Udrb Application Soleste

Iris Escarra
(305) 579-0737
E-Mail: ecarrai@gtlaw.com
September 18, 2018

Updated December 12, 2018
Updated January 29, 2019
VIA HAND DELIVERY
Mr. Joseph Ruiz

Zoning Administrator
City of Miami
444 SW 2nd Avenue
Miami, Florida 33131
Re: Soleste Uptown / 1005, 1015, 1025, 1033, 1073 and 1081 Spring Garden Road,
1200 NW 10 Avenue, 1000 and 1010 Sunnybrook Road (Folio Nos. 01-3135-
006-0312, 01-3135-006-0311, 01-3135-006-0310, 01-3135-006-0271, 01-3135-
006-0170, 01-3135-006-0270, 01-3135-006-0320, 01-3135-006-0120, 01-3135-
006-0130 / Letter of Intent for Exception and Waiver Submittal
Dear Mr. Ruiz:
On behalf of Spring Gardens Apartments, LLC (the “Applicant”), we respectfully submit

the enclosed Exception and Waiver application for your review and approval for the development
of the properties located at 1005, 1015, 1025, 1033, 1073 and 1081 Spring Garden Road, 1200
NW 10 Avenue, 1000 and 1010 Sunnybrook Road, Miami, Florida (collectively, the “Property”),
as depicted in the enclosed site plan, prepared by Caymares Martin Architectural and Engineering
Design. (the “Development Plans” or “Project”). The Exception and Waivers requested for the
development of the Property are in compliance with the requirements of Miami 21 as set forth
below. Specifically, this letter discusses how each of the requested approvals for the development
of the Property:
• Promotes the intent of the Transect Zone;
• Is consistent with the guiding principles of Miami 21;
• Is needed due to the practical difficulty in otherwise meeting the standards of the
Transect Zone; and
• Promotes energy conservation and Building sustainability.
GREENBERG TRAURIG, P.A.  ATTORNEYS AT LAW  WWW.GTLAW.COM

333 Southeast Second Avenue  Miami, FL 33131  Tel 305.579.0500  Fax 305.579.0717
MIA 186738071v2
Mr. Joseph Ruiz
Soleste Uptown
I. PROPERTY INFORMATION
The Property is located at the intersection of the Health District (formerly known as Civic
Center) and the Overtown neighborhood of the City of Miami (the “City”), areas which continue
to experience rapid population growth and business expansion. The Property is an irregularly
shaped site which fronts Spring Garden Road to the south, NW 10 Avenue to the east, Sunnybrook
Road to the north, and the State Road 836 Expressway to the West. Under Miami 21, the Property
has a dual zoning designation of T6-8-O and T6-8-L. Pursuant to the City’s Future Land Use Map,
the Property has a land use designation of Restricted Commercial. The Property is surrounded by
various multi-family residential, office, and commercial uses. According to the enclosed survey,
prepared by Schwebke-Shiskin & Associates, Inc, dated July 20, 2018 (the “Survey”), the Property
contains a lot area of 63,250 square feet or 1.452 acres. The Property consists of vacant land. The
Property is located within a half mile of a Transit Oriented Development centered on the Culmer
Metrorail Station.
1. Utility Easement
As depicted on the Survey, a ten (10) foot wide public utility easement traverses the
Property along its center in a west-east direction (the “Easement”). The Applicant is in the process
of replatting the Property and vacating a portion of the Easement. On July 20, 2017, the City’s Plat
and Street Committee approved the proposed tentative plat for the Property.. On December 6,
2018, the the City’s Plat and Street Committee extended the approval of the proposed tentative
plat for the Property. See Plat and Street Committee approval letters attached as Exhibit 1.
2. Covenant in Lieu of Unity of Title
The Property is subject to the Declaration of Restrictive Covenants in Lieu of Unity of Title
recorded in Official Records Book 30783, Page 4867 of the Public Records of Miami-Dade

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Mr. Joseph Ruiz
Soleste Uptown
County, Florida (the “CIL”), attached as Exhibit 2. The CIL unified the properties located at 1020,
1030, and 1040 Sunnybrook Road, Miami, Florida (“Property 1”) with a portion of the Property
(“Property 2”), 1 as depicted below, for the purpose of allocating density between these properties.
The CIL transferred all the permitted density (61 residential Dwelling Units) to Property 2. Please
see Section 10 and Exhibit D of the CIL.
According to the enclosed Survey, the Property (which consists of Lots 1, 2, 6 and 23-30
of the Sunnybrook Plat), contains a Lot Area of approximately 63,250 square feet or 1.452 acres.
As such, the maximum density permitted at the Property is 217.8 dwelling units (1.452 acres x 150
dwelling units per acre). The Applicant is proposing to use 33 dwelling units out of the 61 dwelling
units transferred from Property 1 through the CIL in the Project.
II. THE PROJECT
The Applicant is proposing to improve the Property with an eleven (11) story residential
building containing 250 dwelling units and related amenities. The Project will provide additional
housing options within walking distance of a TOD and one of the City’s most important
employment and entertainment centers. The Health District is home to the City’s principal health
care, research, non-profit, educational and judicial institutions. This area is in great need of
additional housing options to serve the thousands of individuals who work in the area.
III. EXCEPTION REQUEST
The Project’s Lot Area of 63,250 square feet exceeds the maximum Lot Area permitted by
the T6-8 Transect Zone which is 40,000 square feet. However, Article 5, Section 5.6.1(j) of Miami
1
Consisting of the properties located at 1000 and 1010 Sunnybrook Road, 1200 NW 10 Avenue, 1005, 1015, and
1025 Spring Garden Road, Miami, Florida.

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21, provides that the maximum Lot Area may be increased by Exception for Uses that serve the
Neighborhood.
The Project serves the Neighborhood by providing new uses that will contribute to the
ongoing revitalization of the area and complement the existing uses. The Health District, which is
located directly north of the Property, has experienced a remarkable success and is home to a
vibrant commercial, educational, civic, and scientific community. Many of the major health care,
educational, social services and judicial institutions within the Health District continue to expand,
increasing employment opportunities for the region and creating a demand for additional
residential development in the area.
The Property, with its convenient access to public transit options and proximity to major
educational and employment centers, is uniquely positioned to provide the additional housing
options the area needs to continue its remarkable growth. The Project will promote walkability and
be in context with the surrounding area. Residents of this pedestrian oriented Project will live in
an urban community, near major employment centers, grocery stores, recreational/entertainment
destinations and numerous retail options, where the ordinary activities of daily life can be
performed without owning a car, as intended by Miami 21 and the Miami Comprehensive
Neighborhood Plan.
The Project also proposes significant improvements to the pedestrian facilities in the area.
The Project will provide spacious sidewalks and an arcade which will enhance the pedestrian
experience in the area and give this long-neglected neighborhood a true sense of community.
Additionally, the Project provides two (2) fully activated cross-block passages. The first passage
is located along the northwest property line and consists of an open area which provides an inviting
and serene environment with benches, lighting, landscaping, and other amenities including a dog
park and provides a connection between Spring Garden Road and Sunnybrook Road. See Sheet
A-2.01. Additionally, the Project provides a 10-foot-wide cross-block passage through the
proposed structure which also provides seating areas, lighting and landscaping. See Sheet A-2.02.
In summary, the Project will serve Neighborhood by meeting the housing demands of the
area, particularly the rapid growing Health District. Additionally, the Project will significantly
enhance the urban environment by creating attractive and inviting open and urban spaces that will
further encourage the continued growth and redevelopment of this Neighborhood as intended by
Miami 21 and the Miami Comprehensive Neighborhood Plan.

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IV. WAIVER REQUESTS
1. Waiver requested pursuant to Article 7, Section 7.1.2.5.a.8., to permit up to a 30%

parking reduction for properties located within a half mile radius of a Transit Oriented
Development.
The Property is located within a Transit Oriented Development and approximately two
blocks from the Culmer Metrorail Station, as depicted below:
The Property
Culmer Metrorail Station
The Project’s close proximity to the Metrorail and multiple bus stops encourages the use of
mass transit for residents and visitors. Miami 21 emphasizes the use of alternative methods
of transit and enhancing the experience for those who do not drive. A parking reduction is
appropriate due to the level of transit service available at the Property.
2. Waiver requested pursuant to Article 7, Section 7.1.2.5(10), to permit substitution of

two (2) residential Loading Berths for one (1) commercial Loading Berth.
The Project proposes 250 dwelling units which require one (1) commercial loading berth and
two (2) residential ones. However, the Project does not propose any commercial uses. The
sie of the commercial loading berth is not consistent with the proposed uses at the Property.
As such, the Project will be better served by substituting the required commercial loading
berth with two (2) residential ones, allowing multiple loadings to occur simultaneously.

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Soleste Uptown
3. Waiver pursuant to Article 7, Section 7.1.2.5(28) to permit up to a 10% reduction in the

access aisle width.
The Project proposes a drive aisle width of 22 feet. Article 4, Table 5 of Miami 21 requires
an access aisle width of 23 feet where parking is provided. This Waiver is appropriate to
reduce the access aisle width from 23 feet to 22 feet in order to alleviate a practical difficulty.
The Property is irregularly shaped and the proposed 4.3% reduction in the required access
aisle width is necessary to accommodate the required parking while maintaining the safety
of the residents and visitors.
4. Waiver pursuant to Article 5, Section 5.6.1(d) to permit, along a Primary Frontage,

above ground parking to extend into the Second Layer along the Frontage, if an art,
glass, or architectural treatment of a design approved by the Planning Director, with
the recommendation of the UDRB, is provided for 100% of that portion of the façade.
The Project proposes an extension of parking into the Second Layer along the Primary
Frontage. This extension into the Second Layer is necessary in order to overcome the
practical difficulties posed by the irregular shape of the site. An art or glass treatment will
be provided for the length of the façade, with said treatment being approved by the Planning
Director, with a recommendation of the UDRB.
5. Waiver pursuant to Article 5, Section 5.6.1(e) to permit, along a Secondary Frontage,

above ground parking to extend into the Second Layer beyond 50% of the length of the
Frontage, if an art, glass, or architectural treatment of a design approved by the
Planning Director, with the recommendation of the UDRB, is provided for that portion
of the façade.
The Project proposes an extension of parking into the Second Layer along the Secondary
Frontages. This extension into the Second Layer is necessary in order to overcome the
practical difficulties posed by the irregular shape of the site. An art or glass treatment will
be provided for the length of the façade, with said treatment being approved by the Planning
Director, with a recommendation of the UDRB.
V. GUIDING PRINCIPALS
The Guiding Principals in support of all the requested Exception and Waivers described
above are as follows:
Section 2.1.3.1. The City:
b. Growth strategies should encourage Infill and redevelopment.

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-- The proposed project is an infill project located within walking distance of

the City’s booming Health District/Civic Center and several mass transit
options, including the Culmer Metrorail Station.
c. New Development should be structured to reinforce a pattern of Neighborhoods

and urban centers focusing growth at transit nodes rather than along Corridors.
-- The Project is an urban center residential project with easy access to two
Metrorail stations, half a dozen Metrobus stops and the Health District/Stadium
Trolley.
f. The City should include a framework of transit, pedestrian, and bicycle systems
that provide alternatives to automobile use.
-- The Project gives residents the opportunity to live within walking distance of
numerous transit opportunities, such as Metrorail, Metrobus, and the Miami
Trolley.
Section 2.1.3.2 The Community
a. Neighborhoods and urban centers should be the preferred pattern of Development

and Transect Zones emphasizing single use should be the exception.
-- The Project is proposed as an urban center residential project that adds a

multi-family residential component to the existing commercial and lodging uses
in the area.
b. Neighborhoods and Urban centers should be compact, pedestrian-oriented and

Mixed-Use. Density and Intensity of Use should relate to degree of transit
service.
-- The Project will add multi-family residential use to an area that is in near
proximity to retail, civic, and office uses. This pedestrian-oriented
development is optimal for the area because it complements the variety of uses
and unparalleled transit options in the area.
c. The ordinary activities of daily living should occur within walking distance of
most dwellings, allowing independence to those who do not drive.
-- The Project is centrally located within close proximity to the City’s Health
District/Civic Center. This area is home to a vibrant commercial, educational,
civic, and scientific community that will greatly benefit from additional housing

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Soleste Uptown
options. Additionally, the Property is within half a mile of Marlins Park, a major
entertainment and cultural facility.
g. Civic, Institutional and Commercial activity should be embedded in Mixed-Use

urban centers, not insolated in remote single-use complexes.
--The Project brings a much needed residential component to the civic,

institutional, commercial, and educational uses that currently exist nearby. The
Richard Gerstein Justice Building (criminal courthouse), Miami-Dade Public
Defender’s Office, Miami-Dade State Attorney’s Office, University of Miami
Hospital, Florida International University Wertheim College of Medicine,
Miami Dade College Medical Campus, Jackson Memorial Hospital, Miami
Veterans Affairs (VA) Hospital, and the Miami-Dade Health Department are
some of the institutions located in the vicinity of the Property.
f. Appropriate building Densities and land uses should occur within walking
distance of transit stops.
-- There Project is located within a TOD, as well as multiple bus stops within
walking distance.
2.1.3.3 The Block and the Building
a. Buildings and landscaping should contribute to the physical definition of

Thoroughfares as civic places.
-- The Project exceeds the required Open Space in Miami 21 by providing

25.9% Open Space where only 10% is required. The Project will improve
currently vacant land.
b. Development should adequately accommodate vehicles while respecting the

pedestrian and the spatial form of public space.
-- The Project’s onsite parking is screened from view, while providing a level
of parking appropriate for the proposed us and the Property’s Transit Oriented
Development designation.
d. Architecture and landscape design should grow from local climate, topography,
history, and building practice.
-- The Landscape plan incorporates native trees and landscaping into the
proposed landscaping plan. The existing vacant site has minimal trees.

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e. Buildings should allow their inhabitants to experience the geography and climate
through energy efficient design.
-- The Project is being proposed as a LEED Silver project or its equivalent.
If you require any additional information or would like to discuss this request further,
please contact me at 305-579-0737. Thank you for your attention and favorable consideration of
this matter.
Sincerely,
for Iris V. Escarra
Enclosures

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P L AN N I N G D E P AR T M E NT
PROJECTSREVIEWMEETING
Exception & Waivers
Soleste Uptown Apartments
2nd Review
PR-18-230
1081, 1073, 1033, 1025, 1015 and 1005 Spring Garden Rd; 1000 and 1010 Sunnybrook Rd; and 1200
NW 10 Ave
Miami, FL 33136
ZONING DESIGNATION: T6-8-L (EAST) & T6-8-O (WEST)
NET DISTRICT: Overtown
District: Commissioner Keon Hardemon
Documents Received by Staff: October 9, 2018

Comments sent to Applicant on: October 26, 2018
2nd Submittal Received on: December 19, 2018
2nd Comments Issued: January 18, 2019
Pre-application Meeting: January 23, 2019 (Tentative)
Applicant: Spring Garden Apartments, LLC, c/o Iris Escarra
Land Development Planner: Anne-Christine Carrie, Planner II (305-416-1417)
10/26/18 Planning Staff Comments 01/17/19 Planning Staff Response

12/19/18 Applicant Response 02/05/19 Applicant Response
REQUESTS:
A mixed-use development that is 11 stories high and consists of 250 residential dwelling units.
1. An Exception, per Sec. 5.6.1.j and Sec. 3.3.1, to allow for a neighborhood-serving use
on a lot that is 62,823 square feet where the maximum lot size allowed is 40,000
square feet.
See updated Sheet A-1.0.
2. A Bonus FLR of 77,359 square feet (25%) and 3 stories; per Sec. 3.14.2.
3. Two Waivers to allow parking in the 2nd layer at the Primary and Secondary Frontages
with an art or glass treatment to be approved by the UDRB and Planning Director; per
Sec. 5.6.4.d and Sec. 5.6.4.e respectively.
4. A Waiver to allow an access aisle width of 20’ where a minimum of 23’ is required; per
Sec. 7.1.2.5.a.28 and Article 4, Table 5.
The maximum access aisle width proposed by the Applicant is 22’ not 20’.
Sheet A-2.0 shows two 20’ wide vehicular entries. Revise accordingly and indicate
location of corrections in subsequent response letter.
As discussed at our meeting on January 30, the applicant is only requesting a Waiver
to reduce the required drive aisle width from 22’ to 20’. The proposed driveway entries
comply with the requirements set forth in Article 4, Table 5.
5. A Waiver to allow the substitution of 1 required Commercial Loading Berth for 3
Residential Loading Berths; per Sec. 7.1.2.5.10.
The Applicant is requesting to substitute 1 required Commercial Loading Berth for 2
(not 3) Residential Loading Berths.
PR-18-230, Soleste Uptown/Spring Garden Apts, 2nd Review
Page 1 of 15
6. A Waiver to allow 405 parking spaces in a TOD where a minimum of 407 spaces are
required; per Article 4, Table 4.
The Applicant is requesting approval of 394 (not 405) parking spaces in a TOD where a
minimum of 407 spaces are required.
A Waiver to allow 394 parking spaces in a TOD where a minimum of 407 spaces are
required; per Article 4, Table 4.
7. To allow a density bonus of 34 units, for a total of 250 residential dwelling units,
where a total of 216 are permitted; per Sec. 3.3.1, Sec. 3.6.5 and ORB 20170687579.
Please revise plans and respond to each of the following comments in writing with your next
submittal. Also note that the City of Miami reserves the right to comment further on projects as
re-submittals are provided and may revise previous comments based on additional information
provided.
A. GENERAL COMMENTS:
1) Confirm that the list of entitlements above (“Requests” section) represent all requests that the
Applicant is seeking in support of this Development. Revise letter of intent accordingly.
Confirmed. See updated letter of intent.
• Update sheet A-1.0 to reflect the same information.
• On Sheet A-1.1, in the property information, reference the T-Plat # and name; reference
the ORB and Pgs. of all supporting covenants.
• Per the Chief of Land Development, include the pages of the recorded covenant as plan
sheets, and revise the “Index – List of Drawings” on sheet A-0 to reflect such.
2) The project may not be developed over the existing utility easement. The approval letter for the
tentative plat and closure (#T-1898-A, approved on 7/20/17) will expire on January 20, 2019
and no closure request was submitted for public hearing. In support of this development,
provide a copy of the approved resolution for the closure or provide the necessary
applications; per Sec. 55-15 of the City Code of Ordinances.
The Applicant has submitted an application for the closure of the platted utility easement. On
December 6, 2018, the Plat and Street Committee granted an 18 month extension of the
tentative plat and closure (#T-1898-A).
At this time, the Planning Staff has not received the closure application. Please provide the
status of your submission for public hearing.
Closure application was submitted to Public Works Department for review before officially
filing it. At its December meeting, the Plat and Street Committee extended the tentative plat
approval until June 6, 2020.
3) The approved T-Plat shows 2 proposed easements along the Northwestern property line.
Through the CRC process and prior to public hearing, please obtain an approval or
recommendation from the Department of Public Works for the proposed location of the
pedestrian passage over the construction and utility easements.
Page 2 of 15
Noted. Public Works Department must approve improvements on the utility and constructions
easements prior to issuance of building permit.
Comment still applies. Per Sec. 7.1.3.4.d and e, “[m]aterials to be submitted with the
application shall include maps, plans, surveys, studies and reports that may reasonably be
required to make the necessary determinations […].” Per Sec. 7.1.3.4.e.1, a preliminary plan
application shall be deemed complete at the time “[…] all applicable information is provided
by the applicant on the form, or attachment(s), as necessary, at the time of its filing […].” Per
Sec. 7.1.2.6..b.4, the review of an Exception “shall apply Article 4, Table 12 Design Review
Criteria, as applicable.” Through the CRC process and prior to public hearing, obtain an
approval or recommendation from the Department of Public Works for the above for this
application is currently Incomplete.
As discussed at our meeting on January 30, Public Works has provided the necessary
confirmation.
4) Per Sec. 7.1.2.6.b, the proposed FLR of 391,474 square feet requires review by the
Coordinated Review Committee (CRC) and Urban Design Review Board (UDRB). Please find
attached to this document the instructions for CRC. Provide a formal CRC request and 25
sets of the revised plans (11” x 17”) as part of your re-submittal. The UDRB hearing will be
scheduled once the comments from Staff have been sufficiently addressed.
Noted.
Per Sec. 7.1.2.6.b, provide a formal CRC request as part of your re-submittal. See Staff
response no. 3 for additional information on completing your application.
The Applicant will submit for the February UDRB hearing and for CRC.
5) Provide copies of the approved plans for the developments on Lots 3-5.
See attached. Lots 3-5 were developed with a self-storage facility pursuant to Warrant 2017-
0027.
6) The maximum height allowed for this development is 8 stories, and the maximum FLR is
314,115 square feet; per Sec. 5.6.2.a & Article 4, Table 6. As set forth in Sec. 3.14.2, “upon
providing a binding commitment” for public benefits, the proposed height and FLR may be
allowed. Consistent with this requirement, provide a copy of the binding commitment which
shall itemize the different benefits made to the City. On sheet A-1.1, list the benefits that will
count towards the bonus FLR and Height.
Bonus height to be satisfied in compliance with Section 3.14 of Miami 21 prior to issuance of
building permit.
Per Sec. 7.1.3.4.e.1, a preliminary plan application for Warrants, Waivers, and Exceptions
shall be deemed complete at the time it is “on a form approved by the city, and all applicable
information is provided by the applicant on the form, or attachment(s), as necessary, at the
time of its filing […].” As set forth in Sec. 3.14.2, provide a copy of the binding commitment
which shall itemize the different benefits made to the City. On sheet A-1.1, list the benefits
that will count towards the bonus FLR and Height.
building permit. The Applicant is currently considering acquiring TDRs from a qualifying
historic property.
7) Provide the isometric elevation of the development’s northern and northwestern corners.
Provided. See Sheet A-5.00 through Sheet A-5.09.

Page 3 of 15
B. BUILDING DISPOSITION
8) Per Sec. 5.6.1.i, a cross-block passage is required on the Spring Garden Road Frontage as it
is over 340 linear feet threshold. The path provided along the northwest property line may not
satisfy this requirement, which is intended to facilitate pedestrian access and break up large
blocks. Revise drawings accordingly.
The Project provides two fully activated cross-block passages. The first passage is located
along the northwest property line and consists of an open area which provides an inviting and
serene environment with benches, lighting, landscaping, and other amenities including a dog
park. See Sheet A-2.01. Additionally, the Project provides a 10-foot-wide cross-block
passage through the proposed structure which also provides seating areas, lighting and
landscaping. See Sheet A-2.02.
• Per Article 4, Table 7 (g), “[b]uilding walls enfronting a Pedestrian Passage shall have
frequent doors and windows.” Provide additional views, material details and elevations of
the interior and exterior of the SE pedestrian passage to show conformity with this
requirement.
• Consider enhancing the architectural emphasis of both entrances of the SE pedestrian
passage so that its purpose is more evident to pedestrians. Consider using a subtle
directional sign stating, “To Sunnybrook Road,” special lighting, vines or planters at this
entrance. Provide details accordingly.
See updated Sheets A-2.00, A-2.01 and A-2.02.
9) On Sheet A-1-0, revise the “List of Requested Waivers,” as follows: Bullet #2, an
“EXCEPTION PURSUANT SECTION 5.6.1.j” is the entitlement which allows a development
to exceed the maximum lot size. Revise note accordingly.
Noted. See Sheet A-1.1.
Revise the list of entitlements identified on Sheet A-1.0 to only reflect those provide in the
“Requests” table above.
See updated Sheets A-1.0.
10) By meeting an increased demand in residential units (as stated in the LOI), the proposal
would provide the same service to the neighborhood as those residential developments that
meet the maximum lot size and do not require an Exception. Indicate in writing the list of
measures that will be undertaken to ensure that the proposal will serve this neighborhood, as
set forth in Sec. 5.6.1.j, or revise proposal accordingly.
See revised letter of intent.
The revised letter of intent does not sufficiently address this requirement. Indicate which
measures will be undertaken to ensure that the proposal will serve this neighborhood in
accordance with Sec. 5.6.1.j.
See revised letter of intent.
C. BUILDING CONFIGURATION
11) Provide a finish material sheet that illustrates all proposed materials, colors, and glazing.
Include color swatches where applicable and label plans accordingly.
See Sheet A-3.04.
12) Provide details and cross-sections on plans to show conformity with Sec. 5.6.2.c and Sec.
5.6.2.a.
See Sheet A-2.01 and 2.02.

Page 4 of 15
On Sheets A-3.00 and A-3.0, two different building configurations were submitted to staff for
the west side of the building. Clarify discrepancy or revise plans accordingly.
See updated elevations.
13) Per Sec. 5.6.2.L, the ground floor along all Frontages shall contain habitable space. Revise
plans accordingly.
i) Consider providing ground floor amenities to satisfy this requirement.
ii) Consider providing Micro Dwelling Units, which require a minimum of 275 square
feet and a
maximum of 1 parking space for every 10 units; per Article 6, Table 13 and Sec.
7.1.2.4.
iii) Consistent with Article 6, Table 13, consider providing live-work units to satisfy this
requirement.
The plans have been revised to provide ground floor amenities. See Sheet A-2.0.
Comment is not sufficiently addressed as there still remain parking spaces along the SW
frontage. Revise accordingly.
The Project contains Habitable Space on the ground floor along all Frontages, as required by
Section 5.6.2(l). As noted in Sheet A-2.0, parking along the ground floor is encroaching less
than 50% of the length of the Secondary Frontage.
14) On Sheet A-1.0, there appear to be 5 clusters of mechanical equipment on the roof. Use
dashed lines on the elevations to indicate the height of the equipment and label the clusters
on the floor plans accordingly; per Article 4, Table 12, Line 13.
See Sheet A-2.6 and A-2.8. Also see elevations on Sheets A-3.00 through A-3.03.
15) Per Sec. 5.6.2.h, provide the height of the parapets, which shall be consistent with Article 4,
Table 12, Line 13.
See Sheets A-3.00 through A-3.03.
Indicate height of elevator override on all elevations.
16) Along the Frontages, identify ground-floor mechanical equipment (including heights) and the
required screening for such, as set forth in Sec. 5.6.2.i.
See Sheet A-2.0.
Page 5 of 15
Please clarify this response. Consider providing a separate sheet showing only the requested
information.
See Sheet A-2.03.
17) Per Article 4, Table 12, Lines 7 and 10, facades at the street level are to provide pedestrian
continuity and interest, as well as promote pedestrian interaction. Consider replacing the
hedge and railings on the ground floor with a staircase that would wrap around the ground
floor. This allows the buildings to maintain a connection with the sidewalk while highlighting
the habitable liner that is required along these Frontages (see sheet A-5.0).
The Project is a residential development which provides ground floor amenities and two
cross-block passages which promote pedestrian interaction. See Sheet A-2.0.
See comment #19 below.
18) Please note that pursuant to Sec. 5.6.2.a, neither the Arcade nor the Gallery Frontage
proposed on Sheet A-2.0 are permitted without a Special Area Plan. Revise Frontages
according to Article 4, Table 6 (provided below for reference): Permitted for Soleste Uptown,
per Art. 4, Table 6 and Table 2: Shopfront, Stoop, forecourt.
The proposed Arcade is not encroaching within the Setback. As such, no Special Area Plan
approval is required. The proposed arcade provides protection from the elements for residents
of the Project and further promotes pedestrian interaction.
Although the physical elements of the entry (stoop,

forecourt or shopfront) may encroach into the 1st layer (no
more than 10’ from the BBL), an arcade or gallery
configuration is not permitted in the Private or Public
Frontage along NW 10 Ave. Revise plans accordingly.
See new comments provided at the end of this

document.
The proposed arcade is not an Arcade as described in Miami 21 as it does not encroach into the Setback. The
Property is located within an AE Federal Flood Hazard Zone. As such, the Property must be elevated and
accessed through stairs. This condition also requires a berm which the Applicant is proposing to appropriately
landscape. In order to enhance the pedestrian experience at the site and avoid stairs that encroach into the
First Layer, the Applicant has placed the necessary stairs and accessible ramp within the Second Layer and
provided an arcade along the Building’s façade. This Arcade also provides protection from the elements for
pedestrians while the required berm maintains a continuous façade as intended by Miami 21.
19) Per Article 4, Table 12, Line 11, embellish the walls which enclose the garage with an
architectural treatment or glass. Also note the Parking Standards section for additional
comments on this element of the development.
Parking garage is enclosed with an architectural treatment of alternating stucco and metal
louvers. See elevations on Sheets A-3.00 through A-3.03.
As indicated in the “Requests” above, one Waiver is required to allow parking in the 2nd layer
at the Primary Frontage and one Waiver is required for the same at the Secondary
Frontages. In accordance with Sec. 5.6.4.d and Sec. 5.6.4.e, such Waivers may be approved
“if an art or glass treatment, of a design to be approved by the Planning Director, with the
recommendation of the Urban Development Review Board, is provided for one hundred
(100%) percent of that portion of the Pedestal Façade.” Revise plans accordingly and identify
Page 6 of 15
an established artist if artwork is proposed.
Noted. See updated elevations.

20) Per Article 4, Table 12, Line 12, this development requires “usable Open Space that allows
for visible and convenient pedestrian access from the public sidewalk.” In the event that the
path along the northwest property line may be utilized for this purpose, the following
comments shall apply:
i) To ensure that this path is safe, Crime Prevention Through Environmental Design
(CPTED) guidelines suggest adding habitable space that would extend to this portion
of the property. For example, providing ground floor amenities with glass walls may
provide “Natural Surveillance” for the path; through a clear glass wall which could be
used to enclose the habitable space, a pedestrian standing on the path would be able
to see any activity on the sidewalk and vice versa. Meanwhile, the individuals using the
habitable space would also serve as natural surveyors of the path and sidewalk.
Noted. See Sheets A-2.0 and A-2.01.
21) Provide a cross-section of this path, with dimensions and details of materials, on the
plans. Which shall be consistent with Article 4, Table 12, Line 12,
See Sheet A-2.01.
22) Per Sec. 5.6.7.b, lighting levels at the Frontages shall not exceed 20 foot-candles.
Provide a photometric plan for the building Frontages and the path consistent with
this requirement.
Provided. See Sheets PH-01 to PH-04.
23) Consistent with Article 4, Table 12, Line 12, consider moving the tree proposed to the left of
the western driveway to the left of the entrance of the path (see excerpt below from Sheet A-
2.0.) This brings emphasis to the path’s entrance which would encourage its usage.
See Sheets A-2.01.
24) Along the property line that borders the expressway, consider providing an open, curvilinear
driveway or providing the Forecourt Frontage referenced in Article 4, Table 6 to
accommodate (i) the pedestrian path, (ii) vehicular access into the garage (iii) and the
proposed easements shown on the approved T- Plat; design shall be consistent with Article
4, Table 12, Line 12. Provide details on plans.
Noted. The Applicant believes that the current design best accommodates vehicular access
to the Project while enhancing the pedestrian experience.
25) Provide the square-footage for the dog park, which should be sufficient for the 250
residences units proposed, or as recommended by the Director of Parks and Recreations as
part of the CRC process.
Provided. See Sheet A-2.0. Dog park area is approximately 910 square feet.
26) Per Sec. 5.6.5.c, provide the details for the roofing material which should be high albedo or,
indicate on plans that the roof shall be a planted surface.
See Sheet A-2.8.
27) On sheet A-1.0, the note proposes to comply with the requirements of Sec. 3.13.1. However,
Sec. 5.6.5.c states that the development shall comply with Sec. 3.13.2, which addresses the
Page 7 of 15
City’s Heat Island Effect. Revise plans and the note on Sheet A-1.0 accordingly, and provide
details of roofing materials on the roofing plan (see comments below).
See Sheet A-2.8.
28) Per Sec. 5.6.5.c and Sec. 3.13.2, consider applying the designs below to the rooftops or portions
thereof:
i) Using the roof as a substructure for and covered by:
(1) A rooftop deck
(2) Vegetation associated with an extensive or intensive green roof as defined by the
U.S. Environmental Protection Agency,
(3) Photovoltaic and/or solar equipment.
ii) A rooftop deck covering a maximum of 1/3 of the rooftop total gross area.
The Applicant will continue to explore this active roof options.
29) The roofing types described above may also be used towards the public benefits that are
needed to allow the additional 3 stories and FLR requested for this project; per Sec. 3.14,
titled “Public Benefits Program”, Sub-section 3.14.4 (d). Indicate on plans which roofing
treatment and public benefit option, as applicable, that is used.
i) See comments 41-49 below for additional roofing comments.
Noted.
Indicate on plans which roofing treatment and public benefit option, as applicable, that is used.
building permit.
D. BUILDING FUNCTION AND DENSITY
30) Provide a signed and sealed survey with the square footage of Lots 1-6 and 23-30 of Block 2
of the Sunnybrook Plat. Confirm the number of dwelling units that may be available on the
Lots which are not part of Soleste Uptown development.
According to the enclosed survey, the Property (which consists of Lots 1, 2, 6 and 23-30 of
the Sunnybrook Plat. The Property contains a Lot Area of approximately 63,250 square feet
or 1.452 acres. As such, the maximum density permitted at the Property is 217.8 dwelling
units. The Property will be unified through the enclosed Covenant in Lieu of Unity of Title.
However, that certain Covenant in Lieu of Unity of Title recorded on Official Records Book
30783, Page 4867, unified Lots 3, 4, and 5 with Lots 1, 2, 27, 28, 29, and 30 of Block 2 of the
Sunnybrook Plat and transferred all the permitted density (approximately 61.98 dwelling
units) from Lots 3, 4, and 5 to Lots 1, 2, 27, 28, 29, and 30 of Block 2 of the Sunnybrook Plat.
The Applicant is proposing to use 32.2 of those units within the Property.
a. The total square footage for the subject property shown on Sheet A-1.1, in the letter
of intent and on the survey is inconsistent. Provide the total area on the survey, and
revise drawings and calculations accordingly.
See updated letter of intent.
b. On sheet A-1.1, include the ORD which will permit the transfer of density in the
Density section. Revise the number of units allowed based on adjustment to lot size,
as applicable.
31) Per ORB 30783, PG 4867-4877, the recorded covenant (the “Covenant”) i) assembled Lots 1-
5 and 27- 30 (a total of 9 Lots) in Block 2 of the Sunnybrook Plat, ii) waived the “Easement and
Operating Agreement,” and iii) transferred all density (approximately 193 du) from Lots 3-5
(“Property 1”) over to Lots 1, 2, 27-30 of the same Plat. However, the Soleste Uptown proposal
Page 8 of 15
consists of 11 platted Lots (Lots 1,2,6 and 23-30). Address this comment in writing or revise
documents accordingly.
The Applicant has submitted a separate Covenant in Lieu of Unity of Title unifying the Soleste
Uptown development site. See enclosed.
Additional comments to be provided by Staff at pre-application meeting.
32) Consistent with Sec. 3.3.1 and Sec. 3.6.5, the density transfer may not be permitted until the
affected Lots are assembled. Consistent with Sec. 3.3.1 and Sec. 3.6.5, provide a draft of a
restrictive covenant at the next submittal (in hard copy and in Word format) for review by the
City Attorney and the Planning Department which:
i) Assembles all Lots which gain or lose density by way of the transfer.
ii) Releases or amends the existing Covenant, if necessary per the City Attorney.
iii) Assigns densities as proposed.
iv) Includes a valet parking agreement and operating plan, pursuant to Sec. 3.6.5, which
requires that “an attendant […] remain on duty during business hours or as long as the
Principal Building is occupied.”
v) Includes the breakdown of individual, tandem and on-street parking spaces.
vi) Refences the waiver pursuant to Article 4, Table 4, for the 30% parking reduction as a
result of its proximity to the Culmer Train Station.
vii) Includes a clause in which a release of the covenant reassigns all densities, and
associated parking spaces, based on the effective FLUM.
viii) Includes a clause requiring that the ORD and PG of this recorded covenant be
included in the final plat and building permits.
The Applicant has submitted a separate Covenant in Lieu of Unity of Title unifying the Soleste
Uptown development site. See enclosed.
33) At building permit, submit a recorded copy of the covenant.

Noted.
34) Per the e-mail from the NET administrator (Attachment 2), and Article 4, Table 12, Line 14,
provide evidence of outreach to the neighborhood.
Applicant is working on community outreach and will meet with interested neighbors prior to
the PZAB hearing on the requested Exception.
Comment not addressed.
E. PARKING STANDARDS
35) 37) Per Sec. 5.6.4.d, surface parking may extend into the Second Layer a maximum of 25%
of the length of the Primary Frontage or up to 50 feet. Sheets A-2.1 and A-2.2 show parking
spaces in the 2nd Layer along the entire length of the Primary Frontage. Revise plans
accordingly.
The Project does not provide any surface parking. All parking is internalized and masked with
an architectural treatment. Furthermore, the Project does not provide ground floor parking
within the First Layer along the Primary Frontage. See Sheet A-2.0.
Per Sec. 5.6.4.d:
 “Primary Frontage. All parking […] shall be located within the Third Layer and
shall be masked from the Frontage by a Liner Building or Streetscreen […]”
Or
Page 9 of 15
 “[…] Parking may extend into the Second Layer above the first (1) Story, by
Waiver, if an art or glass treatment, of a design to be approved by the
Planning Director, with the recommendation of the Urban Development
Review Board, is provided […]”
The proposed treatment of the parking does not satisfy the intent of this regulation; Article 4,
Table 12; nor Miami 21. Revise plans accordingly. Examples of such treatment in the City of
Miami are available upon request.
36) 35) Per Sec.5.6.2.j, the permissible height for the screening material is between 3.5’ and 8’.
The plants proposed for this screening are up to 2’ tall (per Sheet L-2.0). Revise plans or
provide a cross section which shows compliance with these regulations. NOTE:
Streetscreens above 3’ in height must be 50% permeable or articulated to avoid blank walls.
Project is not providing a Street screen.
Per Sec. 5.6.4.d, “Primary Frontage. All parking […] shall be located within the Third Layer
and shall be masked from the Frontage by a Liner Building or Streetscreen […]” Per Sec.
5.6.4.e, “Secondary Frontage. All Parking […] shall be located in the Third Layer and shall be
masked from the Frontage by a Liner Building or Streetscreen for a minimum of fifty percent
(50%) of the length of the frontage or height of the pedestal.” If the shrubs are meant to serve
as the required streetscreen, revise the species in accordance with Sec. 5.6.2.j.
As noted in Sheet A-2.0, parking spaces along the Secondary Frontage are masked by a
Liner Building for a minimum of fifty percent (50%) of the length of the frontage or height of
the pedestal. The Applicant is not proposing a Streetscreen.
37) 36) Per Sec. 5.6.4.d and Sec. 5.6.4.e, where on-site parking is permitted by right, it must be
masked. Consider using a screening technique whereby the parking is not identifiable, or is
disguised, from the exterior. Revise plans accordingly.
Parking garage is masked with an architectural treatment of alternating stucco and metal
Per Sec. 5.6.4.d and e, “an art or glass treatment of a design to be […]” The proposed
screening does not satisfy this requirement. Revise plans accordingly.

38) As set forth in Sections 5.6.4.d and e, provide an art or glass treatment on the Primary and
Secondary Frontages where the parking encroaches into the 2nd layer (see Sheets A-2.0, A-
3.1 and A-5.0) which shall be reviewed and approved by the UDRB and Planning Director; as
set forth in Article 4, Table 12, Line 19.
Parking garage is masked with an architectural treatment of alternating stucco and metal
See comment 35 to 37.
See updated elevations
39) Consider implementing a Citi Bike station to allow residents to benefit from the proximity to
the train station.
The Applicant believes this is a great idea and will evaluate this suggestion.
40) Sheet A-1.1 indicates that 16 on-street parking spaces will be provided. Provide a cross-
section of the site from the center line of the ROW to the 2nd Layer of the project, which must
be consistent with the requirements of Article 8, Illustration 8.4 and Article 4, Table 6,
including street lighting.
Provided. See Sheet A-2.02.
Page 10 of 15
As shown in Illustration 8.4, revise plans
so that the street trees are at the back of
the curb and do not divide the sidewalk.
The trees may need to be in the public
ROW, therefore contact Kyle Brudzinski
(KBrudzinski@miamigov.com) of the
Environmental Resources division for
recommendations. Provide a revised site
plan and landscape plan accordingly.
See updated Sheets A-2.0 and A-2.02.

41) Label the gate, if applicable, at the southeastern and northern vehicular entrance.
See new parking comments at the end of this document.
F. LANDSCAPE STANDARDS
42) Consistent with Article 4, Table 12, Line 20, provide BD#s for any tree removal permits.
No tree removal permits have been submitted in connection with this Exception application.
43) Consider maintaining the existing trees along the Primary Frontage as their current canopy
provides a great deal of shade and add to the pedestrian experience at the front of the
property.
The Applicant will work with the Environmental Resources Division on the tree removal and
relocation plan for the Project.
See next comment.
44) Per Sec. 17-5 (b) of the City Code of Ordinances, and a site visit by Staff on 10/23/18, the
trees along the Frontage line are of “substantial value” to the site’s pedestrian space, and
thereby warrant an appropriate redesign to allow them to remain. Furthermore, provide the
following items with your resubmittal:
a. Certified Arborist Report and corresponding tree survey, as approved by the Chief of
Environmental Division.
b. A revised design of the project, as necessary, which allows the existing Specimen
Trees and those of “Substantial Value” to remain.
c. A revised landscape or tree disposition plan with symbols of those trees which will be
preserved, removed and added.
d. A plan showing any vegetation that will be used to landscape the site.
e. An irrigation plan.
The Applicant will work with the Environmental Resources Division on the tree removal and
relocation plan for the Project. The above requested items will be provided at the time of
building permit application for the Project.
Comment not addressed. Per Sec. 7.1.3.4.d and e, “[m]aterials to be submitted with the
Page 11 of 15
application shall include maps, plans, surveys, studies and reports that may reasonably be
required to make the necessary determinations […].” Per Sec. 7.1.3.4.e.1, a preliminary plan
application shall be deemed complete at the time “[…] all applicable information is provided by
the applicant on the form, or attachment(s), as necessary, at the time of its filing […].” Per Sec.
7.1.2.6..b.4, the review of an Exception “shall apply Article 4, Table 12 Design Review Criteria,
as applicable.” In accordance with Article 4, Table 12, Lines 19 to 23, provide the requested
drawings and documents with your next submittal.
Refer to full arborist report provided by arborist for species and evaluations of all existing trees on site. Refer
to tree disposition plan TD-1 showing disposition of existing trees and refer to sheet L-1 showing all proposed
trees. Refer to Irrigation plans sheets IR-1 and IR-2.
45) Along the 9.5-foot, platted utility easement shown on Sheet L-1, consider providing vines
against the neighboring wall, or on a fence, instead of the trees so that the easement may be
used as a pedestrian path that connects to the path proposed to the NW of the site and the
bike room to the NE. Provide details for the species, irrigation methods, pedestrian or cycling
path materials and design, as well as maintenance program on plans.
See updated landscape plans.
The perimeter of the pedestrian passage is planted with shrubs and trees which still allow adequate room for
pedestrians and bicycle usage.
46) Wherever possible, replace sod with plants which have low-watering needs (Crotons for
example) to ensure water efficiency and less waste on the site.
Noted.
47) Along Sunnybrook Rd, consider providing shade trees instead of palms in an effort to
enhance the sidewalk and as set forth in Article 4, Table 12, Line 10.
Palms have been replaced with oaks.
48) Consistent with Article 4, Table 12, Line 7, provide landscaping or an attractive and usable
space on the 9th floor (sheet A-2.5) to ensure that view of such a surface from the highway or
neighboring properties is appealing. Consider masking the mechanical equipment from such
views as well.
See Sheet A-2.6.
• On Sheets A-2.6 and L-4, indicate on plans the material(s) used on the roof other than the
deck. Consider providing sod or turf consistent with Article 4, Table 12.
• On Sheet L-4, the symbol “GC” is not listed in the Plant List table. Revise or clarify.
See sheet L-4 for 9th floor planting
49) Along the sidewalk, consider using large planters with benches to encourage the use of the
space; per Art. 4, Table 12, Lines 7, 21-23.
See Sheet A-2.0.
50) Provide material details and/or swatches of the pavers proposed for the sidewalk which shall
be consistent with Article 4, Table 12, Line 21-23.
Comment not addressed. Per Article 4, Table 12, Line 23, “Use landscape material, such as
plantings, trellises, pavers, screen walls, planters and similar features, to enhance building
Page 12 of 15
design and continuity of streetscape.”
See Sheet A-2.01 and A-2.6.

51) Consistent with Sec. 5.6.7.c, provide details and the location of the lighting used in the open
space and the abutting public space, which shall be compatible with Illustration 8.4 of Miami
21.
• Comment not addressed. Call-out street lights on plans, which shall be consistent with
Illustration 8.4, to be placed at the back of curb and on the public right of way.
• Consider using shorter and more frequent light poles to i) emphasize the pedestrian scale
of the sidewalk and ii) protect both future residents and neighbors from any adverse effects
from the spill over of lights in the public realm.
• Provide details showing the specific type of street-lighting proposed (e.g. directional,
bollard).
See Sheet A-2.01 and A-2.6.
G. SIGN STANDARDS
Signage is not part of these entitlements.
H. AMBIENT STANDARDS
52) As set forth in Sec. 5.6.7.c, interior garage lighting fixtures shall not be visible from the
streets. Provide directional details for the proposed lighting on the property in accordance
with Article 4, Table 12, Line
30. Consider using bollards where necessary.
See Sheet A-2.02.
53) Instead of the 15’ wide sidewalk, consider providing a bike lane which would create a path
from the “Bicycle Parking” room shown on Sheet A-2.0. Consider aligning this development
with the future projects by Public Works, as applicable.
Noted. Applicant will cooperate with any proposals the City has to provide bike lanes in the
area.
54) Per Article 4, Table 12, Line 31, reach out to Traffic Specialist, Collin Worth for traffic mitigation
strategies and connectivity opportunities to “Rails to Trails,” or similar, projects that may
impact this development. Mr. Worth may be reached at cworth@miamigov.com. Please note
that these comments will be incorporated into the list of CRC requirements, as necessary.
Noted.
Submit a copy of the above items and correspondence with Mr. Worth as part of the
resubmittal and CRC package for concurrent review.
55) NEW COMMENT: As set forth in Section 3.6.6, provide an agreement from the Miami Parking
Authority showing the total number of on-street parking spaces available for the site.
The Applicant has requested confirmation from the MPA and will provide upon receipt.

Page 13 of 15
56) NEW COMMENT: Per Article 5, Illustration
5.6 the building itself may be no more 10’
away from the Property Line/BBL on at least
70% of the Primary Frontage length (NW 10
Ave). A terrace does not meet this
requirement. Revise plans accordingly, and
add the “Frontage at Front Setback”
information for Spring Garden Rd and
Sunnybrook Rd to the data table on Sheet A-
1.1.
The Property is located within an AE Federal
Flood Hazard Zone. As such, the Property
must be elevated and accessed through
stairs. In order to enhance the pedestrian
experience at the site and avoid stairs that
encroach into the First Layer, the Applicant
has created placed the necessary stairs and
accessible ramp within the Second Layer and
provided an arcade along the Building’s
façade.
57) NEW COMMENT: The northernmost portion

of the NW cross-block passage must access
Sunnybrook Road. Provide a pedestrian
opening along Sunnybrook Road. Include
details and elevations looking into the
passage from Sunnybrook Rd.
See updated Sheet A-2.01 depicting the

required access to Sunnybrook Road.
58) NEW COMMENT: Per Sec. 7.1.3.2.5, submit proof of any pending code enforcement action or
municipal liens on the property.
Required code and lien searches will be provided along with the Exception application.
59) NEW COMMENT: On Sheet A-0, provide the total number of sheets submitted as part of this
plan set and entitlement request. Ensure to list all sheet no’s and titles in the Index on Sheet
A-0.
Noted.

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Iris Escarra

September 18, 2018

VIA HAND DELIVERY

Mr. Joseph Ruiz

Dear Mr. Ruiz:

On behalf of Spring Gardens Apartments, LLC (the “Applicant”), we respectfully submit

• Promotes the intent of the Transect Zone;

• Is consistent with the guiding principles of Miami 21;

• Promotes energy conservation and Building sustainability.

GREENBERG TRAURIG, P.A.  ATTORNEYS AT LAW  WWW.GTLAW.COM

2. Covenant in Lieu of Unity of Title

GREENBERG TRAURIG, P.A.  ATTORNEYS AT LAW  WWW.GTLAW.COM

II. THE PROJECT

III. EXCEPTION REQUEST

GREENBERG TRAURIG, P.A.  ATTORNEYS AT LAW  WWW.GTLAW.COM

GREENBERG TRAURIG, P.A.  ATTORNEYS AT LAW  WWW.GTLAW.COM

IV. WAIVER REQUESTS

1. Waiver requested pursuant to Article 7, Section 7.1.2.5.a.8., to permit up to a 30%

Culmer Metrorail Station

2. Waiver requested pursuant to Article 7, Section 7.1.2.5(10), to permit substitution of

GREENBERG TRAURIG, P.A.  ATTORNEYS AT LAW  WWW.GTLAW.COM

3. Waiver pursuant to Article 7, Section 7.1.2.5(28) to permit up to a 10% reduction in the

4. Waiver pursuant to Article 5, Section 5.6.1(d) to permit, along a Primary Frontage,

5. Waiver pursuant to Article 5, Section 5.6.1(e) to permit, along a Secondary Frontage,

Section 2.1.3.1. The City:

b. Growth strategies should encourage Infill and redevelopment.

GREENBERG TRAURIG, P.A.  ATTORNEYS AT LAW  WWW.GTLAW.COM

-- The proposed project is an infill project located within walking distance of

c. New Development should be structured to reinforce a pattern of Neighborhoods

Section 2.1.3.2 The Community

a. Neighborhoods and urban centers should be the preferred pattern of Development

-- The Project is proposed as an urban center residential project that adds a

b. Neighborhoods and Urban centers should be compact, pedestrian-oriented and

GREENBERG TRAURIG, P.A.  ATTORNEYS AT LAW  WWW.GTLAW.COM

g. Civic, Institutional and Commercial activity should be embedded in Mixed-Use

--The Project brings a much needed residential component to the civic,

2.1.3.3 The Block and the Building

a. Buildings and landscaping should contribute to the physical definition of

-- The Project exceeds the required Open Space in Miami 21 by providing

b. Development should adequately accommodate vehicles while respecting the

GREENBERG TRAURIG, P.A.  ATTORNEYS AT LAW  WWW.GTLAW.COM

-- The Project is being proposed as a LEED Silver project or its equivalent.

for Iris V. Escarra

GREENBERG TRAURIG, P.A.  ATTORNEYS AT LAW  WWW.GTLAW.COM

Documents Received by Staff: October 9, 2018

10/26/18 Planning Staff Comments 01/17/19 Planning Staff Response

PR-18-230, Soleste Uptown/Spring Garden Apts, 2nd Review

PR-18-230, Soleste Uptown/Spring Garden Apts, 2nd Review

See updated elevations.

i) Consider providing ground floor amenities to satisfy this requirement.

Although the physical elements of the entry (stoop,

See new comments provided at the end of this

Noted. See updated elevations.

D. BUILDING FUNCTION AND DENSITY

33) At building permit, submit a recorded copy of the covenant.

See updated elevations.

See updated Sheets A-2.0 and A-2.02.

See new parking comments at the end of this document.

See Sheet A-2.01 and A-2.6.

PR-18-230, Soleste Uptown/Spring Garden Apts, 2nd Review

57) NEW COMMENT: The northernmost portion

See updated Sheet A-2.01 depicting the

PR-18-230, Soleste Uptown/Spring Garden Apts, 2nd Review

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