City of Miami Planning andZoning Department

UDRB APPLICATION FORM

(To be completed by Applicant)

14th Street Tower

PROJECT NAME

1441 N MiamiAvenue
PROJECT ADDRESS

Mixed Use
PROPOSED US tr

Downtown/Brickell 2
NET DISTRICT COMMISSION DISTRICT-
T6-248
TRANSECT ZONE

14 Street Development LLC

OWN

305-283-7555 nir@nrinvestments.com
PHONE NUMBER E-mail

1111 Park Centre Blvd, Suite 450, Miami Gardens, Fl 33169

MAILING ADDRESS

lris Escarra, Esquire

APPLICANT

305-579-0737 escarrai@gtlaw.com
PHONE NUMBE ail

Greenberg Traurig, PA 333 Avenue of the Americas, Miami, Florida 33131

MAILING ADDRESS

Please reflect all e-mail addresses where you wish to receive any information about your project as well as the UDRB Resolution.
GENERAL PROJECT DATA:

ITEM ALLOWED PROVIDED

TOTAL FLR (sq. ft.)
796,800 SF 739,634 SF
TOTAL DENSITY (units per acre) 572 543
RESIDENTIAL UNITS 572 543
HOTEL ROOMS nla nla
COMMERCIAL/ RETAIL AREA (sq.ft ) 8,706 SF
OFFICE AREA (sq.ft.) 35,129 SF
OPEN SPACE (sq.ft.) 4,801 SF 8,676 SF
HEIGHT (stories) 24 + 24 Benefit Height 38
HEIGHT (feet) 439'-6"
PARKING SPACES 407 452
BICYCLE PARKING 30 30
SUSTAINABILITY (i.e. LEED) LEED Silver or equivalent LEED Silver or equivalent
PUBLIC BENEFITS (type) Workforce Housing
PUBLTC BENEFTTS (% FLR) 2O9,B8B SF

DESCRIPTION OF PROJECT SUBMITTED TO UDRB

Mixed use tower including ground floor retail, two floors of office, 543 residential units on 26 floors,

and two floors of amenity with both interior and exterior decks.

Pursuant to the Planning and Zoning Department fee schedule, a fee of $150 shall be required prior to the review
and issuance of this planning application. The application fee for signs and murals is $75. Permit fees are non-
refundable

APPLICANT DATE

UDRB LIAISON DATE

E GreenbergTraurig
l¡is Escara
(305) 579{?37
E.Mall : escanai@gtlaw.com

February 5,2A19
Updated June 18,2019

Joseph Ruiz
Zorung Administator
City of Miami
444 SrW 2nd Avenue
Miami, Florida 33131

Re¡ l4th Street Development, LLC I l44l N Miami Avenue, MÍami, F'lorida /
Letter of Intent for Warrant and Waiver Submittal

Dear Joe:

On behalf of 14û Street Development, LLC (the "Applicanf'), we respectfully submit

the enclosed Warrant and V/aiver application for your review and approval for the development
of the property generally located at l44l N Miami Avenue, Miami, Florida (the "Property"), as
depicted in the enclosed site plan, dated January 22,2019, and prepared by Zyscovich Architects
(the "Development Plans" or "Projecfo).

PRO PERTY I¡f LO.RMAIT ON

Under Miami 21, the Property is zoned T6-248-0. Pursuant to the City of Miami's
Future Land Use Map, the Property has a land use designation of General Commercial.

According to the Survey prepared by Fortin, Leavy, Skiles, Inc., the Property consists of
a total lot area of 49,800 square feet or l.l4 acres and is to be developed pursuant to the
Development Plans lvith the demolition of the existíng structures, and the construction of an
thirty-nine (39) Story mixed use structure containing Residential, Commercial, and Offrce Uses
(the "Project").

\ilARRANT

Article 6, Table 13 permits Micro Dwelling Units within a TOD area by process of
Warrant. The Property is located within the TOD area created by the School Board Metro Mover
Station. Micro Dwelling Units are a minimum of 275 sq. ft. and must be less than 400 sq. ft. in
area. The Project proposes 231 Micro Dwelling Units.

In adopting Ordinance No. 13792, which permits Micro Dwelling Units, the City
Commission noted that Micro Dwelling Units have stronger occupancy rates than typical
apartments and that individuals are attracted to Micro Dwelling Units because of a desire to
sacrifice space for lower per unit cost and proximity to transit, employment, and vibrant mixed-

Greenberg Traurig, P.A. I Attorneys at Law

333 SE 2nd Avenue I Suire 4400 | Miami. FL 15131 I T +1 305.579.0500 I F +7305.579.07t7
wwì,.gtlawcom
 l4r¡ Street Develofrmcnt
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use neighborhoods. The Property is perfectly located in an area with mass tansit options and is
within the rapidly developing Omni mixed use neighborhood. As such, Micro Dwelling Units are
appropriate at this location and should be encouraged, as the City shifts towards best practices
regarding unit size, transit options, and parking reductions.

GUIDING PRINCIPALS

The Guiding Principals in support of all the Waivers described below are as follows:

Section 2.1.3.1. The City:

b. Growth stategies should encourage Infill and redevelopment.

-- The proposed Project is an Urban Core infill project fronting two highly
traversed streets, N Miami Avenue and NE 14ú Street. The Project seeks to
develop the existing vacant site to provide multifamily housing, ground floor
retail, and offrce uses.

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

and urban centers focusing growh at transit nodes rather than along Corridors.

-- The Project is proposed as an urban core mixed use project providing for a
variety of uses, with a lined garage. The Project accomplishes being a traffic
node as a Transit Oriented Development, located adjacent to the School Board
Metro Mover Station.

f. The City should include a framework of transit, pedestrian, and bicycle systems
that provide alternatives to automobile use.

- The Project includes vehicular and bicycle parking options and is being
built as a Transit Oriented Development.

Section 2,1,3.2 The Community

a. Neighborhoods and urban senters should be the preferred pattern of

Development and Transect Zones emphasizing single use should be the
exception.

- The Project is proposed as urban core mixed use project providing for
Residential, Offïce, and Retail Uses.

b. Neighborhoods and Urban centers should be compac! pedestrian-oriented and

Mixed-Use. Density and Intensity of Use should relate to degree of tansit
service.

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-- The Project is compact with a variety of uses and located along two major
corridors, N Miami Avenue and NE 14ú Street. The Property has three
Frontages, at N Miami Avenue, NE Miami Court, and NE 14û Street. The
adjacent School Board Metro Mover Station provides abundant mass transit,
with access to the Brickell Loop, Inner Loop, Omni Loop, and connections to
the Metro Rail.

c. The ordinary activities of daily living should occur within walking distance of
most dwellings, allowing independence to those who do not drive.

- rte Project is centrally located in a neighborhood which has a variety of

retail, civic, and restaurant uses located on all sides of the Project. With the
nearby Metro Move Station, the entirety of downtown and Brickell is
accessible from the Property.

d. Interconnected networks of Thoroughfares should be designed to disperse and

reduce the length of automobile trips and to encorrage walking and bicycling.

- The Project is located in a Transit Oriented Development.

f. Appropriate building Densities and land uses should occur within walking
distance of üansit stops.

-- There is a Metro Mover Station adjacent to the Propefy, as well as multiple

bus stops within walking distance.

i. Within Neighborhoods, a range of housing types and price levels should

accommodate diverse ages and incomes.

- The Project proposes to have a Residential, Office, ild

Commercial
development, which provides a variety of residential options including micro
units.

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 provides nearly double the required Open Space in Miami 21.
The development of the Property will provide ground level retail, which the
existing structures lack. This will enhance the pedestrian realm and encourage
walkability along a stretch with no retail frontages.

b. Development should adequately accommodate vehicles while respecting the

pedesüian and the spatial form of public space.

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lrVe lvcr l¡ttcr of lntcnt

- The Project's onsite parking is screened from view, while providing a level
of parking appropriate for the tenant mix and the Property's Transit Oriented
Development desi gnation.

c. The design of Thoroughfares and Buildings should reinforce safe environments,

but not at the expense of accessibility. Designs should incorporate principles
of Crime Prevention Through Environmental Design (CPTED).

- The Parking access has been intemalized within the site.

d. Architecture and landscape design should grow from local climate, topography,
history, and building practice.

- The Landscape plan incorporates native tees into the proposed landscaping
plan. The existing site is predominantly covered in asphalt and/or concrete.

e. Buildings should allow their inhabitants to experience the geography and

climate through energy efficíent design.

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

WAIVER REOUEST

1. Waiver requested pursuant to Article 5, Section 5.6.4(e), to permit parking to

encroach into the 2nd layer, above the first Story, along the Primary Frontage, with an
art or glass treatment approved by the PlannÍng Director.

The Property is a unique configuration, caused by the historic firehouse structure on the
Southwest corner of the block. Due to these unique shape, and in order to provide safe
circulation in the parking stucture, parking spaces must be placed within the 2nd layer
along the Primary Frontage. An art or glass treatment will be provided for the entire lenglh
of the frontage, of a design to be approved by the Planning Director, with the
recommendation of the UDRB.

2, 'Waiver requested pursuant to Article 5, Section 5.6.4(e), to permit parking to

encroach into the 2nd layer, above the first Story, along the Secondary Frontage, with
an art or glass treatment approved by the Planning Director.

In order to accommodate the parking spaces while providing an efñcient and safe design,
encroachment into the 2nd layer along NE Miami Court must occur. This encroachment is
required in order to provide a 23 foot drive aisle, in compliance with Miami 21. The safety
and security of the residents and guests are given priority with the parking placement, and
an art or glass teatnxent, of a design approved by the Planning Director, will be provided.

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 14th Strßgf Dcvelopmcnt
W¡¡lvcr l,ctter of ¡nle nt

3. 'Waivcr requestcd for up to a 307o rerluction in the r€qu¡rcd number of parking

spåces pursuant to Secfion 7,1,2,5.a,8 wl¡crc the Property is wifhin the half-mile
radius of n TOD.

The Property is adjacent to the School Board Metro Mover Station. The Property is within
the half mile radius of the TOD, and is not within 500 feet of any T3 Transecl Zone, A
parking leduction af 30o/o is consistent with the intent of Miarni 2l , as it encourages the use
of mass transit and pedestrian acoess.

4, Waiver rcquested for n modific¿rtion of n noncontbrming site improvement pursuant

to Section 7.2.8(n).

As noted on the Survey, there is an existing curb cut along N Mianti Avenue which is
nonconforming under Míami 21. The Project proposed maintaining the existing curb cut on
N Miami Aveuue and shifting it north to accommodate the access point for the lobby clrop
off, Due to the Property's location on N Miami Avenue, a one-way street, niaintaining the
curb cut is the only way to provide an efficient circulation for a clrop off. The changes in
the nonconforming site improvement will result in the same or a reduced degree of
nonconformity.

If you require any additional infonnation or would like to discuss this request flirther,
please contact me at 305-579-0737. Thank you for your atterrtion and favorable consideration of
this matter.

#Plri, Escarra

Enclosures