1600 Washington Avenue

PLANNING BOARD SUBMISSION Submitted to: City of Miami Beach
CITY OF MIAMI BEACH

Architect: Stantec
Lanscape Architect: Savino & Miller Design
1600 WASHINGTON AVE. Land Use: Bercow Radell & Fernandez & Larkin, P.A.
Client: Lincoln Road Development, LLC.
1600 WASHINGTON AVENUE Final Submission Date: 3 August 2017

MIAMI BEACH, FL 33139
PROPSED PROJECT INDEX
1600 WASHINGTON AVENUE

1600 WASHINGTON AVENUE MIAMI BEACH, FL 33139
1: Proposed Project Plans
2: Project Data
3: Zoning Analysis - Ground Floor
4: Zoning Analysis - Upper Floors
5: Proposed FAR Analysis
6: Total FAR Analysis
7: Parking Analysis
8: Parking Analysis
Savino & Miller Design Studio

9: Proposed Site Plan
12345 NE 6th Avenue #A

10: Proposed Ground Floor Plan
Miami, FL 33161
11: Proposed Level 02 Floor Plan
T. 305.895.9082
12: Proposed Level 03 - 10 Residential Floor Plan
13: Proposed Roof Level Floor Plan
14: Proposed East Elevation
Jonathan Cardello
Lic#: AA26000733
Lic#: AR93391
15: Proposed South Elevation
16: Proposed North Elevation
17: Proposed West Elevation
18: Proposed Longitudinal Section
19: Proposed Cross Section
Two South Biscayne Blvd, Miami, Fl 33131

20: Proposed Wall Section
21: Proposed Perspective
One Biscayne Tower Suite 1670

www.stantec.com
24: East Elevation Line of Sight
T. 305.482.8700
25: South Elevation Line of Sight
26: Neighborhood Context Study
27: Open Space Calculation
HPB SUBMITTAL
8.03.2017
PROJECT # 219420505 1
PROJECT DATA

Item # Zoning information Item # Parking Required Existing Proposed Deficiencies
1 West Parcel Address: 'UH[HO$YHQXH :'LVWULFW :'LVWULFW :'LVWULFW
2 East Parcel Address: :DVKLQJWRQ$YHQXH 36 3DUNLQJGLVWULFW ('LVWULFW ('LVWULFW ('LVWULFW N/A
3 Board and file numbers 37 7RWDORI3DUNLQJVSDFHV 492 494 494 N/A
4 West parcel Folio number(s): 02-3234-006-0040 a. Residential Units 207 N/A N/A N/A
5 East Parcel Folio number(s): 02-3234-006-0010 E9LVLWRU3DUNLQJ 21 N/A N/A N/A
6 West parcel year constructed: 2012 Zoning District: &'&RPPHUFLDO/LEHUDO F1HZ:RUOG6\PSKRQ\ 175 N/A N/A N/A
7 East parcel year constructed: 1938 Zoning District: &'&RPPHUFLDO/LEHUDO G7LPH2XW0DUNHW 80 N/A N/A N/A
8 Based Flood Elevation: 8.00 NGVD Grade value in NGVD: 5.8' H3URSRVHG5HWDLO 9 N/A N/A
38 3DUNLQJ6SDFH'LPHQVLRQV
Z[
G
Z[
G
Z[
G N/A
9 Adjusted grade (Flood+Grade/2) 6.9' NGVD Lot Area: 66,708 SF
10 West Parcel Lot width: 277'-1" West Parcel Lot Depth: 163'-8"
39 3DUNLQJVSDFHFRQILJXUDWLRQ3DUDOOHO 90 90 90 N/A
11 East Parcel Lot width: 100'-0" East Parcel Lot Depth: 162'-0"
Z[
G
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12 Alley Lot width: 23'-0" Alley Lot Depth: 232'-0" 40 $'$VSDFHV
ZDFFHVVSDWK
ZDFFHVVSDWK
ZDFFHVVSDWK N/A
13 Minimum Unit Size 550SF Min. Average Unit size 800 SF 41 7DQGHP6SDFHV N/A N/A N/A N/A
42 'ULYHDLVOH:LGWK 22' 22' 22' N/A
14 West Parcel Existing use: Parking Garage/Retail
43 9DOHW'URSRIIDQGSLFNXS N/A N/A N/A N/A
15 East Parcel Existing use: Residential/Retail Proposed Use: 0L[HG8VH5HWDLO&'5HVLGHQWLDO50
DGGLWLRQDOEHUWKV
Lot Area Summary Maximum Existing Proposed Deficiencies
44 /RDGLQJ]RQHVDQGWUDVKFROOHFWLRQDUHDV EHUWKV EHUWKV WRWDO N/A
16 Height 100'-0" 24'-6" 110'-0"******* N/A 6KRUWWHUPUDFNV 6KRUWWHUPUDFNV 6KRUWWHUPUDFNV
17 Number of stories 10 2 10 N/A 45 %LF\FOHSDUNLQJ/RFDWLRQDQGQXPEHURIUDFNV /RQJ7HUPUDFNV /RQJ7HUPUDFNV /RQJ7HUPUDFNV N/A
18 FAR 183,964 GSF 40,969 GSF 180,284 GSF N/A
19 Gross Square Footage N/A 212,802 GSF 382,377 GSF N/A 46 ,VWKLVDQ1,("1HLJKERUKRRG,PSDFW(VWDEOLVKPHQWVHH&%0 N/A
Square Footage by use: N/A N/A N/A N/A 47 ,VGDQFLQJDQGRUHQWHUWDLQPHQWSURSRVHG"VHH&%0 N/A
a. Retail N/A 25,467 GSF 28,520 GSF N/A 48 LVWKLVDFRQWULEXWLQJEXLOGLQJ" N/A
b. Residential N/A 5,606 GSF 112,126 GSF N/A 49 /RFDWHGZLWKLQD/RFDO+LVWRULF'LVWULFW" )ODPLQJR3DUN+LVWRULF'LVWULFW
F3DUNLQJ N/A 168,401 GSF 168,401 GSF N/A
d. BOH N/A N/A 5,997 GSF N/A
20 Number of units Residential N/A N/A 134 N/A
21 Number of units Hotel N/A N/A N/A N/A
22 Number of seats N/A N/A N/A N/A
23 Ocuppancy Load N/A N/A N/A N/A
Setbacks Required Existing Proposed Deficiencies

Pedestal: CD-3
24 )URQW6HWEDFN 0' 0' 0' N/A
25 6LGH,QWHULRU6HWEDFN 0' 10' 0' N/A
26 6LGH6HWEDFNIDFLQJ6WUHHW 0' 0' 0' N/A ZONING INFORMATION
27 5HDU6HWEDFN 5' 0' [0'] N/A NTS
Pedestal: RM-2*
28 )URQW6HWEDFN 20' N/A [0'] N/A
29 6LGH,QWHULRU6HWEDFN 8'** N/A [0'] N/A
Jonathan Cardello
Lic#: AA26000733
Lic#: AR93391
30
31
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32 )URQW6HWEDFN 50' Max.*** N/A [0'] N/A
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33 6LGH,QWHULRU6HWEDFN 19'**** N/A [0'] N/A RS-4
34 6LGH6HWEDFNIDFLQJ6WUHHW 8'** N/A [0'] N/A
35 5HDU6HWEDFN 15'****** N/A [0'] N/A RM-3
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T. 305.482.8700
CD-1
15TH ST
ESPANOLA WAY
TH 14TH LN
14TH PL
GU
HPB SUBMITTAL
14TH ST
8.03.2017
NNSYLVANIA AVE
RS-4 CD-2
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RO 13TH ST RO
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ZONING INFORMATION HISTORICAL DISTRICT MAP ZONING MAP

NTS NTS NTS
PROJECT # 219420505 2
ZONING ANALYSIS - GROUND FLOOR

PROPERTY LINE
BUILDABLE FOOTPRINT AS PER CODE PROPOSED VARIANCES:
0' (CD-3) FRONT SETBACK REQUIRED

0' (CD-3) FRONT SETBACK PROVIDED
PEDESTAL
UP
PROPOSED FOOTPRINT 0' (CD-3) INTERIOR SIDE SETBACK REQUIRED None required on ground level for CD-3 retail use.
24' (CD-3) INTEROR SIDE SETBACK PROVIDED
EL 1
SIX STORY EL 2
EXISTING BUILDING IN SCOPE
PEDESTAL
EXISTING GARAGE
41' (CD-3) REAR SETBACK PROVIDED

5' (CD-3) REAR SETBACK REQUIRED
PEDESTAL
ALLEY
TOWER EL 3
UP
100'-0"
100'-0
0"
PEDESTAL
0' (CD-3) STREET SIDE SETBACK REQUIRED
0' (CD-3) STREET SIDE SETBACK PROVIDED PROPOSED TOWER FOOTPRINT
ALLEY
48'-0"
PROPERTY LINE
PROPERTY LINE
PEDESTAL
16TH STREET
LO
LOT
L O AR
OT AREA
REEAA = 16
1
16,200
,20
000 0' (CD-3) INTERIOR SIDE SETBACK REQUIRED
1600
16 WASHINGTON
600 WAS
W ASH
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NA AVENUE
AV ENNU
UEE 0' (CD-3) INTERIOR SIDE SETBACK PROVIDED
FOLIO:
F
FO
OLIO 02-3234-006-0010
O: 02
02-3
32334
4-0
006 6-00
0100
FOUR STORY
EXISTING BUILDING
198'-0"
NOT IN SCOPE
Jonathan Cardello
Lic#: AA26000733
Lic#: AR93391
PROPERTY LINE

PEDESTAL
www.stantec.com
T. 305.482.8700
PROPERTY LINE
HPB SUBMITTAL
8.03.2017
WASHINGTON AVENUE
GROUND LEVEL PLAN SETBACK DIAGRAM

SCALE: 1" = 40-0
PROJECT # 219420505 3
ZONING ANALYSIS - UPPER FLOORS

PROPERTY LINE
BUILDABLE FOOTPRINT AS PER CODE PROPOSED VARIANCES:
DN
1. A variance from the minimum required front tower

TOWER
PROPOSED FOOTPRINT REQUIRING 0' (CD-3) INTERIOR SIDE SETBACK REQUIRED setback of 20-0 + 1' for every 1' increase in height
MODIFIED VARIANCES
24' (CD-3) INTEROR SIDE SETBACK PROVIDED
EL 1 above 50' (for RM-3 zoning district) for the residential
uses in order to construct a building with residential use
SIX STORY EL 2
up to the property line facing Washington Avenue.
EXISTING BUILDING IN SCOPE EXISTING GARAGE
TOWER
2. A variance from the minimum required street side
41' (CD-3) REAR SETBACK PROVIDED

5' (CD-3) REAR SETBACK REQUIRED
tower setback of 8-0 (8% of lot width for RM-3 zoning
district) for the residential uses in order to construct
a building with residential use up to the property line
facing 16th Street.
TOWER
3. A variance from the minimum required interior side
tower setback of 8-0 (8% of lot width for RM-3 zoning
0' SETBACK TOWER

district) for the residential uses in order to construct
VARIANCE 3:
ALLEY
a building with residential use up to the neighboring
existing building.
EL 3 4. A variance from the maximum building height of 100'.

DN
100'-0"
10
00'-0
0"
TOWER
8' (RM-3) STREET SIDE SETBACK REQUIRED
0' (RM-3) STREET SIDE SETBACK PROVIDED PROPOSED TOWER FOOTPRINT
ALLEY
48'-0"
PROPERTY LINE
PROPERTY LINE
TOWER
16TH STREET
LOT AREA = 16,200 8' (RM-3) INTERIOR SIDE SETBACK REQUIRED

1600 WASHINGTON AVENUE 0' (RM-3) INTERIOR SIDE SETBACK PROVIDED
FOLIO: 02-3234-006-0010
FOUR STORY
EXISTING BUILDING
198'-0"
NOT IN SCOPE
Jonathan Cardello
Lic#: AA26000733
Lic#: AR93391
PROPERTY LINE

REQ.
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EQ
PROV.
OV.
R
RO V
SETBACKCK
K PR
AC

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BA
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SETBACK
CK
ET
AC
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FRONTNT
TOWER R
ER
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www.stantec.com
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OW
3) FR
FRONTNT
TO
ONN
F
T. 305.482.8700
T
RO
(RM-3)
M-3
-2)) FR
RM-
50'' (RM
F
(R
0' (RM-2)
RM-2
RM
20' TO 5
VARIANCE 1: PROPERTY LINE VARIANCE 1:

0' SETBACK TOWER
0' SETBACK TOWER
0' SETBACK TOWER 0' SETBACK TOWER

HPB SUBMITTAL
VARIANCE 2:
VARIANCE 3:
8.03.2017
WASHINGTON AVENUE
LEVEL 02-10 PLAN SETBACK DIAGRAM

SCALE: 1 = 40-0
PROJECT # 219420505 4
PROPOSED FAR ANALYSIS
PROPERTY LINE PROPERTY LINE

UP
UP
EL 1 EL 1
EL 2 EL 2
PROPERTY LINE
PROPERTY LINE
UP
EL 3 EL 3
UP
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
AREAS FAR/NON-FAR AREAS FAR/NON-FAR

AREA SCHEDULE (FAR) GROUND LEVEL AREA SCHEDULE (FAR) LEVEL 02
Level Comments Area Level Comments Area
CORE FAR CORE FAR
Ground Level Core FAR 643 SF RETAIL FAR Level 02 Core FAR 643 SF COMMON FAR
Ground Level Retail FAR 12,863 SF SERVICE/BOH FAR Level 02 Common FAR 1,563 SF RESIDENTIAL FAR
Ground Level Service/BOH FAR 3,203 SF Level 02 Residential FAR 9,606 SF
Ground Level Lobby/Amenity FAR 1,914 SF LOBBY/AMENITY FAR Level 02 Service/BOH FAR 916 SF SERVICE/BOH FAR
Ground Level Restroom FAR 89 SF RESTROOM FAR Level 02 Lobby/Amenity FAR 1,170 SF LOBBY/AMENITY FAR
Ground Level Existing Garage FAR 21,802 SF Level 02 Restroom FAR 84 SF
TRASH NON-FAR RESTROOM FAR
Total 40,514 SF Level 02 Existing Garage FAR 714 SF
EXISTING GARAGE FAR Total 14,696 SF TRASH NON-FAR
PROPERTY LINE PROPERTY LINE GENERATOR NON-FAR
BALCONY NON-FAR
1 LEVEL 01 FAR DIAGRAM - PROPOSED 2 LEVEL 02 FAR DIAGRAM - PROPOSED EXISTING GARAGE FAR
SCALE: 1 = 80-0 SCALE: 1 = 80-0
PROPERTY LINE
PROPERTY LINE
Jonathan Cardello
Lic#: AA26000733
Lic#: AR93391
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
www.stantec.com
PROPERTY LINE
PROPERTY LINE
AREA SCHEDULE (FAR) LEVEL 03-10 (PER FLOOR) AREAS FAR/NON-FAR AREAS FAR/NON-FAR
T. 305.482.8700
AREA SCHEDULE (FAR) ROOF LEVEL
CORE FAR CORE FAR
Level 03-10 Core FAR 643 SF COMMON FAR Roof Level Core FAR 643 SF COMMON FAR
Level 03-10 Common FAR 1,387 SF Roof Level Common FAR 208 SF
RESIDENTIAL FAR SERVICE/BOH FAR
Level 03-10 Residential FAR 16,315 SF Roof Level Service/BOH FAR 734 SF
Level 03-10 Service/BOH FAR 143 SF SERVICE/BOH FAR Roof Level Restroom FAR 548 SF RESTROOM FAR
Level 03-05 Existing Garage FAR 714 SF TRASH NON-FAR Roof Level Existing Garage FAR 895 SF EXISTING GARAGE FAR
Total 19,202 SF Total 3,028 SF HPB SUBMITTAL
BALCONY NON-FAR
8.03.2017
EXISTING GARAGE FAR
3 LEVEL 03-10 FAR DIAGRAM - PROPOSED 4 ROOF LEVEL FAR DIAGRAM - PROPOSED
SCALE: 1 = 80-0 SCALE: 1 = 80-0
PROJECT # 219420505 5
TOTAL FAR ANALYSIS

AREA SCHEDULE (FAR) GROUND LEVEL AREA SCHEDULE (FAR) LEVEL 02
Level Comments Area Level Comments Area AREA SCHEDULE (FAR) TOTAL
Ground Level Core FAR 643 SF Level 02 Core FAR 643 SF Comments Area
Ground Level Retail FAR 12,863 SF Level 02 Common FAR 1,563 SF
Ground Level Service/BOH FAR 3,203 SF Level 02 Residential FAR 9,606 SF
Ground Level Lobby/Amenity FAR 1,914 SF Level 02 Service/BOH FAR 916 SF
Ground Level Restroom FAR 89 SF Level 02 Lobby/Amenity FAR 1,170 SF Core FAR 7,073 SF
Ground Level Existing Garage FAR 21,802 SF Level 02 Restroom FAR 84 SF
Total 40,514 SF Level 02 Existing Garage FAR 714 SF Common FAR 12,867 SF
Total 14,696 SF
Residential FAR 112,126 SF
AREA SCHEDULE (FAR) LEVEL 03-10 (PER FLOOR) AREA SCHEDULE (FAR) ROOF LEVEL Retail FAR 12,863 SF
Service/BOH FAR 5,997 SF
Level 03-10 Core FAR 643 SF Roof Level Core FAR 643 SF
Level 03-10 Common FAR 1,387 SF Roof Level Common FAR 208 SF Lobby/Amenity FAR 3,084 SF
Level 03-10 Residential FAR 16,315 SF Roof Level Service/BOH FAR 734 SF
Restroom FAR 721 SF
Jonathan Cardello
Lic#: AA26000733
Lic#: AR93391
Level 03-10 Service/BOH FAR 143 SF Roof Level Restroom FAR 548 SF
Level 03-05 Existing Garage FAR 714 SF Roof Level Existing Garage FAR 895 SF
Total 19,202 SF Total 3,028 SF Existing Garage FAR 25,553 SF
180,284 SF

1 TOTAL FAR
NTS
www.stantec.com
T. 305.482.8700
HPB SUBMITTAL
8.03.2017
PROJECT # 219420505 6
PARKING ANALYSIS
Drexel Avenue

16th Street
Washington Avenue
UP
UP
EL 1 EL 1
Timeout Market Retail Parking
EL 2
68 out of 80 Spaces 9 Spaces EL 2
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
Resident Visitor Parking
14 out of 21 Spaces
2 out of 21 Spaces
UP
EL 3 EL 3
UP

5 out of 21 Spaces
1 PARKING LEVEL 01 2 PARKING LEVEL 02

SCALE: 1 = 50-0 SCALE: 1 = 50-0
Jonathan Cardello
Lic#: AA26000733
Lic#: AR93391
UP
UP
EL 1 EL 1
New World Symphony New World Symphony

92 out of 175 Spaces EL 2

PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
Z
Timeout Market Parking Gate
ZW
12 out of 80 Spaces 21 out of 207 Spaces
www.stantec.com
T. 305.482.8700
UP UP
EL 3 EL 3
HPB SUBMITTAL
8.03.2017
3 PARKING LEVEL 03 4 PARKING LEVEL 04

SCALE: 1 = 50-0 SCALE: 1 = 50-0
PROJECT # 219420505 7
PARKING ANALYSIS
Drexel Avenue

16th Street
Washington Avenue
UP
EL 1
ZW ZW
82 out of 207 Spaces
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
UP
EL 3
Jonathan Cardello
Lic#: AA26000733
Lic#: AR93391

1 PARKING LEVEL 05 2 PARKING ROOF
SCALE: 1 = 50-0 SCALE: 1 = 50-0
www.stantec.com
T. 305.482.8700
HPB SUBMITTAL
8.03.2017
PROJECT # 219420505 8
PROJECT # 219420505
BUILDING
PROPOSED 10-STORY
MIXED USE APARTMENT
NO SCALE
PROPOSED SITE PLAN
DREXEL AVENUE 300'
220'
BBQ S-1
E-1 E-2
SHWR
ELEVATOR POOL
CONTROL EQUIP
324'
POOL
292
180'
OCCUPANTS
MP
53'
ADA RA
RTY LINE
LINCOLN ROAD
20'
SUNSET
157'
LAWN
S-2
16TH STREET
MECHANICAL
ROOFTOP WITH
SCREENING
PROPERTY LINE
WASHINGTON AVENUE
100'

9
One Biscayne Tower Suite 1670 Lic#: AA26000733

Two South Biscayne Blvd, Miami, Fl 33131 Jonathan Cardello 1600 WASHINGTON AVENUE MIAMI BEACH, FL 33139
T. 305.482.8700 Lic#: AR93391
HPB SUBMITTAL
8.03.2017
PROPOSED SITE PLAN
www.stantec.com
0
32
PROJECT # 219420505
64'
SCALE: 1/32 = 1-0
PROPOSED GROUND LEVEL FLOOR PLAN
16th Street
SCALE: NTS
Drexel Avenue
KEY PLAN
Washington Avenue
BICYCLE RACK EXAMPLES

PROPOSED GROUND FLOOR PLAN
10
T. 305.482.8700 Lic#: AR93391

HPB SUBMITTAL
8.03.2017
www.stantec.com
0
32
PROJECT # 219420505
64'
SCALE: 1/32 = 1-0
PROPOSED LEVEL 02 FLOOR PLAN
16th Street
SCALE: NTS
Drexel Avenue
KEY PLAN
Washington Avenue

PROPOSED LEVEL 02 FLOOR PLAN
11
T. 305.482.8700 Lic#: AR93391

HPB SUBMITTAL
8.03.2017
www.stantec.com
0
32
PROJECT # 219420505
64'
SCALE: 1/32 = 1-0
PROPOSED LEVEL 03-10 FLOOR PLAN
16th Street
SCALE: NTS
Drexel Avenue
KEY PLAN
Washington Avenue

12
T. 305.482.8700 Lic#: AR93391

HPB SUBMITTAL
8.03.2017
PROPOSED LEVEL 03 - 10 RESIDENTIAL FLOOR PLAN
www.stantec.com
0
32
PROJECT # 219420505
64'
SCALE: 1/32 = 1-0
PROPOSED ROOF LEVEL FLOOR PLAN
16th Street
SCALE: NTS
Drexel Avenue
KEY PLAN
Washington Avenue

13
T. 305.482.8700 Lic#: AR93391

HPB SUBMITTAL
8.03.2017
PROPOSED ROOF LEVEL FLOOR PLAN
www.stantec.com
PROPOSED EAST ELEVATION
Drexel Avenue

16th Street
Washington Avenue
KEY PLAN
SCALE: NTS
0' SETBACK
0' SETBACK
STUCCO FINISH, COLOR WHITE
ARCHITECTURAL PERFORATED METAL; COLOR WHITE
WINDOW WALL SYSTEM; GREY GLASS, WHITE MULLIONS
Jonathan Cardello
Lic#: AA26000733
Lic#: AR93391

www.stantec.com
T. 305.482.8700
STUCCO FINISH ARCHITECTURAL FRAME
CANOPY; STUCCO FINISH
STOREFRONT WINDOW WALL SYSTEM; HPB SUBMITTAL

GREY GLASS, WHITE MULLIONS
8.03.2017
0 32 64' 1 EAST ELEVATION - PROPOSED

SCALE: 1/32 = 1-0
PROJECT # 219420505 14
PROPOSED SOUTH ELEVATION
Drexel Avenue

16th Street
Washington Avenue
KEY PLAN
SCALE: NTS
0' SETBACK
ARCHITECTURAL PERFORATED
METAL; COLOR WHITE
WINDOW WALL SYSTEM; GREY GLASS,

WHITE MULLIONS
EXISTING GARAGE
Jonathan Cardello
Lic#: AA26000733
Lic#: AR93391
www.stantec.com
T. 305.482.8700
STOREFRONT WINDOW WALL SYSTEM;
HPB SUBMITTAL
8.03.2017
0 32 64' 1 SOUTH ELEVATION - PROPOSED

SCALE: 1/32 = 1-0
PROJECT # 219420505 15
PROPOSED NORTH ELEVATION
Drexel Avenue

16th Street
Washington Avenue
KEY PLAN
SCALE: NTS
0' SETBACK
Jonathan Cardello
Lic#: AA26000733
Lic#: AR93391
www.stantec.com
T. 305.482.8700
HPB SUBMITTAL
8.03.2017
0 32 64' 1 NORTH ELEVATION - PROPOSED

SCALE: 1/32 = 1-0
PROJECT # 219420505 16
PROPOSED WEST ELEVATION
Drexel Avenue

16th Street
Washington Avenue
KEY PLAN
SCALE: NTS
0' SETBACK

Jonathan Cardello
Lic#: AA26000733
Lic#: AR93391
EXISTING GARAGE

www.stantec.com
T. 305.482.8700
HPB SUBMITTAL
8.03.2017
0 32 64' 1 WEST ELEVATION - PROPOSED

SCALE: 1/32 = 1-0
PROJECT # 219420505 17
0
32
PROJECT # 219420505
64'
PROPERTY LINE
LOBBY
RESIDENTIAL
1'-6" 5'-0" 15'-0"
50 SETBACK
RETAIL
20 SETBACK
PROPERTY LINE
(9 LEVELS)
RESIDENTIAL UNITS
SCALE: 1/32 = 1-0
16th Street
SCALE: NTS
Drexel Avenue
KEY PLAN
Washington Avenue
1 PROPOSED LONGITUDINAL SECTION

Two South Biscayne Blvd, Miami, Fl 33131 1600 WASHINGTON AVENUE MIAMI BEACH, FL 33139
18
Jonathan Cardello
T. 305.482.8700 Lic#: AR93391
HPB SUBMITTAL
8.03.2017
PROPOSED LONGITUDINAL SECTION
www.stantec.com
0
16
PROJECT # 219420505
32'
RETAIL
(1 LEVEL)
(9 LEVELS)
RESIDENTIAL UNITS
109'-11"
22'-3"
108'-4"
PROPERTY LINE
8 SETBACK
21'-6"
1'-6" 5'-0" 15'-0"
RETAIL
SCALE: 1/16 = 1-0
16th Street
PROPERTY LINE
1 PROPOSED CROSS SECTION
SCALE: NTS
Drexel Avenue
KEY PLAN
Washington Avenue

19
Jonathan Cardello
T. 305.482.8700 Lic#: AR93391
HPB SUBMITTAL
8.03.2017
PROPOSED CROSS SECTION
www.stantec.com
0
8
PROJECT # 219420505
16'
SCALE: 1/8 = 1-0
1 PROPOSED WALL SECTION
SCALE: 1/8 = 1-0
2 PROPOSED WALL SECTION
1
2
16th Street
SCALE: NTS
Drexel Avenue
KEY PLAN
Washington Avenue

20
Jonathan Cardello
T. 305.482.8700 Lic#: AR93391
HPB SUBMITTAL
8.03.2017
PROPOSED WALL SECTION
www.stantec.com
16th Street
PROJECT # 219420505
Drexel Avenue
Washington Avenue

PROPOSED PERSPECTIVE

21
Jonathan Cardello 1600 WASHINGTON AVENUE MIAMI BEACH, FL 33139

T. 305.482.8700 Lic#: AR93391
HPB SUBMITTAL
8.03.2017
www.stantec.com
16th Street
PROJECT # 219420505
Drexel Avenue
Washington Avenue


22

T. 305.482.8700 Lic#: AR93391
HPB SUBMITTAL
8.03.2017
www.stantec.com
16th Street
PROJECT # 219420505
Drexel Avenue
Washington Avenue


23

T. 305.482.8700 Lic#: AR93391
HPB SUBMITTAL
8.03.2017
www.stantec.com
PROPOSED EAST ELEVATION
Drexel Avenue

16th Street
Washington Avenue
KEY PLAN
SCALE: NTS
0' SETBACK
0' SETBACK
Jonathan Cardello
Lic#: AA26000733
Lic#: AR93391

www.stantec.com
T. 305.482.8700
STOREFRONT WINDOW WALL SYSTEM; HPB SUBMITTAL

8.03.2017
0 32 64' 1 EAST ELEVATION - LINE OF SIGHT

SCALE: 1/32 = 1-0
PROJECT # 219420505 24
PROPOSED SOUTH ELEVATION
Drexel Avenue

16th Street
Washington Avenue
KEY PLAN
SCALE: NTS
0' SETBACK
ARCHITECTURAL PERFORATED
METAL; COLOR WHITE
WINDOW WALL SYSTEM; GREY GLASS,

WHITE MULLIONS
EXISTING GARAGE
Jonathan Cardello
Lic#: AA26000733
Lic#: AR93391
www.stantec.com
T. 305.482.8700
HPB SUBMITTAL
8.03.2017
0 32 64' 1 SOUTH ELEVATION - LINE OF SIGHT

SCALE: 1/32 = 1-0
PROJECT # 219420505 25
NEIGHBORHOOD CONTEX STUDY

RELATIONSHIP WITH PLAZA SPACES- existing condition RELATIONSHIP WITH PLAZA SPACES- existing condition
RELATIONSHIP WITH STREET RETAIL AND PLAZA SPACES- private vs public
Jonathan Cardello
Lic#: AA26000733
Lic#: AR93391
www.stantec.com
T. 305.482.8700
HPB SUBMITTAL
8.03.2017
PROJECT # 219420505 26
OPEN SPACE CALCULATION

Open Space Percentage:
14,998 sf / 66,708 sf = .84
22% Open Space
Jonathan Cardello
Lic#: AA26000733
Lic#: AR93391
1 LEVEL 01 - OPEN SPACE DIAGRAM 2 LEVEL 02 - OPEN SPACE DIAGRAM
SCALE: 1 = 80-0 SCALE: 1 = 80-0
www.stantec.com
T. 305.482.8700
HPB SUBMITTAL
8.03.2017
PROJECT # 219420505 27

1600 Washington Avenue - Mixed-Use Project.

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PLANNING BOARD SUBMISSION Submitted to: City of Miami Beach

CITY OF MIAMI BEACH

1600 WASHINGTON AVENUE Final Submission Date: 3 August 2017

Savino & Miller Design Studio

12345 NE 6th Avenue #A

Two South Biscayne Blvd, Miami, Fl 33131

One Biscayne Tower Suite 1670

1600 WASHINGTON AVENUE

Setbacks Required Existing Proposed Deficiencies

Two South Biscayne Blvd, Miami, Fl 33131

One Biscayne Tower Suite 1670

ZONING INFORMATION HISTORICAL DISTRICT MAP ZONING MAP

1600 WASHINGTON AVENUE

BUILDABLE FOOTPRINT AS PER CODE PROPOSED VARIANCES:

0' (CD-3) FRONT SETBACK REQUIRED

EXISTING BUILDING IN SCOPE

41' (CD-3) REAR SETBACK PROVIDED

Two South Biscayne Blvd, Miami, Fl 33131

One Biscayne Tower Suite 1670

GROUND LEVEL PLAN SETBACK DIAGRAM

1600 WASHINGTON AVENUE

BUILDABLE FOOTPRINT AS PER CODE PROPOSED VARIANCES:

0' (CD-3) FRONT SETBACK REQUIRED

41' (CD-3) REAR SETBACK PROVIDED

0' SETBACK TOWER

EL 3 4. A variance from the maximum building height of 100'.

LOT AREA = 16,200 8' (RM-3) INTERIOR SIDE SETBACK REQUIRED

Two South Biscayne Blvd, Miami, Fl 33131

One Biscayne Tower Suite 1670

VARIANCE 1: PROPERTY LINE VARIANCE 1:

0' SETBACK TOWER

0' SETBACK TOWER 0' SETBACK TOWER

LEVEL 02-10 PLAN SETBACK DIAGRAM

1600 WASHINGTON AVENUE

PROPERTY LINE PROPERTY LINE

AREAS FAR/NON-FAR AREAS FAR/NON-FAR

SCALE: 1 = 80-0 SCALE: 1 = 80-0

PROPERTY LINE PROPERTY LINE

One Biscayne Tower Suite 1670

1600 WASHINGTON AVENUE

Two South Biscayne Blvd, Miami, Fl 33131

One Biscayne Tower Suite 1670

1600 WASHINGTON AVENUE

PROPERTY LINE PROPERTY LINE

Resident Visitor Parking

PROPERTY LINE PROPERTY LINE

1 PARKING LEVEL 01 2 PARKING LEVEL 02

PROPERTY LINE PROPERTY LINE

New World Symphony New World Symphony

Two South Biscayne Blvd, Miami, Fl 33131

PROPERTY LINE PROPERTY LINE

3 PARKING LEVEL 03 4 PARKING LEVEL 04

1600 WASHINGTON AVENUE

PROPERTY LINE PROPERTY LINE

Two South Biscayne Blvd, Miami, Fl 33131

One Biscayne Tower Suite 1670

1600 WASHINGTON AVENUE

One Biscayne Tower Suite 1670 Lic#: AA26000733

BICYCLE RACK EXAMPLES

One Biscayne Tower Suite 1670 Lic#: AA26000733

T. 305.482.8700 Lic#: AR93391

One Biscayne Tower Suite 1670 Lic#: AA26000733