits must be
obtained before commencement of the development. This condition is included pursuant
to Section 166.033, Florida Statutes, as amended.
Section 4. This Resolution shall become effective immediately upon its adoption.
The foregoing Resolution was offered by Commissioner , who moved its
adoption. The motion was seconded by Commissioner and upon being put to
a vote, the vote was as follows:
Commissioner Clifford B Ain
Commissioner Gustavo Blachman
Commissioner Amit Bloom
Commissioner Rachel S. Friedland
Commissioner Paul A. Kruss
Commissioner Cindy Orlinsky
Mayor Howard S. Weinberg
PASSED AND ADOPTED this 5t" day of May, 2026.
ATTEST:
ELLISA L. HORVATH, MMC
CITY CLERK
APPROVED AS TO LEGAL SUFFICIENCY:
ROBERT MEYERS
CITY ATTORNEY
WEISS SEROTA HELFMAN COLE + BIERMAN, P.L.
HOWARD S. WEINBERG, ESQ.
MAYOR
Page 2 of 2
4
EXHIBIT "A"
LEGAL DESCRIPTION
A northwesterly portion of Lot 3, in Block 3, of MAP OF HALLANDALE, being Section 34, Township 51 South, Range 42 East, as
recorded in Plat Book "B", at Page 13, of be Public Records of Miami -Dade County, Florida; said northwesterly portion of Lot 3,
being more particularly described as follows:
BEGINNING at the Northwesterly corner of the aforesaid Lot 3, run South 01°15' 22" East, along the westerly line of said Lot 3, a
distance of 150.05 feet; thence run North 89' 57' 41" East, a distance of 475.00 feet to a point; thence run North 01*15' 22" West,
a distance of 149.73 feet to a point on the northerly line of the aforesaid Lot 3; thence run westerly along the northerly line of
aforesaid Lot 3 a distance of 475.00 feet to the POINT OF BEGINNING
19
4919-7369-5134
CITY OF AVENTURA
OFFICE OF THE CITY MANAGER
MEMORANDUM
TO: City Commission
FROM: Bryan Pegues, City Manager
BY: Keven R. Klopp, Community Development Director
DATE: May 1, 2026
SUBJECT: Request by Medical Offices at Uptown Aventura LLC for Conditional
Use Approvals to Allow the Development of a Medical Office Building
on Property Located at 21291 NE 28 Avenue (CUP2604-0002)
May 5, 2026 Local Planning Agency Meeting Agenda
May 5, 2026 City Commission Meeting Agenda
RECOMMENDATION
It is recommended that the City Commission approve the requested Conditional Use
application to facilitate the development of a medical office building on property located
at 21291 NE 28 Avenue.
THE REQUEST
The Applicant, Medical Offices of Uptown Aventura LLC, is requesting approval of two
amendments to a previously granted Conditional Use, along with one new Conditional
Use request. First, pursuant to Section 31-73(f)(1) of the Land Development Regulations,
the Applicant seeks to amend Condition 1 of Resolution No. 2015-69 to replace the
previously approved 11-story site plan with the newly proposed 7-story site plan listed as
Exhibit #4. Second, the Applicant requests a modification to the Conditional Use Approval
under Section 31-144(f)(2)1 to allow a Floor Area Ratio (FAR) of 1.85 for buildings that
achieve Gold or Platinum certification under the City's Green Building Program, where an
FAR of 1.06 is otherwise permitted. Additionally, the Applicant is seeking a new
Conditional Use Approval pursuant to Section 31-144(f)(2)(d) to allow retail uses not to
exceed fifteen percent (15%) of the total gross interior square footage of the building as
part of the non-residential development. The subject property is identified with folio
number 28-1234-001-0220 and is legally described in Exhibit A. The Applicant's Letter of
Intent is provided as Exhibit #2.
BACKGROUND
OWNER OF PROPERTY:
NAME OF APPLICANT
LOCATION OF PROPERTY
SIZE OF PROPERTY
THE PROJECT
RL Aventura Mob LLC
Medical Offices of Uptown Aventura LLC
PA�N4%S■►1a 1181:1F-11 i7 _
Aventura, FL 33180
Folio: 28-1234-001-0220
See exhibit #3 for Location Map
1.63 gross acres +/-
(+/- 1.36 net acre)
See exhibit #A for Legal Description
The subject property consists of a 71,177-square-foot (1.63-acre) parcel located on the
southeast corner of NE 213 Street and NE 28 Avenue. The south and east boundaries of
the property are bordering land developed with self -storage facilities. The property began
limited foundation work in 2021 in anticipation of a site approval that was in its final stages
of approval. The work stalled due to bankruptcy and foreclosure, leaving exposed rebar
on the site for several years.
The new proposal includes a 7-story building featuring more than 11,000 square feet of
ground -floor retail, a parking garage with 356 spaces on levels two through four, and
93,136 square feet of office space on levels five through seven.
In conjunction with this request, the Applicant is seeking variances for reduced open
space, reduced parking, and increased lot coverage. The next step in the review process
will require submission of an application for a Major Modification to the Administrative Site
Plan Approval (ASPA).
The applicant has agreed to make a level of parking in the development available for up
to 6 school -related evening events per year, details to be finalized prior to permitting.
ANALYSIS
Zoning:
Subject Property
Properties to the North
Properties to the South
Properties to the East
Properties to the West
MO
Medical Office District
MO
Medical Office District
MO
Medical Office District
MO
Medical Office District
MO
Medical Office District
2
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
Vacant
Medical Offices - Hotel
Self -storage Facilities
Self -storage Facilities
Assisted Living Facilities
Business and Office
Business and Office
Business and Office
Business and Office
Business and Office
Access — The site is accessible via the intersection of NE 213 Street and NE 28 Avenue.
Standards for Review - The following is staff's evaluation of the proposed use using the
criteria for approval of conditional uses found in Section 31-73(c) of the City's Land
Development Regulations.
1. The proposed use shall be consistent with the Comprehensive Plan.
The proposed use is consistent with the City's Comprehensive Plan, as it facilitates
the redevelopment of an underutilized and vacant parcel in a manner that is consistent
with Policy 11.1 of the Future Land Use Element of the Comprehensive Plan. The
office use is specifically permitted in "Business and Office" designated lands pursuant
to the City Comprehensive Plan's Land Use Element.
2. The establishment, maintenance or operation of the proposed use shall not be
detrimental to or endanger the public health, safety or general welfare.
The establishment, maintenance and operation of the proposed use will not be
detrimental to or endanger the public health, safety or general welfare. The
implementation of the proposed office use would have a positive impact on the public
health and general welfare of the community, as over 90,000 SF of office space would
be an important additional health resource for City residents.
3. The proposed use shall be consistent with the community character of the immediate
neighborhood of the proposed use.
The majority of the surrounding neighborhood is designated for "Business and Office"
and is zoned MO. The Applicant's proposal is consistent with the planning intentions
of the City, and is already approved at a larger scale and therefore inherently
consistent with the neighboring use.
3
4. Utilities, roadway capacity, drainage and other necessary public facilities, including
police, fire and emergency services shall exist at the City's adopted levels of service
or will be available concurrent with demand as provided for in the requirement of these
LDR's.
City public facilities and services will continue to operate within the required levels of
service once the development is completed.
5. Adequate measures exist or shall be taken to provide ingress and egress to the
proposed use in a manner that minimizes traffic congestion in the public streets.
Per Resolution 2015-69, the Applicant is required to complete all roadway
improvements adjacent to the Property enhancing the traffic circulation in the public
streets as well as the ingress and egress to the site.
6. The establishment of the conditional use shall not impede the development of
surrounding properties for uses permitted in the zoning district.
The conditional use will not have any detrimental effect on the ability of surrounding
properties to develop with uses permitted in their zoning districts.
7. The design of the proposed use shall minimize adverse effects, including visual
impacts of the proposed use on adjacent property through the use of building
orientation, setbacks, buffers, landscaping and other design criteria.
The proposed structure is designed to enhance the building's facade along the public
streets and provide ground floor retail and landscaping, complementing the design
elements of the new developments to the north.
Public Hearing Notice - Notice of this public hearing has been published, posted and
mailed in accordance with Section 31-71(e) of the City Code.
12
RECOMMENDED CONDITIONS OF APPROVAL:
1. Plans submitted for approval must be consistent with those signed and sealed
on April 10, 2026, as listed on Exhibit #1.
2. Prior to issuance of a building permit by the City for the proposed development,
the applicant shall:
(i) enter into and record in the Public Records of Miami -Dade County,
at its expense, and in form satisfactory to the City Manager and City
Attorney, the Agreement and Covenant in fulfillment of all
requirements of the City's Green Building Program; and
(ii) provide to the City a performance bond or other security approved
by the City Manager and City Attorney in the amount of 5% of
building construction costs as approved by the City's Building Official
to guarantee attainment of the Gold or Platinum Green Building
Certification.
iii) Record in the Public Records of Miami- Dade County, at its expense,
in a form satisfactory to the City Manager and City Attorney, a right
of way deed to the City for the road widenings on NE 28 Avenue and
on NE 213 Street pursuant to City of Aventura Resolution No. 2015-
69.
iv) Enter into an agreement with the City whereby parking spaces at the
Development will be made available to the City during evening hours
for up to 6 charter school related events per year. Parking to be
made available shall not exceed 1 level of parking. The referenced
agreement shall set forth liability terms and conditions.
3. Prior to issuance of a Certificate of Occupancy or Temporary Certificate of
Occupancy, the applicant shall complete all roadway improvements on NE 28
Avenue and NE 213 Street consistent with the Aventura Eco Offices civil set
prepared by Fortin, Leavy, Skiles, dated 08/20/20, revised on 05/24/21, and
attached as Exhibit #4, unless otherwise subsequently amended by an
administrative site plan approval to the satisfaction of the City Manager
pursuant City of Aventura Resolution No. 2015- 69.
5
4
EXHIBIT "A"
LEGAL DESCRIPTION
A northwesterly portion of Lot 3, in Block 3, of MAP OF HALLANDALE, being Section 34, Township 51 South, Range 42 East, as
recorded in Plat Book "B", at Page 13, of be Public Records of Miami -Dade County, Florida; said northwesterly portion of Lot 3,
being more particularly described as follows:
BEGINNING at the Northwesterly corner of the aforesaid Lot 3, run South 01°15' 22" East, along the westerly line of said Lot 3, a
distance of 150.05 feet; thence run North 89' 57' 41" East, a distance of 475.00 feet to a point; thence run North 01*15' 22" West,
a distance of 149.73 feet to a point on the northerly line of the aforesaid Lot 3; thence run westerly along the northerly line of
aforesaid Lot 3 a distance of 475.00 feet to the POINT OF BEGINNING
19
4919-7369-5134
AVENTURA OFFICE
21291 NE 28 TH AVENUE, CITY OF AVENTURA,
MIAMI—DADE COUNTY, FLORIDA.
ARCHITECT:
CAYMARES MARTIN
ARCHITECTURE & ENGINEERING
DESIGN, INC.
5001 SW 74TH COURT, SUITE 100
MIAMI, FL 33155
TEL. 305-669-5040
w w.caymaresmartin.com
ARCH. NIDIA CARDONA, LIC#AR
92468
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Docusign Envelope ID: A4DD6534-89BA-48FC-B46B-9B6C2DD2B08E
April 15, 2026
Mr. Keven Klopp
Community Development Director
City of Aventura
Government Center
19200 W. Country Club Drive, 4th Floor
Aventura, Florida 33180
Bilzin Sumberg
Brian S. Adler, Esq.
Tel 305-350-2351
Fax 305-351-2206
badler@bilzin.com
Medical Offices at Uptown Aventura LLC
21291 NE 28t" Avenue
Modification of Resolution, Conditional Use and Non -Use Variance Requests
Dear Mr. Klopp:
LETTER OF INTENT
The undersigned represents Medical Offices at Uptown Aventura LLC (the "Applicant"),
the Applicant and contract purchaser of the +/- 1.63 gross acre (+/- 1.36 net acre) parcel of land
located at 21291 NE 281" Avenue in the City of Aventura (the "City"), further identified by Miami -
Dade County (the "County") Property Appraiser Tax Folio No. 28-1234-001-0220 (the "Property").
The Applicant respectfully submits this formal letter of intent in support of their proposed
requests for: (1) Modification of the conditional use for floor area ratio approved under Resolution
No. 2015-69, to allow an FAR of 1.85 under the green building incentive standards under Section
14-114, where 1.06 is permitted. and to amend the site plan approved at public hearing, (2) Non -
Use Variance request from City Code Section 31-171(8) related to required parking to calculate
parking based on gross leasable rather than gross floor area, (3) Non -Use Variance from City
Code Section 31-144(f)(4)(d) related to minimum landscaped open space, a (4) Non -Use
Variance from City Code Section 31-144(f)(4)(a) to permit a lot coverage of 55.24% where 40%
is permitted'; and (5) Conditional Use Approval pursuant to Section 31-144(f)(2)(d) to allow retail
uses not to exceed fifteen percent (15%) as part of a non-residential development (the
"Applications"). For your convenience, the approximate boundaries and location of the Property
are outlined below in green:
1 Resolution 2015-69 granted conditional use for a lot coverage of 55.24% where 40% is permitted using the bonus standards for
a green roof and/or green roof amenities pursuant to City Code Section 14-11 5(11)(iii). However, as the revised plans are reducing
the proposed development foam 11 stories to 7 stories, the green roof is not being provided. However, the same footprint and lot
coverage as approved in the 2015 resolution are being proposed as part of the new development.
Bilzin Suinberg Baena Price & Axelrod LLP 11450 Brickell Avenue, 23rd Floor, Miami, Florida 33131-3456
Tel 305.374.7580 1 Fax 305.374.7593 1 bilzin.com
Docusign Envelope ID: A4DD6534-89BA-48FC-B46B-9B6C2DD2B08E
Letter of Intent
April 15, 2026
Page 2
I. Proposed Development Plan
Bilzin Sumberg
The Applicant seeks to develop the Property with a seven (7) story state-of-the-art facility
consisting of a 130,729 gross square foot/104,544 leasable square foot office space with ancillary
retail and a coffee shop, and 135,752 square feet of parking, for a total of 266,481 square feet
(the "Project") pursuant to the enclosed plans prepared by Caymares Martin Architectural &
Engineering Design (the "2026 Site Plan").
On November 3, 2015, the City Commission issued Resolution No. 2015-69, granting
Conditional Use Approva12 to effectuate the development of an eleven (11) story office facility
totaling a footprint of approximately 367,267 SF (the "2015 Site Plan"). The Applicant now seeks
to modify Resolution No. 2015-69 to reflect the development proposed in the 2026 Site Plan,
which lowers the office building from eleven (11) to seven (7) stories,with limited ground floor
retail and a restaurant/cafe, and reduces the overall square footage by over 27%, but in the same
footprint of the original building.
The Applicant's proposal is less impactful than the development depicted in the 2015 Site
Plan while still providing the City with comparable offices. This proposal is consistent with the
objectives and policies outlined in Future Land Use Element of the City's Comprehensive Plan,
specifically Policy 11.1, which states that the City "shall facilitate redevelopment of substandard
or underdeveloped areas to... promote energy conservation."
The original Site Plan was never developed but remains active. However, construction
initially commenced, the site went into bankruptcy and foreclosure, and rebar remains on the site
for several years. The 2026 Site Plan reduces the square building height and square footage with
an aesthetically pleasing and well thought out development plan, and provides the opportunity to
convert the existing construction zone into a beautiful development that will provide employment
and services to the area.
2 Resolution 2015-69 granted conditional use approval for a lot coverage of 55.24% where 40% is permitted, and to
allow a Floor Area Ratio of 2.0 where 1.50 was permitted.
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Letter of Intent
April 15, 2026
Page 3
Bilzin Sumberg
For your convenience, the below legend highlights the difference between the 2015 Site
Plan and the 2026 Site Plan:
BUILDING FLOOR AREA TABULATION
BUILDING FLOOR AREA TABULATION
APPROVED
PROPOSED
FLOOR LEVEL.
BLDG FLOOR
AREA - (SF)
OFFICE SPACES
GROSS FLOOR
AREA - (SF}
PARKING
GROSS FLOOR
AREA - (SF)
GREEN
AREA - (SF)
ON 517E
PARKING
SPACES
BLDG FLOOR
AREA -(SF)
OFFICE SPACES
GROSS FLOOR
AREA -(SE)
PARKING
GROSS FLOOR
AREA -(SF)
GREEN
AREA I OPEN
SPACE - (SF)
ON SITE
PARKING
SPACES
1 ST LEVEL RWND FLOOR)
11,576
5,791
20,480
13,838
39
17,060
IU47
19.447
18,749
43
2ND FLOOR LEVEL
8.762
7,020
22,212
41
733
0
37 865
103
3RD FLOOR LEVEL
620
37 612
97
733
0
37.865
103
4TH FLOOR LEVEL
620
37.612
97
733
0
40,575
197
5TH FLOOR LEVEL
620
37,612
97
37,197
31 069
6TH FLOOR LEVEL
62D
37,612
97
37.126
31 D55
7TH FLOOR LEVEL
620
87,612
73
37 147
31,012
'31"FLOOR LEVEL
29842
25257
0
8148
0
WA ROOF
9TH FLOOR LEVEL
29 500
25257
0
1 0
1 DTH FLOOR LEVEL
29842
25257
0
1 0
11TH FLOOR LEVEL
29500
25257
0
0
am
ROOF LEVEL
WA
WA
513W
j7
142112
113039
2251551
FA
1
1 7,92
100.0046
8D.11 %
1 _A _A _l
We are pleased to present the proposed updated development to the City to transform
this vacant and historically underutilized parcel into a development that serves the needs of the
City's rapidly growing population.
II. Land Use and Zoning Analysis
The Property is designated "Business and Office" under the City's Comprehensive Future
Land Use Map as reflected below. The Business and Office designation specifically includes retail
professional services, commercial and professional offices and medical buildings.
For your convenience, the Property is depicted below in green:
BROWARD_COUNTY
I`TVI DADS COUNTY
Or �z r
4
I W� �!`
- Town Center _ Medium -High Density
Residential
Parks and Recreation
The Property is zoned Medical Office ("MO") on the City's Official Zoning Map as reflected
in green below. The MO zoning district similarly permits business, professional and
medical offices and other uses supporting the medical profession associated with the hospital.
This zoning district, per City Code Section 31-144(f), may apply to land designated "Business
and Office" on the City's Future Land Use Map.
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Letter of Intent
April 15, 2026
Page 4
Bilzin Sumberg
City Code Section 31-144(f)(1) outlines the permitted uses in the City's MO zoning district.
Business/professional offices, medical laboratories, dental and medical offices, and restaurants
are permitted uses in the MO zoning district. Retail uses not exceeding 15% gross floor area is
permitted in the district through conditional use approval. The Applicant is proposing a conditional
use to allow ground floor retail of approximately 8.5%, less than the 15% authorized under the
code for conditional use approval as ancillary retail.
BROWARD COUNTY
MIAMI DADS COUNTY
III. Requests
N�-� E 214TH TER 13'2;
In order to effectuate the Applicant's proposal in accordance with the development
intentions outlined in the City's Comprehensive Plan and land development regulations outlined
in the Code, the Applicant respectfully makes the following requests to the City Commission:
(i) Approval of an Amendment to Condition 1 of Resolution No. 2015-69 to replace the
referenced 11-story site plan with the new proposed 7-story site plan,
(ii) Modification Conditional Use Approval granted pursuant to Resolution No. 2015-69
to allow a an FAR of 1.85 where 1.06 is permitted,
(iii) Conditional Use Approval to allow less than 15% gross interior square footage as
retail pursuant to City Code Section 31-144(f)(2)(d),
(iv) Approval of a Non -Use Variance to permit 356 parking spaces where 448 parking
spaces are required pursuant to City Code Section 31-171(8). Specifically, the
Applicant seeks to calculate the required parking spaces using the Gross Leasable
Area, rather than the total Gross Floor Area of the entire development provided under
the Code, thus eliminating parking for back of house, storage, and the lobby area,
(v) Approval of a Non -Use Variance of the City's minimum landscaped open space
requirements to permit 24.5% of the Property's total lot area to be landscaped open
space, where 33% is required pursuant to City Code Section 31-144(f)(4)(d), and
(vi) Approval of a Variance to permit a lot coverage of 55.24% where 40% is permitted
pursuant to City Code Section 31-144(f)(4)(d)(3).
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Letter of Intent
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Page 5
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IV. Justification for the Amendment of Resolution No. 2015-69 and Modification of
Conditional Use
The proposed amendment to the site plan, the conditional use for the minor addition of
accessory retail, and the minor modification of the FAR conditional use, which remains under City
Code Section 14-114's maximum FAR of 2.0, require City Commission approval pursuant to City
Code -Section 31-73(c), which outlines the City's general standards of review for the granting of
conditional use approvals. The Project satisfies these standards as outlined below:
(1) The proposed use shall be consistent with the Comprehensive Plan;
o The proposed use is consistent with the City's Comprehensive Plan, as it facilitates the
redevelopment of an underutilized and vacant parcel in a manner that is consistent with
Policy 11.1 of the Comprehensive Plan. As discussed above, the office use is specifically
permitted in "Business and Office" designated lands pursuant to the City Comprehensive
Plan's Land Use Element. Further, commercial/retail is one of the main identified
commercial uses permitted in the district. Further, while the building is in the Medical Office
zoning district, for all intents and purposes, it is not part of a medical campus, and if
reviewed as a standalone office building in the B2 district, retail would be a permitted use.
The only outright retail prohibition in the MO district is standalone retail which is not what
is proposed.
(2) The establishment, maintenance or operation of the proposed use shall not be
detrimental to or endanger the public health, safety, or general welfare, -
The implementation of the proposed office use would have a positive impact on the public
health and general welfare of the community, as over 100,000 SF of office space would
be an important additional health resource for City residents. Further, the proposed plan
represents a reduction in height, FAR and square footage over what is approved on site.
(3) The proposed use shall be consistent with the community character of the immediate
neighborhood of the proposed use;
o The majority of the surrounding neighborhood, as depicted on the above maps, is
designated for "Business and Office" and is zoned MO. The Applicant's proposal is
consistent with the planning intentions of the City, and is already approved at a larger
scale and therefore inherently consistent with the neighboring use.
(4) Utilities, roadway capacity, drainage, and other necessary public facilities, including
police, fire and emergency services, shall exist at the City's adopted levels of service,
or will be available concurrent with demand as provided for in the requirements of
these LDRs;
o Resolution No. 2015-69 granted Conditional Use approval for a proposed development
that was more impactful than the Applicant's current proposed development. The current
Project, contains 100,000 less square feet and reduces the height by four stories, would
not impose the same demand on City services as the currently approved project under
Resolution No. 2015-69.
(5) Adequate measures exist or shall be taken to provide ingress and egress to the
proposed use in a manner that minimizes traffic congestion in the public streets;
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Letter of Intent
April Page 2026
6Bilzin Sumberg
o Ingress and egress to the Property will be nearly identical to the 2015 Site Plan approved
under Resolution No. 2015-69.
(6) The establishment of the conditional use shall not impede the development of
surrounding properties for uses permitted in the zoning district, and
o As previously determined, the establishment of the conditional use will not impede the
development of surrounding properties, and is lower in height and impact than previously
approved.
(7) The design of the proposed use shall minimize adverse effects, including visual
impacts, of the proposed use on adjacent property through the use of building
orientation, setbacks, buffers, landscaping and other design criteria.
o The Applicant seeks to provide the City with nearly the same design and building
orientation as previously approved under Resolution No. 2015-69, but with a tower heiaht.
V. Justification for the Non -Use Variance Approval
The Applicant is seeking (1) a Non -Use Variance from City Code Section 31-171(8) to
permit the Project's required parking to be calculated based on the Gross Leasable Area, rather
than the total Gross Floor Area of the proposed development, and (2) a Non -Use Variance from
City Code Section 31-144(f)(4)(d) related to landscaped open space and lot coverage.
a. Parking
City Code Section 31-171(b)(8) provides that business, professional and medical offices
each require one (1) parking space per 300 square feet of gross floor area. City Code Section 31-
21 defines Gross Floor Area as "the floor area inside of the exterior walls including elevators, stair
wells, common corridors, trash rooms, common lobbies, common rest rooms, meter rooms and
ancillary power equipment rooms." The Applicant respectfully requests a parking reduction that
accounts solely for the Gross Floor Area of the proposed office spaces, rather than the exterior
walls including elevators, stair wells, common corridors, trash rooms, common lobbies, common
restrooms, meter rooms and ancillary power equipment rooms. This request is being made as a
result of the Applicant's commitment to dedicate portions of the Property abutting NE 2131" Street
to the north and NE 27t" Avenue to the west. As a result of this commitment, which has lessened
the total lot area of the Property and impacted the total Gross Floor Area of the Project, the
Applicant is seeking relief from the City in order to effectuate the development of the Project,
which serves an important City and Countywide demand. Importantly, the City Code affords the
ability for administrative parking reductions as those outlined above.
City Code Section 31-144(f)(4)(d) outlines the City's landscape open space requirements
for proposed developments in the MO zoning district. As discussed above, the Applicant is
dedicating portions of the Property abutting NE 213th Street and NE 27t" Avenue. As a result of
these dedications, the total lot area of the Property is being decreased which creates a hardship
in meeting the City's landscaped open space requirements. As such, the Applicant is seeking a
non-use variance from requirements outlined in City Code Section 31-144(f)(4)(d) to effectuate
the development of the Project while maintaining compliance with the City's land development
regulations. Additionally, Section 31-76(i) of the City Code specifically contemplates
administrative variances for parking where the variance is a result of the dedication of private
property to the City. Given the variance and the application proceeding as a whole, the variance
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request is being presented to the City Commission with the remainder of the other requests to
consider the application and variance as a whole.
b. Landscaped Open Space
Regarding landscaped open space, the Applicant is seeking a variance to allow 24.5%
landscaped open space where 33% is required under the City Code. It is important to note that
similar standalone office buildings in the B2 district do not have express open space requirements,
and the OP, Office Park district, which contemplates similar office buildings, carries a 22% open
space requirement, which the proposed development exceeds by approximately 11 % of the
required open space. In contrast, the MO district, where the property is located, provides for a
33% open space, which is more easily accommodated on larger parcels or medical campus style
properties rather than 1.63-acre parcel with dedications.
The proposed landscaping is nicely apportioned, and while the approved site plan satisfied
the landscape requirements, it was able to achieve it with rooftop landscaping which is not
proposed as part of the redesigned building which seeks to lower the height and impact of the
proposed development.
City Code Section 31-76(e) outlines the City's general standards of review for the granting
of Non -Use Variances. The Project satisfies these standards in the following manner:
(1) The particular physical surroundings, shape, topographical condition, or other
physical or environmental condition of the specific property involved would result in a
particular hardship upon the owner, as distinguished from a mere inconvenience, if the
regulations were carried out literally.
o The Applicant is dedicating portions, specifically on the north and west sides, of the
Property to the City. Because of these dedications, the Property area and development
footprint will be smaller than what was originally contemplated. Additionally, the Property
is more narrow than other parcels in the general vicinity. For example, the three (3) parcels
of land to the Property's north average a lot depth of approximately 215', and the parcel
of land to the west has a lot depth of approximately 415'. The Applicant's corner Property,
with only 115' of lot depth including the dedicated area, cannot provide the amount of
parking required under the Code, as the garage is not able to accommodate two double
rows of parking.
(2) The conditions upon which the request for a variance is based are unique to the parcel
and would not be generally applicable to other property within the vicinity.
o As above, the Applicant's Property is the narrowest parcel in the surrounding area that is
contemplated for medical office use. As such, the variances would not be generally
applicable to other property within the vicinity.
(3) The alleged difficulty or hardship is not economic and has not been deliberately created
to establish a use or structure which is not otherwise consistent with the LDR.
o The hardship is not economic and has not been deliberately created by the Applicant but
based on the Property's configuration and additional dedications.
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(4) The granting of the variances will not be detrimental to the public welfare or injurious
to other property or improvements in the vicinity.
o The granting of the variances will not be detrimental to the public welfare or injurious to
other property or improvements in the vicinity, rather, the granting of the variances will
effectuate the development of over 100,000 SF offices that will have a positive impact on
the public health and general welfare of the community. Further, the variance is based on
the actual uses rather than the back of house or lobby area. Finally, many of the occupants
will use the restaurant and retail, without triggering additional parking needs for standalone
trips.
(5) The proposed variance will not substantially increase the congestion in the public
streets, or increase the danger of fire, or endanger the public safety, or substantially
diminish or impair property values within the vicinity.
o The Project's proposed parking calculation accounts for the actual parking spaces
generated by leasable space of the office use, rather than spaces generated by elevators,
stair wells, common corridors, trash rooms, common lobbies, common restrooms, meter
rooms and ancillary power equipment rooms. As such, the proposed variance supports a
parking count that accurately reflects daily visitation to the Property, and does not congest
the public streets, or increase the danger of fire, or endanger the public safety, or
substantially diminish or impair property values within the vicinity.
o The Project's proposed landscape open space reduction of approximately eight (8)
percentage points is not a reduction that would correlate to a decrease in the levels of
service related to public streets, or increase the danger of fire, or endanger the public
safety, or substantially diminish or impair property values within the vicinity.
Based upon the foregoing, we respectfully request approval of the above requests. Thank
you for your review of the foregoing. Should you have any questions, please do not hesitate to
contact me at (305) 350-2351.
Very truly yours,
Brian S. Adler
AM
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LOCATION MAP
EXHIBIT #: 3
C j 21291 NE
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DATE: 03/03/2026
AGENDA ITEM(S):
City File No.: CUP2604-0002
VAR2604-0001
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LOCATION SKETCH O
SECTION 34, TOWNSHIP 51 SOUTH, RANGE 42 EAST
SCALE: 1" = 200'
FLOOD LEGEND
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SHEET INDEX
SHEET No. TITLE
Cl COVER SHEET
C2 & C3 NOTES
C4 ADJACENT DRIVEWAY PLAN
C5 ONSITE DEMOLITION PLAN
C6 STORMWATER POLLUTION PREVENTION PLAN
C7 STORMWATER POLLUTION PREVENTION DETAILS
C8 ONSITE PAVING AND MARKING PLAN
C9 NE 28TH AVENUE RIGHT OF WAY DEMOLITION, GEOMETRY, MARKING AND SIGNAGE PLANS
C10 NE 28TH AVENUE RIGHT OF WAY GRADING AND DRAINAGE PLANS
C11 NE 281h AVENUE RIGHT OF WA V PAVING AND DRAINAGE DETAILS
C 1 2 VEHICLE PATH EXHIBIT
C13 GRADING AND DRAINAGE PLAN & SECTIONS
C14 WATER AND SEWER PLAN
C15 & C16 PAVING AND DRAINAGE SECTIONS & DETAILS
FA1 FIRE ACCESS EXHIBIT
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S.S.O.C.O.F. DESIGN TICKET oare:zozl.os.za////Oiphiillii����\\\\\
NO. 106505717 DATE: 04/16/2015 VaZqueZ lsaaa9-oa oo
1"ORTIN, L.EAVY, SKILES, INC. 'zao�z,�P COVER SHEET AVENTURA ECO OFFICES
CONSULTING ENGINEERS, SURVEYORS & MAPPERS =
„sOSho n MEDICAL OFFICE BUILDING - CIVIL PLANS
City ofAventu Miami Oade County, F/o�ida
3 �� 5heT3C1s
CITY OF AVENTURA RESOLUTION NO. 2026-
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF
AVENTURA, FLORIDA, AMENDING CONDITION 1 OF RESOLUTION NO.
2015-69 TO REPLACE THE APPROVED 11-STORY SITE PLAN WITH A
NEW 7-STORY SITE PLAN, AND MODIFYING THE PREVIOUSLY
GRANTED CONDITIONAL USE APPROVAL, PURSUANT TO SECTION
31-144(F)(2)L OF THE CITY CODE OF ORDINANCES, TO ALLOW A
FLOOR AREA RATIO (FAR) OF 1.85 FOR A PROJECT ATTAINING GOLD
OR PLATINUM CERTIFICATION UNDER THE CITY'S GREEN BUILDING
PROGRAM, WHERE 1.06 IS PERMITTED; AND GRANTING A NEW
CONDITIONAL USE APPROVAL, PURSUANT TO SECTION
31-144(F)(2)(D), TO ALLOW RETAIL USES NOT TO EXCEED FIFTEEN
PERCENT (15%) OF THE TOTAL GROSS INTERIOR SQUARE FOOTAGE
OF THE BUILDING; FOR THE PROPERTY LOCATED AT 21291 NE 28
AVENUE; PROVIDING FOR CONDITIONS OF APPROVAL; AND
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, pursuant to Chapter 31, "Land Development Regulation", Article VII,
Use Regulation, Section 31-145(f) "Medical Office District (MO)" of the City Code of
Ordinances, the applicant, Medical Offices of Uptown Aventura LLC (the "Applicant"), has
applied to the City of Aventura (the "City") for Conditional Use approval (Application No.
CUP2604-0002) related to the development of a medical office building (the
"Development") located at 21291 NE 28 Avenue, in the MO District, as legally described
in Exhibit "A" (the "Property"); and
WHEREAS, pursuant to City Code Section 31-73(f)(1), the Applicant has
requested to amend the previously granted Conditional Use to amend Condition 1 of
Resolution 2015-69 to replace the previously approved 11-story site plan with the
proposed 7-story plan; and
WHEREAS, pursuant to City Code Section 31-144(f)(2)I, the Applicant has
requested a modification to the Conditional Use Approval to allow a Floor Area Ratio
(FAR) of 1.85 for buildings that achieve Gold or Platinum certification under the City's
Green Building Program, where an FAR of 1.06 is otherwise permitted; and
WHEREAS, pursuant to Section 31-144(f)(2)(d) the Applicant has requested
Conditional Use Approval to allow retail uses not to exceed fifteen percent (15%) of the
total gross interior square footage of the building as part of the non-residential
development; and
City of Aventura Resolution No. 2026-
WHEREAS, following proper notice, the City Commission has held a public
hearing as provided by law; and
WHEREAS, the City Commission finds that the Application meets the criteria of
the applicable codes and ordinances, to the extent the Application is granted herein, and
it is in the best interest of the City to grant the request for Conditional Use Approval.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE
CITY OF AVENTURA, FLORIDA, THAT:
Section 1. The foregoing " WHEREAS" clauses are ratified and confirmed as
being true and correct and are made a specific part of this Resolution.
Section 2. The request to (1) amend Condition 1 of Resolution 2015-69 to include
the new 7-story plan, (2) to permit an FAR of 1.85 for buildings that achieve Gold or
Platinum certification under the City's Green Building Program, where a 1.06 FAR is
otherwise permitted, and (3) to permit retail uses not to exceed fifteen percent (15%) of
the total gross interior square footage of the building as part of the non-residential
development, is hereby granted for the Property, subject to the conditions set out in
Section 3 of this Resolution.
Section 3. Approval of the application above is subject to the following conditions:
1. Building permits must be consistent with drawings signed and sealed on April
10, 2026, and listed as Exhibit #1, unless otherwise subsequently amended by an
administrative site plan approval. The referenced plans are being reviewed under
Administrative Site Plan Approval regulations, the MO zoning district regulations, and all
other applicable regulations as provided within the City of Aventura Land Development
Regulations.
2. Prior to issuance of a building permit by the City for the proposed development,
the applicant shall:
(i) Enter into and record in the Public Records of Miami -Dade County, at its
expense, and in form satisfactory to the City Manager and City Attorney, the
Agreement and Covenant in fulfillment of all requirements of the City's
Green Building Program.
(ii) Provide to the City a performance bond or other security approved by the
City Manager and City Attorney in the amount of 5% of building construction
costs as approved by the City's Building Official to guarantee attainment of
the Gold or Platinum Green Building Certification.
iii) Record in the Public Records of Miami- Dade County, at its expense, in a
form satisfactory to the City Manager and City Attorney, a right of way deed
Page 2 of 4
City of Aventura Resolution No. 2026-
to the City for the road widenings on NE 28 Avenue and on NE 213 Street
pursuant to City of Aventura Resolution No. 2015- 69.
iv) Enter into an agreement with the City whereby parking spaces at the
Development will be made available to the City during evening hours for up
to 6 charter school -related events per year, at the discretion of the City.
Parking to be made available shall not exceed 1 level of parking. The
referenced agreement shall set forth liability terms and conditions.
3. Prior to issuance of a Certificate of Occupancy or Temporary Certificate of
Occupancy, the applicant shall complete all roadway improvements on NE 28 Avenue
and NE 213 Street consistent with the plans for Aventura Eco Offices civil set prepared
by Fortin, Leavy, Skiles, dated 08/20/20, revised on 05/24/21 and attached as Exhibit #4,
unless otherwise subsequently amended by an administrative site plan approval, and to
the satisfaction of the City Manager pursuant City of Aventura Resolution No. 2015- 69.
Section 4. The City Manager is authorized to issue permits in accordance with the
approvals and conditions herein provided and to indicate such approvals and conditions
upon the records of the City.
Section 5. Issuance of this development order by the City of Aventura does not
in any way create any right on the part of an applicant to obtain a permit from a state or
federal agency and does not create any liability on the part of the City of Aventura for
issuance of the development order if the applicant fails to obtain requisite approvals or
fulfill the obligations imposed by a state or federal agency or undertakes actions that result
in a violation of state or federal law. All applicable state and federal permits must be
obtained before commencement of the development. This condition is included pursuant
to Section 166.033, Florida Statutes, as amended.
Section 6. This Resolution shall become effective immediately upon its adoption.
The foregoing Resolution was offered by Commissioner , who moved its
adoption. The motion was seconded by Commissioner and upon being put to
a vote, the vote was as follows:
Commissioner Clifford B Ain
Commissioner Gustavo Blachman
Commissioner Amit Bloom
Commissioner Rachel S. Friedland
Commissioner Paul A. Kruss
Commissioner Cindy Orlinsky
Mayor Howard S. Weinberg
Page 3 of 4
City of Aventura Resolution No. 2026-
PASSED AND ADOPTED this 5t" day of May, 2026.
ATTEST:
ELLISA L. HORVATH, MMC
CITY CLERK
APPROVED AS TO LEGAL SUFFICIENCY:
ROBERT MEYERS
CITY ATTORNEY
WEISS SEROTA HELFMAN COLE + BIERMAN, P.L.
HOWARD S. WEINBERG, ESQ.
MAYOR
Page 4 of 4
4
EXHIBIT "A"
LEGAL DESCRIPTION
A northwesterly portion of Lot 3, in Block 3, of MAP OF HALLANDALE, being Section 34, Township 51 South, Range 42 East, as
recorded in Plat Book "B", at Page 13, of be Public Records of Miami -Dade County, Florida; said northwesterly portion of Lot 3,
being more particularly described as follows:
BEGINNING at the Northwesterly corner of the aforesaid Lot 3, run South 01°15' 22" East, along the westerly line of said Lot 3, a
distance of 150.05 feet; thence run North 89' 57' 41" East, a distance of 475.00 feet to a point; thence run North 01*15' 22" West,
a distance of 149.73 feet to a point on the northerly line of the aforesaid Lot 3; thence run westerly along the northerly line of
aforesaid Lot 3 a distance of 475.00 feet to the POINT OF BEGINNING
19
4919-7369-5134
AVENTURA OFFICE
21291 NE 28 TH AVENUE, CITY OF AVENTURA,
MIAMI—DADE COUNTY, FLORIDA.
ARCHITECT:
CAYMARES MARTIN
ARCHITECTURE & ENGINEERING
DESIGN, INC.
5001 SW 74TH COURT, SUITE 100
MIAMI, FL 33155
TEL. 305-669-5040
w w.caymaresmartin.com
ARCH. NIDIA CARDONA, LIC#AR
92468
olenia@caymaresmartin.com
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N.E. 213TH STREET
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N.E. 209TH STREET
LOCATION SKETCH O
SECTION 34, TOWNSHIP 51 SOUTH, RANGE 42 EAST
SCALE: 1" = 200'
FLOOD LEGEND
Com merc[o 1. nd-trld
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HrvH Diu H11TE Da D— a 11-NI °r Tws aaoaEary eEEN °cuJ n C-1 °a
SHEET INDEX
SHEET No. TITLE
Cl COVER SHEET
C2 & C3 NOTES
C4 ADJACENT DRIVEWAY PLAN
C5 ONSITE DEMOLITION PLAN
C6 STORMWATER POLLUTION PREVENTION PLAN
C7 STORMWATER POLLUTION PREVENTION DETAILS
C8 ONSITE PAVING AND MARKING PLAN
C9 NE 28TH AVENUE RIGHT OF WAY DEMOLITION, GEOMETRY, MARKING AND SIGNAGE PLANS
C10 NE 28TH AVENUE RIGHT OF WAY GRADING AND DRAINAGE PLANS
C11 NE 281h AVENUE RIGHT OF WA V PAVING AND DRAINAGE DETAILS
C 1 2 VEHICLE PATH EXHIBIT
C13 GRADING AND DRAINAGE PLAN & SECTIONS
C14 WATER AND SEWER PLAN
C15 & C16 PAVING AND DRAINAGE SECTIONS & DETAILS
FA1 FIRE ACCESS EXHIBIT
nsinsa sas Haov
seal. ma�ar, PE H lnH asla gals= �mm
PEaMr Paou "r.H,wHs.w.Hw�H. Michae I m nEliva a"E �� 1 �DDaw�r„as a==aDna ,F1TogE
S.S.O.C.O.F. DESIGN TICKET oare:zozl.os.za////Oiphiillii����\\\\\
NO. 106505717 DATE: 04/16/2015 VaZqueZ lsaaa9-oa oo
1"ORTIN, L.EAVY, SKILES, INC. 'zao�z,�P COVER SHEET AVENTURA ECO OFFICES
CONSULTING ENGINEERS, SURVEYORS & MAPPERS =
„sOSho n MEDICAL OFFICE BUILDING - CIVIL PLANS
City ofAventu Miami Oade County, F/o�ida
3 �� 5heT3C1s