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City of Miami Planning and Zonlng Department

UDRB Á.PPLICÂTION FORM
(To be completed by Appllcant)

16 ALLAPATTAH
PROJECT NAME

1625 NW 2OTH STREET

PROJFCT ADDRESS-
Mlxed Use
PROPOSED

ALLAPATÏAH 1

NET DISTRICT MtssroN DtsTRlcT_

T6-8-O
TRANSECT ZONE

TCG Allapattah 16, LLC

OWNE

lcalderon @neologylife.com
PHONE NUMBER

1951 NW South River Drlve Development Office MlAMl, FL 33125

MAILING ADDRESS

lris Escarra, Esquire

APPLICA

305-679-0737 escarrai@gtlaw.com
PHONE NUMBE

Greanberg Traurlg, PA 333 Avenue of the Arnerlcas, Mlaml, Florlda 33131

MAILING ADDRESS

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GENERAL PROJECT DATAI
ITEM ALLOWED PROVIDED

TOTAL FLR (sq. ft.) sl?.srryßtrIltt¡llf nlRUruþfffl .ÌorÅPfül

TOTAL DENSITY (units per acre) 262 UNITS t õO% TOD PROORAM È 370 UNIT9 323 UNIïS
RESIDENTIAL UNITS 262 UNITS + õ0?6 rOD PROGRAM - 378 UNITS 323{rNtTS_
HOTEL ROOMS NIA N/A
coMMERcIAU RETAILAREA (sq, fi.) N/A 13,133 SF
OFFIOE AREA (sq, ft.) N/A 6,947 SF
OPEN SPACE (sq.f1,) 7,345 SF 9,113 SF
HEIGHT (storles) 12 12
HEIGHT (feet) 179'-0' 't50'-0'
PARKING SPACES 282 336
BICYCLE PARKING 14.1 15
SUSTAINABILITY (i,e. LEED) SILVER SILVER
PUBL¡C BENEFITS (type)

PUBLIC BENEFITS (% FLR) 25o/o 160/o

ÞESCRTPTION OF PROJECT SUBMITTED TO UDRB

1 6 Allapattah consists of a new mixod-uso building with 323 residential unlts, 1 3,1 33 SF of retail,

6,947 SF of office space, and a parking structure to accomrnodate 336 parking spacêg'

purguant to the Plannlng and Zonlng Department þe schedule, a fee of $150 shall be requlrod prior to lho review
and lssuanco of this plannlng applicatlon. The application foe for signs and murale le $76. Psrmit feos are non-
retundaþle,

1i*/ I !
DATE
UDRB LIAISON
 GreenbergTraurig
Iris V. Escarra
(305) 579-0737
escanai@gilaw.com

March 4,2019
Updated June 6,2019

Via ePlan

Joseph Ruiz
Zoning Administrator
City of Miami
444 SW 2nd Avenue,2nd Floor
Miami, Florida 33128

RE 16 Allapattah / 1625 NW 20th Street, Miami, Florida (Folio No. 01-3126-064-

0010) I Letter of Intent / Waiver Application / PZ-19-2140

Dear Mr. Ruiz:

We represent TCG Allapattah I6,LLC (the "Applicant"), contract purchaser for the above
referenced Property, in connection with the proposed development of the site. We are pleased to
submit this letter of intent and the enclosed site plan, as prepared Behar-Font Partners, P.A. (the
"Site Plan"), as the Applicant's request for approval of certain Waivers in connection with the
development of a mixed-use building with multi-family residential and ground floor retail uses at
the Property. The Waivers for development of the Property are in compliance with the
requirements of Miami 21 as set forth below. Specifically, this letter analyzes how each requested
Waiver for development of the Property:

a Promotes the intent of the Transect Zone;

a Is consistent with the guiding principles of Miami 2l;

a Is needed due to the practical difficulty in otherwise meeting the standards of the
Transect Zone; and

a Promotes energy conservation and Building sustainability

I. THE PROPERTY

The Property is located in the Allapattah neighborhood of the City of Miami (the'ocity")
near the intersection ofNW 17th Avenue and NW 20th Street and in close proximity to the Health
District, areas which continue to experience rapid population growth and business expansion. The
Property fronts NW 20th Street on the south, a fast food restaurant on the east, NW 2lst Street on
the north, and a Walgreens drugstore on the west. Under Miami 2l,the Property is located within
the T6-8-0 Transect Zone. Pursuant to the City's Future Land Use Map, the Property has a land
use designation of General Commercial. According to the enclosed survey, prepared by J.

GREENBERG TRAIJRIG, LLP T ATTORNEYS AT LAW T WWW.GTLAW.COM

3333SoutheastSecondAvenueIMiami,FL33l3lrTel305-579-05001Fax305-4579-0717
Joseph Ruiz
16 Allapattah
PZ-19-2140
June 5,2019

Hernandez & Associates, Inc (the o'Survey"), the Property contains a lot area of 73,449 square feet
or 1.686 acres.l The Property is currently improved with a one (1) story warehouse structure which
will be demolished as part of the Project. The Property is located within a half mile of a Transit
Oriented Development ("TOD") centered on the Santa Clara Metrorail Station.

IT

II. THE PROJECT

The Applicant is proposing to improve the Property with a twelve (12) story mixed-use
building containing 323 dwelling units2 and related amenities and approximately 13,133 square
feet of retail space (the "Project"). The Project will provide additional housing and retail options
within walking distance of a TOD and one of the City's most important employment 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.

IIL TRANSFER OF DEVELOPMENT DENSITY

On September 13, 2018, the City Commission adopted Ordinance No. 13787 allowing up
to a fifty percent (50%) increase above the allowable density for properties located within three-
quarters (3/4) of a mile of a transit station through the Transfer of Development Density ("TDD")
Program by transferring unused density from an eligible historically designated site. As provided
in Sheet G004 of the Site Plan, the Property is located within a half mile of the Santa Clara

I Please note that the Property consists on one Lot and was in one (l) ownership
as of the effective date of Miami
2I. As such, pursuant to Section 3 .3. 1 of Miami 2l,Ihe Property may be developed as one ( 1) Lot in excess of the
maximum Lot size.
2
7l dwelling units (of the proposed 323 units) will be transferred to the Property from an eligible historic resource
through the Transfer of Development Density (TDD) Program approved by the City Commission pursuant to
Ordinance No. 13787.

GREENBERGTRAURIG, LLP ¡ ATTORNEYSATLAW T WWW.GTLAW.COM

2
Joseph Ruiz
16 Allapattah
PZ-19-2140
June 5,2019

Metrorail Station and therefore qualifies as an eligible receiving site under the TDD Program. The
Applicant will complete the acquisition of the proposed 71 TDD units prior to the issuance of a
building permit for the Project.

IV. REOUESTED WAIVERS

The Applicant seeks approval of the following Waivers in connection with the
development of the Project.

1. Waiver pursuant to Article 7, Section 7,1.2,5(a)(19) to permit, along a Secondary

Frontageo above ground parking to extend into the Second Layer beyond 50%o ofthe
length of the F rontage, 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 ofthe façade.

The Project proposes an extension of parking into the Second Layer along the Secondary
Frontage (NW 21st Street). This extension into the Second Layer is necessary in order to
accommodate the required parking for the Project and to limit the parking garage component
of the Project to three (3) stories. An art or glass treatment will be provided for the length
of the façade, with said treatment being approved by the Planning Director, with
recommendation from UDRB.

2. Waiver pursuant to Article 7o Section 7.1.2.5Q8) to permit up to a 10%o reduction in the

drive aisle width.

The Project proposes a drive aisle width of 22feet. Article 4,Table 5 of Miami 2l requires
an access aisle width of 23 feet where parking is provided. This Waiver is necessary to
alleviate a practical difficulty of complying with the strict requirements of Miami 2I and
will encourage energy conservation. This Waiver is appropriate to reduce the drive aisle
width from23 feet to 22 feet as it will permit the Applicant to provide the required parking
for the Project within a three (3) story parking garage. This minimal usage of space for
parking will promote energy conservation and lessen the Project's environmental impact.
The proposed 4.3Yo reduction in the required driveway width is necessary to accommodate
the required parking while maintaining the safety of the residents and visitors.

3. Waiver requested pursuant to Article 7, Section 7.1.2.5(a)(28) to permit l0o/o increase

in the maximum building length above the 8th Story from 1.80' to 198'.

This Waiver is necessary to alleviate a practical difficulty of complying with the strict
requirements of Miami 2l and will encourage energy conservation. The Project consists of
a twelve (12) story mixed-use residential building. The Project proposes a maximum
building length 198 feet above the 8th Story. The Project is located in the Allapattah
neighborhood within blocks of the booming Health District. The requested Waiver will
allow additional floor plate area necessary in order to accommodate desirable residential
units within a single tower. By accommodating all the units within a single tower, the Project

GREENBERGTRAURIG, LLP I ATTORNEYSATLAW I WWW,GTLAW.COM

J
Joseph Ruiz
16 Allapattah
PZ-19-2140
June 5, 2019

creates a smaller visual footprint and results in more open-air space and improved views of
the skyline above the Property's sidewalks, creating a more pedestrian friendly environment.
This smaller visual footprint in turn creates more open-air skyline space. The additional
uninterrupted open-air skyline space that is achieved under the ÏVaiver will allow for more
natural light to enter the tower, thus reducing the Project's reliance on artificial lighting and
creating a more energy efficient design.

4. Waiver requested pursuant to Article 7, Section 7.1.2.5(t)Q8) to permit a 4o/o increase

in the maximum floorplate above the 8th Story from 151000 square feet to 16,500 square
feet.

This Waiver is necessary to alleviate a practical difficulty of complying with the strict
requirements of Miami 2I and will encourage energy conservation. The Applicant seeks
approval of a Waiver pursuant to Section 7.L2.5(a)(28) of Miami 21 to permit a four percent
(4Yo) increase in the maximum floorplate above the 8th Story. This Waiver is required to
permit a 16,500 square feet floor plate above 8th Story. This Waiver to provide open
courtyards on the 4th and 2nd Stories thereby promoting energy conservation and
sustainability.

5. Waiver requested pursuant to Article 7, Section 7.1.2.5.a.8., to permit a 40o/o parking

reduction for properties located within a half mile radius of a Transit Oriented
Development.

The Property is located within a Transit Oriented Development less than half a mile from the
Santa Clara Metrorail Station. The Project's close proximity to the Metrorail, multiple bus
stops, and the Miami Trolley 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. The requested parking reduction is appropriate due to the level
of transit service serving the Property.

V. GUIDING PRINCIPLES OF MIAMI2l

The development ofthe Property and requested Waivers are consistent with the provisions
of Article 2, Guiding Principles of Miami 21, as follows:

Section 2.1.3,1. The City - Guiding Principles

a. Growth strategies should encourage Infill and redevelopment.

-- The proposed Project is an infrll project located in the Allapattah

neighborhood of the City. The Project will be located within walking distance
of the City's booming Health District and several mass transit options,
including the Santa Clara Metrorail Station.

GREENBERGTRAURIG, LLP I ATTORNEYS ATLAW I WWW.GTLAW.COM

4
Joseph Ruiz
l6 Allapattah
PZ-19-2t40
June 5, 2019

b. New Development should be structured to reinforce apattern ofNeighborhoods

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

- The Project is proposed as an urban center mixed use project providing

residential and retail uses. The proposed Project will have easy and convenient
access to various public transit options including the Santa Clara Metrorail
station located less than half a mile away from the Property.

c. 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 located in
close proximity to the Santa Clara Metrorail station.

d. A diversity of land use should be distributed throughout the City to enable a

variety of economic activity, workplace, residence, recreation and civic
activity.

--The Project is a mixed-use project containing residential and retail uses.

Section 2.1,.3.2 The Community - Guiding Principles

a. Neighborhoods and urban centers should be the prefened pattem of

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

-- The Project is proposed as an urban center mixed use project providing for
residential and retail uses.

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 proposed Project will have convenient access to numerous transit

opportunities, such as Metrorail, bus, and the Miami Trolley system.

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. This area is home to a vibrant commercial, educational, civic, and
scientific community that will greatly benefit from additional housing options.

d. Appropriate building Densities and land uses should occur within walking
distance of transit stops.

GREENBERGTRAURIG, LLP I ATTORNEYS ATLAW I WWW.GTLAW.COM

5
Joseph Ruiz
16 Allapattah
PZ-tg-2140
June 5, 2019

-- The Property is located within walking distance of the Santa Clara Metrorail
station which will serve the proposed residential and commercial uses at the
Property.

2.1.3.3 The Block and the Building - Guiding Principles

a. Development should adequately accommodate vehicles while respecting the

pedestrian and the spatial form of public space.

-- The Project is proposed to activate the ground floor with retail uses and
encourage pedestrian connectivity with the street thereby seamlessly
connecting the public sidewalk into the ground floor retail space.

b. 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 certified

equivalency as per the provisions of Miami 21.

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

Sincerely,

,r/-¿ /. ¿2c2,u¿a
Iris V. Escarra

Enclosures

GREENBERG TRAURIG, LLP T 4116P¡qEYS AT LAW ¡ WWW,GTLAW,COM

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