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September 18, 2018 Updated December 12, 2018 Updated January 29, 2019 VIA HAND DELIVERY Mr.

September 18, 2018 Updated December 12, 2018 Updated January 29, 2019

VIA HAND DELIVERY

Mr. Joseph Ruiz Zoning Administrator City of Miami

444 SW 2 nd Avenue

Miami, Florida 33131

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

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

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Mr. Joseph Ruiz Soleste Uptown Updated January 29, 2019

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.

Development centered on the Culmer Metrorail Station. 1. Utility Easement As depicted on the Survey, a

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

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

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Mr. Joseph Ruiz Soleste Uptown Updated January 29, 2019

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.

Property 2. Please see Section 10 and Exhibit D of the CIL. According to the enclosed

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.

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

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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.

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

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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 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.

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

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Mr. Joseph Ruiz Soleste Uptown Updated January 29, 2019

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.

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

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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

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

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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.

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

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Mr. Joseph Ruiz Soleste Uptown Updated January 29, 2019

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.

Enclosures

Sincerely,

consideration of this matter. Enclosures Sincerely, Iris V. Escarra for GREENBERG TRAURIG, P.A.  ATTORNEYS

Iris V. Escarra

for

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

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P L A N N I N G Documents Received by Staff: Comments sent to
P L A N N I
N G
Documents Received by Staff:
Comments sent to Applicant on:
2 nd Submittal Received on:
2 nd Comments Issued:

D E P A R T M E N T

P R O J E C T S R E V I E W M E E T I N G

Exception & Waivers Soleste Uptown Apartments 2 nd 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

October 9, 2018 October 26, 2018 December 19, 2018 January 18, 2019

Pre-application Meeting:

Applicant:

Land Development Planner:

January 23, 2019 (Tentative) Spring Garden Apartments, LLC, c/o Iris Escarra Anne-Christine Carrie, Planner II (305-416-1417)

Escarra Anne-Christine Carrie, Planner II (305-416-1417) 10/26/18 Planning Staff Comments 12/19/18 Applicant

10/26/18 Planning Staff Comments 12/19/18 Applicant Response

REQUESTS:

Staff Comments 12/19/18 Applicant Response REQUESTS: 01/17/19 Planning Staff Response 02/05/19 Applicant

01/17/19 Planning Staff Response 02/05/19 Applicant Response

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. See updated Sheet A-1.1.

3. Two Waivers to allow parking in the 2 nd 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. See updated Sheet A-1.0.

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

See updated Sheet A-1.0.

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. See updated Sheet A-1.0.

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. See updated Sheet A-1.1.

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. See updated Sheet A-1.1.

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.

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

the review of an Exception “shall apply Article 4, Table 12 Design Review

Sec. 7.1.2.6

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.

b.4,

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. Bonus height to be satisfied in compliance with Section 3.14 of Miami 21 prior to issuance of 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.

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

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

building. Clarify discrepancy or revise plans accordingly. See updated elevations. 13) Per Sec. 5.6.2.L, the ground

See updated elevations.

or revise plans accordingly. See updated elevations. 13) Per Sec. 5.6.2.L, the ground floor along all

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.

revised to provide ground floor amenities. See Sheet A-2.0. Comment is not sufficiently addressed as there

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. See updated 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.

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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. See updated elevations.

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 1 st 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

document.

new

comments

provided

at

the

end

of

this

See document. new comments provided at the end of this The proposed arcade is not an

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

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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

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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. Bonus height to be satisfied in compliance with Section 3.14 of Miami 21 prior to issuance of 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.

See updated Sheet A-1.1.

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

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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. Additional comments to be provided by Staff at pre-application meeting.

33) At building permit, submit a recorded copy of the covenant. Noted. Additional comments to be provided by Staff at pre-application meeting. 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 2 nd 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

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[…] 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.

See updated elevations.

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 louvers. See elevations on Sheets A-3.00 through A-3.03. 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.

See updated elevations. 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 2 nd 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 louvers. See elevations on Sheets A-3.00 through A-3.03. 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 2 nd 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.

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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.

plan accordingly. See updated Sheets A-2.0 and A-2.02. 41) Label the gate, if applicable, at the

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

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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.

b.4, 7.1.2.6

as applicable.” In accordance with Article 4, Table 12, Lines 19 to 23, provide the requested drawings and documents with your next submittal.

the review of an Exception “shall apply Article 4, Table 12 Design Review Criteria,

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. Comment not addressed.

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. See updated landscape plans. Comment not addressed.

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 9 th 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 9 th 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. See updated landscape plans. 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

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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.

See updated landscape plans.

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.

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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.

Sheet

required access to Sunnybrook Road.

See

updated

A-2.01

depicting

the

access to Sunnybrook Road. See updated A-2.01 depicting the 58) NEW COMMENT: Per Sec. 7.1.3.2.5, submit
access to Sunnybrook Road. See updated A-2.01 depicting the 58) NEW COMMENT: Per Sec. 7.1.3.2.5, submit

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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