1836 Biscayne: Historic and Environmental Preservation Board Submittal

HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD SUBMITTAL
1836 BISCAYNE
1836 Biscayne Blvd.
Miami, FL 33132
Submitted to: City of Miami

Owner: Fifteen 1836 Biscayne LLC
Design Architect: ADD Inc, now with Stantec
Preservation Architect: R.J. Heisenbottle Architects, P.A.
Land Use: Greenberg Traurig
Date: August 07, 2015
draft renderings for conceptual use only
Fifteen 1836 Biscayne LLC

47 NE 36Th Street
2nd. Floor
Miami, FL 33137
T: 305.938.4300
Architect:
A-1:
A-2:
A-3:
A-4:
A-5:
A-6:
A-7:
A-8:
A-9:
A-10:
B-0
ADD Inc, now with Stantec
One Biscayne Tower Suite 1670
2 S Biscayne Boulevard
Miami, Florida 33131
T: 305.482.8700
Historic Preservation Consultant:
2199 Ponce de Leon Blvd

Suite 400
Coral Gables, FL 33134
T: 305.466.7799
F: 305.446.9275
Land Surveyor:
Fortin, Leavy, Skiles, Inc.
Fortin, Leavy, Skiles, Inc.

Consulting Engineers, Surveyors & Mappers
180 NE 168Th Street
North Miami Beach, Florida 33162
T: 305.653.4493
F: 305.651.7152
Land Use Attorney:
333 SE 2nd Avenue
Suite 4400
Miami, FL 33131
T: 305.579.0500
F: 305.579.0717
PROJECT #: 219420194
Zoning Diagrams
B-1:
B-2:
B-3:
B-4:
B-5:
B-6:
B-7:
B-8:
B-9:
B-10 :
B-11:
C-0
Property Survey
Location Map
Keyed Site Photos
Keyed Site Photos
Existing Site Plan
Proposed Site Plan
Existing Conditions
Existing Conditions
Existing Conditions
Existing Conditions
Zoning Data
Zoning Analysis
Waiver Requests
Lot Coverage & Open Space Diagrams
Frontage Diagrams
Setback Diagrams
Layer Diagram
Context Photographs
Context Photographs
FLR Diagrams
FLR Diagrams
Floor Plans
C-1: Lower Level Floor Plan - Grocer

C-2: Lower Level Demolition Floor Plan - Grocer
C-3: Ground Floor Plan - Grocer
C-4: Demolition Ground Floor Plan - Grocer
C-5: Mezzanine Floor Plan - Grocer
C-6: Mezzanine Demolition Floor Plan - Grocer
C-7: Level 02 Parking Floor Plan - Grocer
C-11: Levels 06 -12 Parking Floor Plans - Grocer
C-12: Level 13 Amenity Floor Plan - Grocer
C-13: Levels 14-36 Residential Floor Plans - Grocer
C-14: Level 37 Roof Amenity Floor Plan - Grocer
C-15: Level 38 Floor Plan - Mechanical Roof - Grocer
C-16: Rendering
C-17: Rendering
C-18: Rendering
D-0

Building Elevations & Sections
D-1:
D-2:
D-3:
D-4:
D-5:
D-6:
D-7:
D-8:
D-9:
D-10:
D-11:
D-12:
D-13:
East Elevation
Enlarged Demolition / East Elevation
South Elevation
Enlarged Demolition / South Elevation
Enlarged Demolition / South Partial Interior Elevation
North Elevation
Enlarged Demolition / North Elevation
West Elevation
Enlarged Demolition / West Elevation
Building Section - Grocer
Bicycle Racks
Material Board
E-0 Alternate Scheme - Retail

E-1: Zoning Analysis - Retail

E-3: Waiver Requests - Retail
E-4: Zoning Diagrams - Retail
E-7: FLR Diagrams - Retail
E-8: Lower Level Floor Plan - Retail
E-9: Ground Floor Plan - Retail
E-10: Ground Floor Demolition Plan - Retail
E-11: Mezzanine Floor Plan - Retail
E-12: Rendering
E-13: Rendering
E-14: East Elevation - Retail
E-15: Enlarged East Elevation - Retail
E-16: Enlarged Partial South Interior Elevation
E-17: Building Section - Retail
E-18 : Building Section - Retail
E-19 : Bicycle Racks
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Owner:
Site

Two South Biscayne Blvd, Miami, Fl 33131
T. 305.482.8700
www.addinc.com
A-0
1836 BISCAYNE BOULEVARD - MIAMI, FL 3313
Index
1836 BISCAYNE
Project Team
HEPB SUBMITTAL
DATE 08-07-2015
Index-1
1836 BISCAYNE
INDEX- A
Site
Property Survey
Location Map
Keyed Site Photos
Keyed Site Photos
Existing Site Plan
Proposed Site Plan
Existing Conditions
Existing Conditions
Existing Conditions
Existing Conditions

T. 305.482.8700
www.addinc.com
A-1:
A-2:
A-3:
A-4:
A-5:
A-6:
A-7:
A-8:
A-9:
A-10:

Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
A-0
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
A-0

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
PROPERTY SURVEY
HEPB SUBMITTAL
DATE 08-07-2015
Survey
SCALE: NTS
PROJECT #: 219420194
A-1
PROJECT #: 219420194
NE 18th St.
BISCAYNE BAY
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
s
u
i
d
a
R
e
l
i
M
2
/
1

T. 305.482.8700
www.addinc.com
Biscayne Blvd
NE 2nd Court
NE 2nd Ave.
N Miami Ave
LOCATION MAP
1836 BISCAYNE BLVD.

MIAMI, FL 33132
NE 19th St.
Miami Beach
HEPB SUBMITTAL
DATE 08-07-2015
Location Map
SCALE: NTS
A-2
1836 BISCAYNE
KEYED SITE PHOTOS
View A
NE 19TH STREET AND NE 2ND COURT
View B
BISCAYNE BOULEVARD AND NE 19TH STREET
View C
BISCAYNE BOULEVARD AT MIDBLOCK
View D
NE 2ND COURT AT MIDBLOCK
Aerial Map
NO SCALE

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
A-3
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
View E
NE 19TH STREET
View G
NE 2ND COURT
PROJECT #: 219420194
F
Aerial Map
NO SCALE

T. 305.482.8700
www.addinc.com
1836 BISCAYNE
KEYED SITE PHOTOS
View F
BISCAYNE BOULEVARD
E
HEPB SUBMITTAL
DATE 08-07-2015
A-4

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
50-0
PROJECT #: 219420194
165-0
215-0
1836 BISCAYNE
EXISTING SITE PLAN
218-8
108-2
110-6
HEPB SUBMITTAL
DATE 08-07-2015
Existing Site Plan
SCALE: NTS
A-5

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
50-0
215-0
PROJECT #: 219420194
SITE
108-2
165-0
1836 BISCAYNE
PROPOSED SITE PLAN
218-8
110-6
HEPB SUBMITTAL
DATE 08-07-2015
Site Plan
SCALE: NTS
A-6

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
EXISTING CONDITONS
HEPB SUBMITTAL
DATE 08-07-2015
Existing Conditions
SCALE: NTS
PROJECT #: 219420194
A-7

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
EXISTING CONDITONS
HEPB SUBMITTAL
DATE 08-07-2015
Existing Conditions
SCALE: NTS
PROJECT #: 219420194
A-8

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
EXISTING CONDITONS
HEPB SUBMITTAL
DATE 08-07-2015
Existing Conditions
SCALE: NTS
PROJECT #: 219420194
A-9

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
EXISTING CONDITONS
HEPB SUBMITTAL
DATE 08-07-2015
Existing Conditions
SCALE: NTS
PROJECT #: 219420194
A-10
1836 BISCAYNE
INDEX - B
B-0
B-1:
B-2:
B-3:
B-4:
B-5:
B-6:
B-7:
B-8:
B-9:
B-10 :
B-11:
Zoning Data
Zoning Analysis
Waiver Requests
Lot Coverage & Open Space Diagrams
Frontage Diagrams
Setback Diagrams
Layer Diagram
Context Photographs
Context Photographs
FLR Diagrams
FLR Diagrams

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Zoning Diagrams
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
B-0
8/6/2015
ZONING DATA
-
ADD Inc | Architecture + Design
Grocer Option
1836 Biscayne Boulevard Miami Florida 33132
1836 BISCAYNE
ZONING ANALYSIS -
Fifteen Group
Zoning Districts
1836 Biscayne Boulevard (01-3231-042-0020)
256 NE 19th Street (01-3231-003-0270)
Required / Allowed
Provided
Notes
T6-36B-O
T6-36B-O
N/A
Per Miami 21 Zoning Atlas
Lot Area Summary

N/A
Lot Area Before Dedications

1836 Biscayne - Gross Lot Area (SF) - T6-36 B
256 NE 19th Street - Gross Lot Area (SF) - T6-36 B
Total Lot Area Before Dedications (SF)
Total Lot Area Before Dedications (Acres)
17,084 SF
24,726 SF
41,810 SF
0.96 Acres - Lot Area
Lot Area After Dedications
Before Dedications
Before Dedications
N/A

17,084 SF
24,450 SF
41,534 SF
After Dedications
After Dedications
Lot Occupation
Minimum Lot Area (SF) - Parcels T6-36B-O
Minimum Lot Area (Acres) - T6-36B-O
Floor Lot Ratio - T6-36B-O
5,000 SF minimum
0.11 Acres minimum
41,810 SF
0.96 Acres
22.00 maximum / 40% additional Public Benefit
Floor Lot Area without Public Benefit - T6-36B-O

Floor Lot Area with Public Benefit - T6-36B-O
919,820 SF maximum
1,287,748 SF maximum
(1) Article 4, Table 2; (2) Lot size provided includes area of exisitng structure's lot.
Per M21 Article 3.4.1, Lot Area for Density Calcuations includes required Dedications
762,751 SF
Article 4, Table 2
General Lot Requirments (Article 5)

Frontage on Primary - Biscayne Boulevard
Frontage on Secondary - NE 19th Street
Frontage on Secondary - NE 2nd Court
Lot Coverage
70% minimum
N/A
N/A
1-8 Stories
Above 8th Story
80% maximum
18,000 SF max / 180' max length
Green/Open Space Requirements
10% minimum
126'-0" (76.4%)
126'-0" exisiting building frontage / 164-11" Primary Street Frontage
79.5%
17,545 SF / 198'-0" length
33,016 SF / 41,534 SF Lot Area after dedications

Waiver Requested for Building Length (Section number 7.1.2.5 (a) (28))
15.5%
(6,430 SF Open Space) / 41,534 SF Lot Area after dedications
38 Stories
Article 4 Table 2
Compliant at Ground; 0'-0" above 8th Level

8'-0" at Ground; 16'-0" above 8th Level
Article 5 Illustration 5.6, Waiver requested (Section number 5.6.1 (g))

Article 5 Illustration 5.6, HEPB 20% Waiver requested
Article 5 Illustration 5.6, Waiver requested for above 8 stories (Section number 7.1.2.5 (a) (28))
Zoning Map
NO SCALE
Project
Site
Building Height (Stories)

Minimum Stories Allowed - T6-36B-O
Maximum Stories Allowed - T6-36B-O
Maximum Benefit Height (inclusive of all Stories)
2 Stories
36 Stories
60 Stories
Building Setback
Primary Frontage - Biscayne Boulevard
Secondary Frontage - NE 19th Street
Secondary Frontage - NE 2nd Court
Side at South Property Line
10 ft. min; above 8 stories 20 feet minimum

Density
Dwelling Units per Acre
Total Dwelling Units Allowed
150 du/acre max, Modified by Table 9 = 500 du/acre

480 Dwelling Units
352 Dwelling Units
Article 4, Table 4. Modified by Table 9. 500 du/acre permitted in Omni Neighborhood
Parking Requirements
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Minimum of 1 parking spaces per Dwelling Unit

352 Dwelling Units X 1.5 Space per Unit = 528 Parking Spaces
Minimum of 1.0 additional visitor parking space for every 10 Dwelling Units
352 Dwelling Units X 1 Space per 10 Units = 36 Guest Spaces
Residential Required Parking =

Commercial Parking
Zoning Data
564 Parking Spaces
564 Provided
Minimum of 3 parking spaces for every 1,000 square feet of Commercial Uses
Commercial Uses = 20,232
19,013 SF x 3 Spaces per 1,000 SF =
58 Parking Spaces
(CONTINUED ON FOLLOWING SHEET)
* Post Designation TDR Calculation:
19,013 SF proposed commercial
SHARING FACTOR: COMMERCIAL / RESIDENTIAL = 1.2

61 Parking Spaces / 1.2 =
49 Parking Saces
Commercial Required Parking =
49 Parking Spaces
SubTotal Parking Required =
613 Parking Spaces
[ ( Lot Area Before Dedications x 22 x 2.25 ) - Existing Structure ]
Article 4, Table 5
73 Provided
637 Total Parking Spaces
2,046,578 TDR
[ ( 41,810 SF x 22 x 2.25 ) - 23,017 SF ]
Loading Requirements
Residential
Commercial

T. 305.482.8700
www.addinc.com
Residential Parking
HEPB SUBMITTAL
DATE 08-07-2015
From 25,000 to 500,000 sf

Berth Size
Number of Loading Berths
420 sf
1 per first 100 Units
200 sf
1 per each additional 100 Units
Total Residential Loading Berths Required =
4 Residential
One commercial berth (12x35x15), Three residential berths (10x20x12)
From 25,000 to 500,000 sf

Berth Size
420 sf
1 per first 25K sf - 50K sf
420 sf
1 per 50K sf - 100K sf
Total Commercial Loading Berths Required =
0 Commerical Berths
Retail area is less than 25K sf
PROJECT #: 219420194
Other General Requirements

Bicycle Parking
Parking Access
Primary Frontage
Minimum 1 bicycle space per 20 parking spaces

Required: 613 / 20 = 31 Spaces
To be located in Third Layer
31 Bicycle Parking Spaces

Compliant
B-1
Density
LEED Requirements
LEED Certification

LEED Silver
LEED Silver or Equivalent
3.13.1.b - LEED Silver required for T6 buildings larger than 50,000 sf of habitable space

480 Dwelling Units
352 Dwelling Units
ZONING ANALYSIS
Residential Parking
1836 BISCAYNE
Commercial Parking
564 Parking Spaces
564 Provided
Commercial Uses = 20,232
58 Parking Spaces

49 Parking Saces
49 Parking Spaces
613 Parking Spaces
Article 4, Table 5
73 Provided
2,046,578 TDR
[ ( 41,810 SF x 22 x 2.25 ) - 23,017 SF ]
From 25,000 to 500,000 sf

Berth Size
420 sf
200 sf
4 Residential
From 25,000 to 500,000 sf

Berth Size
420 sf
420 sf
0 Commerical Berths
Residential
Commercial

Bicycle Parking

Parking Access
Primary Frontage
Secondary Frontage
Loading and Vehicular Access

Waiver Requested (Section number 7.1.2.5 (a) (19))
Valet Ingress on Primary
Waiver Requested (Section number 5.6.2 (f))
Minimum - 60'-0"
Maximum - 30'-0"
21'-0"
Compliant
Distance between vehicular entrance is less than sixty (60) feet. Waiver requested (Section 7.1.2.5 (a) (15))
Pedestrian Entrances to all Parking shall be directly from a frontage line
Compliant
Vehicle Entry Separation

Vehicle Entry Width
Pedestrian Entry
NO SCALE
Compliant
Parking in Second Layer on Secondary Frontage
From Alley or Secondary Frontage
Mimimum Building Spacing
60 feet above Level 08
Zoning Map
Project
Site
Compliant (one tower)
LEED Requirements
LEED Silver
Zoning Analysis (continued from previous page)

T. 305.482.8700
www.addinc.com
(DESCRIPTION OF WAIVER REQUEST AND CODE SECTION REFERENCED)
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
LEED Certification
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
B-2
Section Text
7.1.2.5 Waiver 28. As appropriate to the nature of the Waiver involved and the particular circumstances of the case, Waivers up to ten percent (10%) of
any particular standard of this Code except Density, Intensity and Height, may be granted when doing so promotes the intent of the particular Transect
Zone where the proposal is located; is consistent with the guiding principles of this Code; and there is practical difficulty in otherwise meeting the
standards of the Transect Zone, or when doing so promotes energy conservation and Building sustainability.
Revise Setback on Side along South lot line above Section number 7.1.2.5 (a) (28)
8th story from 30'-0" to 27'-0" (10% reduction)
Revise Setback on Primary along Biscayne Blvd

above podium level from 20'-0" to 0'-0"
Section number 5.6.1 (g)
For T6-36, the Frontage Setbacks above the eight floor shall not be required for a Frontage facing a Civic Space or a Right-of-Way seventy (70) feet or
greater in width.
Allow vehicle ingress on Primary Frontage
Section number 5.6.2 (f)
Loading and service entries shall be within the Third Layer and shall be accessed from Alleys when available, and otherwise from the Secondary Frontage.
Loading spaces and service areas shall be internal to the building. Where Lots have only Principal Frontages, vehicular entries, Loading Docks, and service
areas shall be permitted on Principal Frontages by Waiver.
Revise Setback on Secondary along NE 19th Street Section number 5.6.1 (g)
greater in width.
Revise distance between vehicular entrance from Section number 5.6.4 (g)
NE 2nd Court from 60'-0" feet to 21'-0". Existing
site conditions (location of existing structure
onsite to remain) limit the distance available
between loading area entrance and parking
garage entrance.
7.1.2.5 Waiver 15. Pedestrian and vehicular entry spacing. ---- Per Article 5, Section 5.5.3 (e) - The vehicular entrance of a parking lot or garage on a
Frontage shall be no wider than thirty (30) feet and the minimum distance between vehicular entrances shall be sixty (60) feet, unless approved by
Waiver.
Provide art treatment to parking faade where

parking extends into the Second Layer.
Article 5, 5.6.5.e. Secondary Frontage. All parking, including drop-off drives and porte-cocheres, open parking areas, covered parking, garages, Loading
Spaces and service areas 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. Above ground Parking may extend into the Second Layer beyond fifty percent
(50%) of the length of the frontage or height of the Pedestal, by Waiver, if an art or glass treatment of a design to be approved by the Planning Director is
provided for that portion of the pedestal facade.
Section number 7.1.2.5 (a) (19)
Allow drive lanes at parking garage from 23'-0" to Section number 7.1.2.5 (a) (28)
21'-0" (8.7% reduction)
Additional Request
Revise Ground Setback on Secondary along 2nd
Court Ground - from 10'-0" to 8'-0" (20%
Reduction)
Revise Setback on Secondary along 2nd Court
above 8th story from 20'-0" to 16'-0" (20%
reduction)
Allow trucks servicing building to back into loading
area from NE 2nd Court.
Section Number
Chapter 23 - 6.1
Section Text
In an effort to comply with recommendations from HEPB, the parking garage over existing historic structure has been reconfigured and shifted away from
Biscayne and 19th Street. Modification requires encroachment into Ground Level setback on 2nd Court Requesting relief per Chapter 23 - 6.1.
Chapter 23 - 6.1
Biscayne and 19th Street. Modification requires encroachment into Tower Level setback on 2nd Court.
Chapter 23 - 6.1
In an effort to preserve the existing structure on site, loading and vehicle ingress/egress is relegated to the south portion of the site. The open area
remaining does not allow for truck maneuverability fully within the property. Trucks servicing the property will back from NE 2nd Court into the load area.
Allow height of building podium increase from

123'-0" to 168'-2".
Chapter 23 - 6.1
In an effort to preserve the existing structure and to comply with recommendations from HEPB, the parking structure is elevated above the existing
building (first parking level at 54'-0"). This, in conjunction with HEPB recommendations to trim the parking garage footprint away from Biscayne and NE
19th Street, necessitates a taller building podium in order to provide sufficient parking for the project.
Waiver Requests
(DESCRIPTION OF WAIVER REQUEST AND CODE SECTION REFERENCED
Section Number
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Waiver Request
Revise building length limit above 8th story from
180'-0" to 198'-0" (10% increase)

T. 305.482.8700
www.addinc.com
1836 Biscayne Boulevard REV April 25 2015

Fifteen Group
1836 BISCAYNE
WAIVER REQUESTS
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
B-3
UP
Mapped (Zoned) Street Line

or Base Building Line
Site Area
Lot Coverage Area
UP
= 41,534 SF *
= 33,016 SF
Lot Coverage Extents

33,016 (Lot Coverage Area) /
41,534 (Site Area) *
= 79.5% Coverage

Site Area:
Open Space Area
= 41,534 SF *
= 6,430 SF
Open Space Extents

6,430 (Open Space Area)/
41,534 SF (Site Area) = 15.5% Open Space
Lot Coverage Required = 80% Max.
Open Space Required = 10% min.
* Site Area after dedications
*Site area after dedications.
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
DN

T. 305.482.8700
www.addinc.com
DN
1836 BISCAYNE
LOT COVERAGE AND OPEN SPACE DIAGRAMS
HEPB SUBMITTAL
DATE 08-07-2015
Lot Coverage Diagram

NO SCALE
PROJECT #: 219420194
Open Space Diagram

NO SCALE
B-4
DN
DN
UP
Secondary Frontage
Primary Frontage = 164-11
UP
Building Frontage on Principal =126-0
Secondary Frontage
1836 BISCAYNE
FRONTAGE DIAGRAMS

Primary Frontage on Biscayne Blvd.

= 164 - 11
Building Frontage on Biscayne Blvd.
= 126 - 0
Primary Frontage Percentage (126 - 0 / 164 - 11)
= 76.4% Frontage
Primary Frontage Required = 70% min

T. 305.482.8700
www.addinc.com

Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Side Frontage
HEPB SUBMITTAL
DATE 08-07-2015
Frontages Diagram
NO SCALE
PROJECT #: 219420194
Building Frontage on Principal Diagram

NO SCALE
B-5
SETBACK DIAGRAMS
1836 BISCAYNE
Setback above Level 8

0-0 at Secondary from
Mapped Zone Street Line Waiver Requested
DN
UP
Ground Level Setback 8-0 at

Secondary from Mapped
Zone Street Line Waiver Requested
Ground Level Setback 18-0

at Secondary from Mapped

Primary from Mapped Zone
Street Line Waiver Requested
Ground Level Setback

Mapped Zone Street Line

10-0 at Primary from
0-0 Setback at Side

27-0 at Side from

T. 305.482.8700
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0-0 Setback at Side
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391

27-0 at Side from
HEPB SUBMITTAL
DATE 08-07-2015
Setback Diagram - Ground Floor

NO SCALE
PROJECT #: 219420194
Setback Diagram - Above 8th Level

NO SCALE
B-6
PROJECT #: 219420194
First Layer
SecondLayer
Third Layer

Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Primary Frontage
1836 BISCAYNE
Secondary Frontage

T. 305.482.8700
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SPEED RAMP
Side Frontage
Secondary Frontage
LAYER DIAGRAM
Side Frontage
Side Frontage
HEPB SUBMITTAL
DATE 08-07-2015
Layers Diagram
NO SCALE
B-7
NE 19th Street
Biscayne Blvd.
East Street Wall
NE 18th Street
1836 BISCAYNE
CONTEXT PHOTOGRAPHS
Keyplan
Not to Scale
NE 2nd Court
West Street Wall
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
NE 18th Street

T. 305.482.8700
www.addinc.com
NE 19th Street
HEPB SUBMITTAL
DATE 08-07-2015
Keyplan
Not to Scale
PROJECT #: 219420194
B-8
NE 2nd Court
NE 19th Street
East Street Wall
Biscayne Blvd.
1836 BISCAYNE
CONTEXT PHOTOGRAPHS
Keyplan
Not to Scale
NE 18th Street
West Street Wall
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Biscayne Blvd.

T. 305.482.8700
www.addinc.com
NE 2nd Court
HEPB SUBMITTAL
DATE 08-07-2015
Keyplan
Not to Scale
PROJECT #: 219420194
B-9
1836 BISCAYNE
FLR DIAGRAMS
BOH
12,801 GSF
DN
UP
BOH
10,886 GSF
Residential
2,512 GSF
Retail
1,234 GSF
Retail
14,198 GSF
Parking/Loading
7,916 GSF
Parking/Loading
2,480 GSF
Basement
BOH
Parking/Loading
Residential
Retail
Total
GSF
12,801 GSF
2,480 GSF
2,512 GSF
1,234 GSF
19,027 GSF
FLR
12,801 GSF
2,480 GSF
2,512 GSF
1,234 GSF
19,027 GSF
Ground Floor
BOH
Retail
Parking/Loading
Total
GSF
10,886 GSF
14,198 GSF
7,916 GSF
33,000 GSF
FLR
10,886 GSF
14,198 GSF
7,916 GSF
33,000 GSF
BOH
3,266 GSF

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Retail
3,581 GSF
HEPB SUBMITTAL
Mezzanine Level
PROJECT #: 219420194
BOH
Retail
Total
GSF
3,266 GSF
3,581 GSF
6,847 GSF
FLR
3,266 GSF
3,581 GSF
6,847 GSF
DATE 08-07-2015
B-10
1836 BISCAYNE
FLR DIAGRAMS
Parking
25,526 GSF
Amenity Deck
BOH
1,132 GSF
Residential
15,725 GSF
Storage
1,450 GSF
Amenity Deck
SPEED RAMP
Parking
BOH
Storage
Total
FLR
25,526 GSF
1,132 GSF
1,450 GSF
28,108 GSF
Level 13 - Amenities Deck
RESIDENTIAL
BALCONIES
Total
GSF
15,725 GSF
10,856 GSF
26,581 GSF
FLR
15,725 GSF
15,785 GSF
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Parking Levels 02 - 12
GSF
25,526 GSF
1,132 GSF
1,450 GSF
28,108 GSF
Residential
7,054 GSF
Residential
16,170 GSF

T. 305.482.8700
www.addinc.com
Amenity Deck
HEPB SUBMITTAL
DATE 08-07-2015
Residential Levels 14 - 36
PROJECT #: 219420194
RESIDENTIAL
BALCONIES
Total
GSF
16,170 GSF
1,375 GSF
17,545 GSF
FLR
16,170 GSF
16,170 GSF
Level 37 - Rooftop Amenities
RESIDENTIAL
BALCONIES
Total
GSF
7,054 GSF
10,491 GSF
17,545 GSF
FLR
7,054 GSF
7,054 GSF
B-11
1836 BISCAYNE
INDEX - C
C-1: Lower Level Floor Plan - Grocer

C-2: Lower Level Demolition Floor Plan - Grocer
C-3: Ground Floor Plan - Grocer
C-4: Demolition Ground Floor Plan - Grocer
C-5: Mezzanine Floor Plan - Grocer
C-6: Mezzanine Demolition Floor Plan - Grocer
C-11: Levels 06 -12 Parking Floor Plans - Grocer
C-12: Level 13 Amenity Floor Plan - Grocer
C-13: Levels 14-36 Residential Floor Plans - Grocer
C-14: Level 37 Roof Amenity Floor Plan - Grocer
C-15: Level 38 Floor Plan - Mechanical Roof - Grocer
C-16: Rendering
C-17: Rendering
C-18: Rendering
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Floor Plans

T. 305.482.8700
www.addinc.com
C-0
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
C-0
One Biscayne
One Biscayne
Tower Suite
Tower1670
Suite 1670
Lic#: AA26001507
Lic#: AA26001507
Two South
Two Biscayne
South Biscayne
Blvd, Miami,
Blvd, Miami,
Fl 33131
Fl 33131 Jonathan
Jonathan
Cardello
Cardello
T. 305.482.8700
T. 305.482.8700
Lic#: AR93391
Lic#: AR93391
www.addinc.com
www.addinc.com
1836 BISCAYNE
LOWER LEVEL FLOOR PLAN - GROCER
Lower Level Floor Plan - Grocer
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
C-1
1836 BISCAYNE
LOWER LEVEL DEMOLITION FLOOR PLAN - GROCER
EXISTING WINDOWS AND

DOOR TO BE REMOVED.
CONDITIONS SUBJECT TO
MODIFICATION FOR PURPOSES
OF ADAPTIVE REUSE.
- DUE TO THE LIMITED SIZE AND

CONFIGURATION OF THE SITE, THE
WEST WALL OF THE CHURCH MAY
NEED TO BE REPLACED TO
ACCOMMODATE THE PRESERVATION
AND ADAPTIVE REUSE
OF HIGHER-PRIORITY PORTIONS OF
THE EXISTING STRUCTURE
EXISTING FLOOR ABOVE IN THIS

AREA TO BE REMOVED IN ITS
ENTIRETY - UNDERGROUND TO BE
EXCAVATED FOR NEW TRUCK DOCK
EXISTING FLOOR ABOVE IN

THIS AREA TO BE
REMOVED IN ITS ENTIRETY
- UNDERGROUND TO BE
EXCAVATED FOR NEW
PARKING
EXISTING EXTERIOR WALL

IN THIS AREA TO BE
EXISTING EXTERIOR WALL IN

THIS AREA TO BE REMOVED IN
ITS ENTIRETY
GENERAL DEMOLITION NOTE:

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
- EXISTING WALLS TO REMAIN WILL BE SHORED AND STABILIZED DURING

CONSTRUCTION, AND COMMERCIALLY REASONABLE EFFORTS WILL BE
MADE TO PRESERVE EXISTING WALLS INTENDED TO REMAIN IN
SUBSTANTIALLY THEIR PRESENT CONDITION.
Demolition Lower Level Floor Plan -Grocer

SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
C-2

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
GROUND FLOOR PLAN - GROCER
DN
UP
Ground Floor Plan
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
SCALE : 1 = 20-0
C-3
EXISTING WINDOWS TO BE REMOVED AND REPLACED WITH IMPACT RESISTANT WINDOWS
EXISTING EXTERIOR STAIRS AND DOOR TO REMAIN - ORIGINAL

WOOD DOORS TO BE RESTORED AND PROTECTED WITH IMPACT
RESISTANT SCREEN

AND ADAPTIVE REUSE
EXISTING GRANITE STEPS TO

BE PRESSURE CLEANED AND
REPOINTED AS NECESSARY
EXISTING FLOOR, PARTITIONS,

CEILING, AND ALL OTHER
FIXTURES IN THIS AREA TO BE
REMOVED
EXISTING FLOOR, CEILINGS,

ROOF, PARTITIONS AND ALL
OTHER FIXTURES IN THIS
AREA TO BE REMOVED.
EXISTING LIMESTONE VENEER

TO BE PRESSURE CLEANED
AND REPOINTED AS
NECESSARY. APPLY CLEAR
WATER-BASED SEAL.
1836 BISCAYNE
DEMOLITION GROUND FLOOR PLAN - GROCER
EXISTING ORIGINAL WOOD

DOORS TO BE RESTORED AND
PROTECTED WITH IMPACT
RESISTANT SCREEN
EXISTING EXTERIOR LIGHT

FIXTURES TO BE RESTORED

IN THIS AREA TO BE
MINIMUM OF THREE OF THE SIX EXISTING "COLUMNS"

BETWEEN WINDOWS TO REMAIN AND/OR BE REPLACED
IN SUBSTANTIALLY TO MATCH EXISTING. MAXIMUM OF
THREE OF SIX EXISTING "COLUMNS" BETWEEN
WINDOWS SUBJECT TO PERMANENT REMOVAL (EX. FOR
FACILITATION OF ADAPTIVE REUSE).
EXISTING EXTERIOR WALLS

WINDOWS AND DOOR TO BE
REMOVED

T. 305.482.8700
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- THE DOME IS NOT AN EXTERIOR ELEMENT OF THE BUILDING. WILL
UTILIZE COMMERCIALLY REASONABLE EFFORTS TO RESTORE OR
REPLACE THE DOME IN SUBSTANTIALLY THE SAME CONDITION.
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Demolition Ground Floor Plan - Grocer

SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
C-4

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
MEZZANINE FLOOR PLAN - GROCER
Mezzanine Floor Plan
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
C-5

AND REPOINTED AS
WATER-BASED SEAL.
1836 BISCAYNE
MEZZANINE DEMOLITION FLOOR PLAN- GROCER

AND ADAPTIVE REUSE
OPEN TO BELOW

ROOF, PARTITIONS AND ALL
OTHER FIXTURES IN THIS AREA
TO BE REMOVED.
EXISTING WINDOWS TO BE
REMOVED AND REPLACED
WITH IMPACT RESISTANT
WINDOWS

REMOVED

IN THIS AREA TO BE

REMOVED

T. 305.482.8700
www.addinc.com

Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Level 02 Mezzanine Demolition Floor Plan - Grocer

SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
C-6

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
LEVEL 02 PARKING FLOOR PLAN - GROCER
SPEED RAMP
Level 02 Parking Floor Plan
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
C-7

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
SPEED RAMP
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
C-8

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
SPEED RAMP
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
C-9

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
SPEED RAMP
SPEED RAMP
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
C-10

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
LEVEL 06-12 PARKING FLOOR PLAN - GROCER
SPEED RAMP
Level 06-12 Parking Floor Plan
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
C-11

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
LEVEL 13 AMENITY FLOOR PLAN - GROCER
Level 13 Amenity Floor Plan
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
C-12

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
LEVELS 14-36 RESIDENTIAL FLOOR PLAN - GROCER
Levels 14-36 Floor Plans
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
C-13

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
LEVEL 37 ROOF AMENITIES FLOOR PLAN - GROCER
Levels 37 Floor Plan
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
C-14

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
LEVEL 38 FLOOR PLAN - MECHANICAL ROOF - GROCER
Level 38 Floor Plan - Mechanical Roof
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
C-15

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
RENDERING
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
C-16

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
RENDERING
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
C-17

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
RENDERING
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
C-18
1836 BISCAYNE
INDEX - D
D-0
D-1:
D-2:
D-3:
D-4:
D-5:
D-6:
D-7:
D-8:
D-9:
D-10:
D-11:
D-12:
D-13:
East Elevation
Enlarged Demolition / East Elevation
South Elevation
Enlarged Demolition / South Elevation
Enlarged Demolition / South Partial Interior Elevation
North Elevation
Enlarged Demolition / North Elevation
West Elevation
Enlarged Demolition / West Elevation
Bicycle Racks
Material Board

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Building Elevations & Sections
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
D-0
Aluminum Window System
1836 BISCAYNE
EAST ELEVATION
Aluminum Glass Windows
Aluminum Glass Sliding Door
Painted Stucco White
Painted Stucco
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Scored Stucco
Scored Stucco
Screen Wall

T. 305.482.8700
www.addinc.com
Perforated Aluminum Panel
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
East Elevation
SCALE : 1 = 20-0
D-1
1836 BISCAYNE
ENLARGED DEMOLITION/ EAST ELEVATION
Demolition - East Elevation

SCALE : 1 = 10-0
Painted Stucco
Scored Stucco
Scored Stucco
Screen Wall

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
HEPB SUBMITTAL
DATE 08-07-2015
East Elevation
PROJECT #: 219420194
SCALE : 1 = 10-0
D-2
Scored Stucco
Screen Wall
PROJECT #: 219420194
South Elevation
SCALE : 1 = 20-0
One Biscayne
One Biscayne
Tower Suite
Tower1670
Suite 1670
Lic#: AA26001507
Lic#: AA26001507
Two South
Two Biscayne
South Biscayne
Blvd, Miami,
Blvd, Miami,
Fl 33131
Fl 33131 Jonathan
Jonathan
Cardello
Cardello
T. 305.482.8700
T. 305.482.8700
Lic#: AR93391
Lic#: AR93391
www.addinc.com
www.addinc.com
1836 BISCAYNE
SOUTH ELEVATION
Painted Stucco
HEPB SUBMITTAL
DATEHPB
08-07-2015
SUBMITTAL
DATE 01-09-2015
D-3
EXISTING LIMESTONE VENEER TO BE PRESSURE

CLEANED AND REPOINTED AS NECESSARY. APPLY
CLEAR WATER-BASED SEAL.
DUE TO THE LIMITED SIZE AND

WEST WALL OF THE CHURCH MAY NEED
TO BE REPLACED TO ACCOMMODATE
THE PRESERVATION AND ADAPTIVE
REUSE OF HIGHER-PRIORITY PORTIONS
OF THE EXISTING STRUCTURE
1836 BISCAYNE
ENLARGED DEMOLITION/ SOUTH ELEVATION

EXISTING FLOORS, CEILINGS, ROOF, PARTITIONS,

EXTERIOR WALLS, AND ALL OTHER FIXTURES TO BE

CONSTRUCTION, AND COMMERCIALLY REASONABLE EFFORTS WILL BE MADE TO PRESERVE
EXISTING WALLS INTENDED TO REMAIN IN SUBSTANTIALLY THEIR PRESENT CONDITION.
EXISTING WINDOWS TO BE REMOVED
EXISTING WALLS,
WINDOWS, PARTITIONS,
AND FIXTURES TO BE
REMOVED
Demolition - South Elevation

SCALE : 1 = 10-0
Aluminum Window
System

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Painted Stucco
HEPB SUBMITTAL
DATE 08-07-2015
South Elevation
PROJECT #: 219420194
SCALE : 1 = 10-0
D-4


ttt

1836 BISCAYNE
ENLARGED DEMOLITION/ SOUTH ELEVATION


EXISTING WALLS,
WINDOWS, PARTITIONS,
AND FIXTURES TO BE
REMOVED

SCALE : 1 = 10-0
DN

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
UP
Keyplan
NTS
HEPB SUBMITTAL
DATE 08-07-2015
South Elevation
PROJECT #: 219420194
SCALE : 1 = 10-0
D-5
1836 BISCAYNE
NORTH ELEVATION

Painted Stucco

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
North Elevation
SCALE : 1 = 20-0
D-6
1836 BISCAYNE
ENLARGED DEMOLITION / NORTH ELEVATION
EXISTING LIMESTONE VENEER TO BE PRESSURE CLEANED

AND REPOINTED AS NECESSARY. APPLY CLEAR
WATER-BASED SEAL.



AND REPLACED WITH IMPACT
RESISTANT WINDOWS

- HISTORIC STRUCTURE WINDOWS: EXISTING WINDOWS TO BE REMOVED
AND REPLACED WITH CLEAR IMPACT RESISTANT WINDOWS

AND REPLACED WITH IMPACT
RESISTANT WINDOWS
EXISTING EXTERIOR STAIRS AND DOOR TO

REMAIN. ORIGINAL WOOD TO BE RESTORED
AND PROTECTED WITH IMPACT RESISTANT
SCREEN
Demolition - North Elevation

SCALE : 1 = 10-0
Painted Stucco

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
HEPB SUBMITTAL
DATE 08-07-2015
North Elevation
PROJECT #: 219420194
SCALE : 1 = 10-0
D-7
Aluminum Glass Window
1836 BISCAYNE
WEST ELEVATION

Scored Stucco

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Painted Stucco
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
West Elevation
SCALE : 1 = 20-0
D-8
1836 BISCAYNE
ENLARGED DEMOLITION / WEST ELEVATION

- DUE TO THE LIMITED SIZE AND CONFIGURATION OF THE SITE, THE
WEST WALL OF THE CHURCH MAY NEED TO BE REPLACED TO
ACCOMMODATE THE PRESERVATION AND ADAPTIVE REUSE
OF HIGHER-PRIORITY PORTIONS OF THE EXISTING STRUCTURE

Demolition - West Elevation

SCALE : 1 = 10-0

Scored Stucco

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Painted Stucco
HEPB SUBMITTAL
DATE 08-07-2015
West Elevation
SCALE : 1 = 10-0
PROJECT #: 219420194
D-9

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
NORTH BUILDING SECTION - GROCER
Keyplan
NTS
North Building Section
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
D-10

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
EAST BUILDING SECTION - GROCER
Keyplan
NTS
East Building Section
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
D-11

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
BICYCLE RACKS
SPEED RAMP
SCALE : N.T.S.
PROJECT #: 219420194
FOURTH FLOOR PLAN
DN
UP
HEPB SUBMITTAL
DATE 08-07-2015
GROUND FLOOR PLAN
SCALE : N.T.S.
D-12

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
MATERIAL BOARD
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
D-13
1836 BISCAYNE
INDEX-E
E-0 Alternate Scheme - Retail

E-3: Waiver Requests - Retail
E-7: FLR Diagrams - Retail
E-8: Lower Level Floor Plan - Retail
E-9: Ground Floor Plan - Retail
E-10: Ground Floor Demolition Plan - Retail
E-11: Mezzanine Floor Plan - Retail
E-12: Rendering
E-13: Rendering
E-14: East Elevation - Retail
E-15: Enlarged East Elevation - Retail
E-16: Enlarged Partial South Interior Elevation
E-17: Building Section - Retail
E-18 : Building Section - Retail
E-19 : Bicycle Racks
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391

T. 305.482.8700
www.addinc.com
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
E-0
ZONING ANALYSIS - RETAIL

ZONING ANALYSIS -
1836 Biscayne Boulevard Miami Florida 33132
ADD Inc | Architecture + Design
Retailer Option
Required / Allowed
Provided
Notes
T6-36B-O
T6-36B-O
N/A
Per Miami 21 Zoning Atlas
Zoning Districts
1836 Biscayne Boulevard (01-3231-042-0020)
256 NE 19th Street (01-3231-003-0270)
1836 BISCAYNE
Fifteen Group
Lot Area Summary

N/A
Lot Area Before Dedications

17,084 SF
24,726 SF
41,810 SF
Lot Area After Dedications
Before Dedications
Before Dedications
N/A

17,084 SF
24,450 SF
41,534 SF
After Dedications
After Dedications
Lot Occupation
Minimum Lot Area (SF) - Parcels T6-36B-O
Minimum Lot Area (Acres) - T6-36B-O
Floor Lot Ratio - T6-36B-O
5,000 SF minimum
0.11 Acres minimum
41,810 SF
0.96 Acres
22.00 maximum / 40% additional Public Benefit
Floor Lot Area without Public Benefit - T6-36B-O

Floor Lot Area with Public Benefit - T6-36B-O
919,820 SF maximum
1,287,748 SF maximum
Per M21 Article 3.4.1, Lot Area for Density Calcuations includes required Dedications
755,780 SF
Article 4, Table 2
116'-9" (70.8%)
116'-9" building frontage / 164-11" Primary Street Frontage
General Lot Requirments (Article 5)

Frontage on Primary - Biscayne Boulevard
Frontage on Secondary - NE 19th Street
Frontage on Secondary - NE 2nd Court
Lot Coverage
70% minimum
N/A
N/A
1-8 Stories
Above 8th Story
80% maximum
18,000 SF max / 180' max length
Green/Open Space Requirements
10% minimum
Zoning Map
NO SCALE
78.9%
17,545 SF / 198'-0" length
32,753 SF / 41,534 SF Lot Area after dedications

Waiver Requested for Building Length (Section number 7.1.2.5 (a) (28))
15.5%
(6,430 SF Open Space) / 41,534 SF Lot Area after dedications
38 Stories
Article 4 Table 2

8'-0" at Ground; 16'-0" above 8th Level

Article 5 Illustration 5.6, HEPB 20% Waiver requested
Article 5 Illustration 5.6, Waiver requested for above 8 stories (Section number 7.1.2.5 (a) (28))
Project
Site
Building Height (Stories)

Minimum Stories Allowed - T6-36B-O
Maximum Stories Allowed - T6-36B-O
Maximum Benefit Height (inclusive of all Stories)
2 Stories
36 Stories
60 Stories
Building Setback
Primary Frontage - Biscayne Boulevard
Secondary Frontage - NE 19th Street
Secondary Frontage - NE 2nd Court
Side at South Property Line

Density

480 Dwelling Units
352 Dwelling Units
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391


Commercial Parking
564 Parking Spaces
564 Provided
Commercial Uses = 14,521 SF
44 Parking Spaces

37 Parking Saces
37 Parking Spaces
601 Parking Spaces
Article 4, Table 5
73 Provided
2,046,578 TDR
[ ( 41,810 SF x 22 x 2.25 ) - 23,017 SF ]
Residential
Commercial

T. 305.482.8700
www.addinc.com
Residential Parking
HEPB SUBMITTAL
From 25,000 to 500,000 sf

Berth Size
420 sf
200 sf
4 Residential
From 25,000 to 500,000 sf

Berth Size
420 sf
420 sf
0 Commerical Berths
PROJECT #: 219420194

Bicycle Parking
Parking Access
Primary Frontage
Zoning Data
DATE 08-07-2015
(CONTINUED ON FOLLOWING SHEET)


Compliant
E-1


480 Dwelling Units
352 Dwelling Units
ZONING ANALYSIS - RETAIL

Residential Parking
1836 BISCAYNE
Commercial Parking
564 Parking Spaces
564 Provided
Commercial Uses = 14,521 SF
44 Parking Spaces

37 Parking Saces
37 Parking Spaces
601 Parking Spaces
Article 4, Table 5
73 Provided
2,046,578 TDR
[ ( 41,810 SF x 22 x 2.25 ) - 23,017 SF ]
From 25,000 to 500,000 sf

Berth Size
420 sf
200 sf
4 Residential
From 25,000 to 500,000 sf

Berth Size
420 sf
420 sf
0 Commerical Berths
Residential
Commercial
Zoning Map

Bicycle Parking

Parking Access
Primary Frontage
Secondary Frontage
Loading and Vehicular Access


Compliant
Parking in Second Layer on Secondary Frontage
Waiver Requested (Section number 7.1.2.5 (a) (19))
Valet Ingress on Primary
Waiver Requested (Section number 5.6.2 (f))
Minimum - 60'-0"
Maximum - 30'-0"
21'-0"
Compliant
Distance between vehicular entrance is less than sixty (60) feet. Waiver requested (Section 7.1.2.5 (a) (15))
Pedestrian Entrances to all Parking shall be directly from a frontage line
Compliant
From Alley or Secondary Frontage
Vehicle Entry Separation

Vehicle Entry Width
Pedestrian Entry
NO SCALE
Mimimum Building Spacing
60 feet above Level 08
Project
Site
Compliant (one tower)
LEED Requirements
LEED Silver
Zoning Analysis (continued from previous page)
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
LEED Certification

T. 305.482.8700
www.addinc.com
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
E-2
Revise Setback on Side along South lot line above Section number 7.1.2.5 (a) (28)
8th story from 30'-0" to 27'-0" (10% reduction)
Revise Setback on Primary along Biscayne Blvd

Section number 5.6.1 (g)
greater in width.
Allow vehicle ingress on Primary Frontage
Section number 5.6.2 (f)
Loading and service entries shall be within the Third Layer and shall be accessed from Alleys when available, and otherwise from the Secondary Frontage.
Loading spaces and service areas shall be internal to the building. Where Lots have only Principal Frontages, vehicular entries, Loading Docks, and service
areas shall be permitted on Principal Frontages by Waiver.
Revise Setback on Secondary along NE 19th Street Section number 5.6.1 (g)
greater in width.
Revise distance between vehicular entrance from Section number 5.6.4 (g)
NE 2nd Court from 60'-0" feet to 21'-0". Existing
site conditions (location of existing structure
onsite to remain) limit the distance available
between loading area entrance and parking
garage entrance.
7.1.2.5 Waiver 15. Pedestrian and vehicular entry spacing. ---- Per Article 5, Section 5.5.3 (e) - The vehicular entrance of a parking lot or garage on a
Frontage shall be no wider than thirty (30) feet and the minimum distance between vehicular entrances shall be sixty (60) feet, unless approved by
Waiver.
Provide art treatment to parking faade where

parking extends into the Second Layer.
Article 5, 5.6.5.e. Secondary Frontage. All parking, including drop-off drives and porte-cocheres, open parking areas, covered parking, garages, Loading
Spaces and service areas 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. Above ground Parking may extend into the Second Layer beyond fifty percent
(50%) of the length of the frontage or height of the Pedestal, by Waiver, if an art or glass treatment of a design to be approved by the Planning Director is
provided for that portion of the pedestal facade.
Allow drive lanes at parking garage from 23'-0" to Section number 7.1.2.5 (a) (28)
21'-0" (8.7% reduction)
Additional Request
Revise Ground Setback on Secondary along 2nd
Court Ground - from 10'-0" to 8'-0" (20%
Reduction)
Revise Setback on Secondary along 2nd Court
above 8th story from 20'-0" to 16'-0" (20%
reduction)
Allow trucks servicing building to back into loading
area from NE 2nd Court.
Section Number
Chapter 23 - 6.1
Section Text
Biscayne and 19th Street. Modification requires encroachment into Ground Level setback on 2nd Court Requesting relief per Chapter 23 - 6.1.
Chapter 23 - 6.1
Biscayne and 19th Street. Modification requires encroachment into Tower Level setback on 2nd Court.
Chapter 23 - 6.1
In an effort to preserve the existing structure on site, loading and vehicle ingress/egress is relegated to the south portion of the site. The open area
remaining does not allow for truck maneuverability fully within the property. Trucks servicing the property will back from NE 2nd Court into the load area.
Allow height of building podium increase from

123'-0" to 168'-2".
Chapter 23 - 6.1
In an effort to preserve the existing structure and to comply with recommendations from HEPB, the parking structure is elevated above the existing
building (first parking level at 54'-0"). This, in conjunction with HEPB recommendations to trim the parking garage footprint away from Biscayne and NE
19th Street, necessitates a taller building podium in order to provide sufficient parking for the project.
Waiver Requests
Section Text
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Section Number

T. 305.482.8700
www.addinc.com
Waiver Request
Revise building length limit above 8th story from
180'-0" to 198'-0" (10% increase)
1836 BISCAYNE
WAIVER REQUESTS - RETAIL
1836 Biscayne Boulevard REV April 25 2015

Fifteen Group
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
E-3
UP

Site Area
Lot Coverage Area
UP
= 41,534 SF *
= 32,753 SF
Lot Coverage Extents

Site Area
Open Space Area
= 41,534 SF *
= 6,430 SF
Open Space Extents

32,753 (Lot Coverage Area) /
41,534 (Site Area) *
= 78.9% Coverage
6,430 SF Open Space Area /

41,534 SF Site Area
= 15.5% Open Space
Lot Coverage Required = 80% Max.
Open Space Required = 10% min.
* Site Area after dedications
*Site area after dedications.
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
DN

T. 305.482.8700
www.addinc.com
DN
1836 BISCAYNE
ZONING DIAGRAMS - RETAIL
HEPB SUBMITTAL
DATE 08-07-2015
Lot Coverage Diagram

NO SCALE
PROJECT #: 219420194
Open Space Diagram

NO SCALE
E-4
Secondary Frontage
DN
UP
Secondary Frontage
Primary Frontage = 164-11
UP
Building Frontage on Principal =

116-9
DN
1836 BISCAYNE

Primary Frontage on Biscayne Blvd.
= 164-11
Building Frontage on Biscayne Blvd.
= 116-9
Primary Frontage Percentage:
116-9/ 164-11 =
70.8% Frontage
Primary Frontage Required = 70% min

T. 305.482.8700
www.addinc.com

Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Side Frontage
HEPB SUBMITTAL
DATE 08-07-2015
Frontages Diagram
PROJECT #: 219420194
NO SCALE
Building Frontage on Principal Diagram

NO SCALE
E-5
1836 BISCAYNE

DN
UP

Secondary from Mapped
Ground Level Setback 18-0

at Secondary from Mapped

Primary from Mapped Zone
Street Line Waiver Requested


10-0 at Primary from
0-0 Setback at Side

27-0 at Side from

T. 305.482.8700
www.addinc.com
0-0 Setback at Side
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391

27-0 at Side from
HEPB SUBMITTAL
DATE 08-07-2015
Setback Diagram - Ground Floor

NO SCALE
PROJECT #: 219420194
Setback Diagram - Above 8th Level

NO SCALE
E-6
1836 BISCAYNE
FLR DIAGRAMS - RETAIL
DN
BOH
12,479 GSF
UP
BOH
10,886 GSF
Retail
795 GSF
Retail
10,145 GSF
Parking/Loading
7,916 GSF
Residential
2,573 GSF
Parking/Loading
2,497 GSF
Basement
BOH
Parking/Loading
Residential
Retail
Total
GSF
12,479 GSF
2,497 GSF
2,573 GSF
795 GSF
18,344 GSF
FLR
12,479 GSF
2,497 GSF
2,573 GSF
795 GSF
18,344 GSF
BOH
Retail
Parking/Loading
Total
Ground Floor
GSF
10,886 GSF
10,145 GSF
7,916 GSF
28,947 GSF
FLR
10,886 GSF
10,145 GSF
7,916 GSF
28,947 GSF
Retail
3,581 GSF
MEZZANINE
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
RETAIL BELOW
BOH
1,031 GSF

T. 305.482.8700
www.addinc.com
RESIDENTIAL
LOBBY BELOW
HEPB SUBMITTAL
Mezzanine Level
PROJECT #: 219420194
BOH
Retail
Total
GSF
1,031 GSF
3,581 GSF
4,612 GSF
FLR
1,031 GSF
3,581 GSF
4,612 GSF
DATE 08-07-2015
E-7

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
LOWER LEVEL FLOOR PLAN - RETAIL
Ground Floor Plan - Retail
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
E-8

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
GROUND FLOOR PLAN - RETAIL
DN
UP
Ground Floor Plan - Retail
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
E-9

AND REPOINTED AS
WATER-BASED SEAL.
EXISTING EXTERIOR STAIRS AND DOOR TO REMAIN - ORIGINAL

WOOD DOORS TO BE RESTORED AND PROTECTED WITH IMPACT
RESISTANT SCREEN

AND ADAPTIVE REUSE
EXISTING GRANITE STEPS TO

BE PRESSURE CLEANED AND
REPOINTED AS NECESSARY

REMOVED

PARTITIONS AND ALL OTHER
REMOVED.
1836 BISCAYNE
GROUND FLOOR DEMOLITION PLAN - RETAIL
EXISTING ORIGINAL WOOD

DOORS TO BE RESTORED AND
PROTECTED WITH IMPACT
RESISTANT SCREEN


IN THIS AREA TO BE


REMOVED

T. 305.482.8700
www.addinc.com

Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Ground Floor Demolition Floor Plan - Retail

SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
E-10

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
MEZZANINE FLOOR PLAN - RETAIL
MEZZANINE
RETAIL BELOW
RESIDENTIAL
LOBBY BELOW
Mezzanine Floor Plan - Retail
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
E-11

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
RENDERING
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
E-12

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
RENDERING
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
E-13
1836 BISCAYNE
EAST ELEVATION - RETAIL
Painted Stucco

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
Scored Stucco
HEPB SUBMITTAL
DATE 08-07-2015
PROJECT #: 219420194
East Elevation
SCALE : 1 = 20-0
E-14

CLEANED AND REPOINTED AS NECESSARY.
APPLY CLEAR WATER-BASED SEAL.


CLEANED AND REPOINTED AS NECESSARY.
APPLY CLEAR WATER-BASED SEAL.
EXISTING WINDOWS TO BE
REMOVED AND REPLACED
WITH IMPACT RESISTANT
WINDOWS
1836 BISCAYNE
ENLARGED EAST ELEVATIONS - RETAIL
EXISTING GRANITE STEPS TO BE PRESSURE

CLEANED AND REPOINTED AS NECESSARY
EXISTING ORIGINAL WOOD DOORS
TO BE RESTORED AND PROTECTED
WITH IMPACT RESISTANT SCREEN
Demolition - East Elevation

SCALE : 1 = 10-0
Painted Stucco
Scored Stucco

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
HEPB SUBMITTAL
DATE 08-07-2015
East Elevation
PROJECT #: 219420194
SCALE : 1 = 10-0
E-15


WINDOWS TO BE REMOVED AND REPLACED


1836 BISCAYNE
ENLARGED SOUTH ELEVATION - RETAIL
EXISTING WINDOWS,
WALLS, PARTITIONS, AND
OTHER FIXTURES TO BE
REMOVED


SCALE : 1 = 10-0
DN

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
UP
Keyplan
NTS
HEPB SUBMITTAL
DATE 08-07-2015
South Elevation
PROJECT #: 219420194
SCALE : 1 = 10-0
E-16

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
NORTH BUILDING SECTION - RETAIL
Keyplan
NTS
North Building Section
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
E-17

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
EAST BUILDING SECTION - RETAIL
Keyplan
NTS
East Building Section
SCALE : 1 = 20-0
PROJECT #: 219420194
HEPB SUBMITTAL
DATE 08-07-2015
E-18

T. 305.482.8700
www.addinc.com
Lic#: AA26001507
Jonathan Cardello
Lic#: AR93391
1836 BISCAYNE
BICYCLE RACKS
SPEED RAMP
SCALE : N.T.S.
PROJECT #: 219420194
FOURTH FLOOR PLAN
DN
UP
HEPB SUBMITTAL
DATE 08-07-2015
GROUND FLOOR PLAN
SCALE : N.T.S.
E-19

1836 Biscayne: Historic and Environmental Preservation Board Submittal

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1836 Biscayne: Historic and Environmental Preservation Board Submittal

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HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD SUBMITTAL

Submitted to: City of Miami

draft renderings for conceptual use only

Fifteen 1836 Biscayne LLC

2199 Ponce de Leon Blvd

Fortin, Leavy, Skiles, Inc.

Fortin, Leavy, Skiles, Inc.

C-1: Lower Level Floor Plan - Grocer

Building Elevations & Sections

E-0 Alternate Scheme - Retail

E-1: Zoning Analysis - Retail

One Biscayne Tower Suite 1670

1836 BISCAYNE BOULEVARD - MIAMI, FL 3313

1836 BISCAYNE BOULEVARD - MIAMI, FL 3313

One Biscayne Tower Suite 1670

One Biscayne Tower Suite 1670

1836 BISCAYNE BOULEVARD - MIAMI, FL 3313

1836 BISCAYNE BOULEVARD - MIAMI, FL 3313

One Biscayne Tower Suite 1670

1836 BISCAYNE BLVD.

1836 BISCAYNE BOULEVARD - MIAMI, FL 3313

KEYED SITE PHOTOS

NE 19TH STREET AND NE 2ND COURT

BISCAYNE BOULEVARD AND NE 19TH STREET

BISCAYNE BOULEVARD AT MIDBLOCK

NE 2ND COURT AT MIDBLOCK

One Biscayne Tower Suite 1670

One Biscayne Tower Suite 1670

1836 BISCAYNE BOULEVARD - MIAMI, FL 3313

KEYED SITE PHOTOS

One Biscayne Tower Suite 1670

1836 BISCAYNE BOULEVARD - MIAMI, FL 3313

EXISTING SITE PLAN

Existing Site Plan

One Biscayne Tower Suite 1670

1836 BISCAYNE BOULEVARD - MIAMI, FL 3313

PROPOSED SITE PLAN

One Biscayne Tower Suite 1670

1836 BISCAYNE BOULEVARD - MIAMI, FL 3313

One Biscayne Tower Suite 1670

1836 BISCAYNE BOULEVARD - MIAMI, FL 3313

One Biscayne Tower Suite 1670

1836 BISCAYNE BOULEVARD - MIAMI, FL 3313

One Biscayne Tower Suite 1670

1836 BISCAYNE BOULEVARD - MIAMI, FL 3313

1836 BISCAYNE BOULEVARD - MIAMI, FL 3313

One Biscayne Tower Suite 1670

ADD Inc | Architecture + Design

1836 BISCAYNE BOULEVARD - MIAMI, FL 3313

1836 Biscayne Boulevard Miami Florida 33132

Per Miami 21 Zoning Atlas

Lot Area Summary

Lot Area Before Dedications

Lot Area After Dedications

1836 Biscayne - Gross Lot Area (SF) - T6-36 B

22.00 maximum / 40% additional Public Benefit

Floor Lot Area without Public Benefit - T6-36B-O

General Lot Requirments (Article 5)

Green/Open Space Requirements

126'-0" exisiting building frontage / 164-11" Primary Street Frontage

33,016 SF / 41,534 SF Lot Area after dedications

(6,430 SF Open Space) / 41,534 SF Lot Area after dedications

Compliant at Ground; 0'-0" above 8th Level

Article 5 Illustration 5.6, Waiver requested (Section number 5.6.1 (g))

Building Height (Stories)

10 ft. min; above 8 stories 20 feet minimum