Attachment 37966

PZ-19-4611
04/14/21
PZ-19-4611
04/14/21
Iris
Iri
IIr
rriis Escarra
Essc
sca
ca
carra
carra
rra
rrra
((30
(3
30
305)
5) 579-0737
(305) 579
57
579
79-07
-07
-0
0737
37
aail
iil: escarrai@gtlaw.com
E-Mail: esscarraii@gt
@g
@ gtlaw
gt laaw
la w.c
.co
com
co
PZ-19-4611
September 26, 2019 04/15/21
March 22, 2021
Mr. Francisco Garcia

Planning Director
City of Miami
444 SW 2nd Avenue
Miami, Florida 33130
Re: Flagstone Island Gardens, LLC / 888 Macarthur Causeway, Miami, Florida / Letter
of Intent for Exception Submittal for Approval of a Waterfront Specialty Center at
the Property
Dear Francisco:
On behalf of Flagstone Island Gardens, LLC., (the “Applicant”), we respectfully submit the
enclosed Exception application for your review and approval for a Waterfront Specialty Center at the
property located at 888 Macarthur Causeway, Miami, Florida (the “Property”). The Property is to be
developed pursuant to the enclosed site plan, dated November, 2018, and prepared by Nichols Brosch
Wurst Wolfe & Associates (the “Development Plans” or “Project”). The City of Miami approved the
Project pursuant to the Warrant approved on September 6, 2019, under Warrant Final Decision No. PZ-
19-3212
PROPERTY INFORMATION
The Property consists of a total lot area of 24.14 acres with 13.35 acres of submerged land and
10.79 acres of uplands. The Property is owned by the City of Miami and leased to Flagstone Island
Gardens, LLC. The Property is to be developed pursuant to the Development Plans with a unified
development consisting of two (2) hotels, onsite parking, and 221,000 sq. ft. of leasable space containing
a mixture of restaurants, entertainment facilities, and general commercial establishments.
1
Under Miami 21, the Property is zoned CI and T6-36A-O.:
PZ-19-4611
04/15/21
Pursuant to the City of Miami’s Future Land Use Map, the Property has a land use designation of
Major Institutional, Public Facilities, Transportation, and Utilities (“Major Pub. Fac.”) and Restricted
Commercial.
EXCEPTION, PURSUANT TO CHAPTER 4 OF THE CITY CODE, TO PERMIT A

2
WATERFRONT SPECIALTY CENTER
We respectfully submit this letter of intent and Development Plans for the purposes
ssees of
of approval
appro
ovaal off
the following Exception for the Waterfront Specialty Center at the Property pursuant to th tthee p
provisions
ro
ov
vis
isionss of
ion of
Chapter 4 of the City Code.
PZ-19-4611
A Waterfront Specialty Center is a building or buildings with adjacent on-sitee parking

par
arki
ar p 04/15/21
ng spaces,
king spa ces,
under common ownership or common management, abutting or linked to a navigable water body,
ater b ody
od having
y,, havin
av ing
a unified commercial plan of development, with a minimum of 50,000 square feet of leasableeasable area,
areaa aand
nd
nd
containing a mixture of restaurants, entertainment facilities, and general commercial establishments.
As noted in the Development Plans, the City has approved the development of 221,000 square
feet of retail space featuring a mixture of restaurants, entertainment facilities, and general commercial
establishments, with onsite parking in a unified plan. The Property is located on Biscayne Bay. The
Project satisfies the requirements for the approval of a Waterfront Specialty Center.
Waterfront Specialty Centers must be located on City-owned property, pursuant to Section 4-4 of
the City Code. The Property is owned by the City of Miami and is leased to the Applicant, satisfying this
condition. A Waterfront Specialty Center must be under common ownership or common management.
The Project is both, as the City of Miami owns the Property and the Applicant will manage the entirety of
the Project.
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,
y,
Iris Escarra
Enclosures
3
PZ-19-4611
04/14/21
ISLAND GARDENS
A mixed used
development
Watson Island
City of Miami, Florida
888 Macarthur Causeway

Miami, Florida 33132 USA
T: 1 305 531 3747
F: 1 305 531 3748
www.islandgardens.com
Concept Architects
Passage Petits-Champs
Mesrutiyet Caddesi No:67
Beyoglu 34430 Istanbul
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
Executive Architects
Nichols Brosch Wurst Wolfe
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
M.U.S.P. MODIFICATION
SUBMITTAL
NOVEMBER 2018
OVERALL SITE PLAN OVERALL

L SITE
S TE PLAN
SI
WATSON ISLAND A101

Y
A
W
E
S
U
A
PZ-19-4611
C
R
U
04/14/21
H
T
R
A
C
A
M
ISLAND GARDENS
A mixed used
development
Watson Island
RETAIL PODIUM WITH

OPEN-AIR TRELLIS

T: 1 305 531 3747
F: 1 305 531 3748
LIFESTYLE LUXURY
HOTEL HOTEL
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
PROMENADE www.nbww.com
SUBMITTAL
NOVEMBER 2018
MARINA
ARCHITECTURAL SITE PLAN

SCALE: 1" = 40'-0"
ARCHITECTURAL SITE PLAN
2018 M.U.S.P. MODIFICATION

A102
PZ-19-4611
04/14/21
ISLAND GARDENS
A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
NOVEMBER 2018
MUSP MODIFICATION
MOD
OD
DIF
FIC
ICAT
CAT
ATIO
ON 2007 -
MUSP MODIFICATION 2007 GROUND FLOOR
A103
PZ-19-4611
04/14/21
ET
20 S
VAL
PAC
ES
18 S
PAC
ES
S
CE
PA
9S
A
ES
AC
PARKING LEVEL P-3
SP
252,532 SF
27
23 A
PRO
'-
0"
TY
PER
P. ISLAND GARDENS
TY
A mixed used
- 0"
LIN
23' development
30 S
E
P. Watson Island
PAC
TY
ES
54 S
PAC
S
CE
ES
5'-0"
PA
S
35
NE
LI
Y
RT
PE
O
PR

T: 1 305 531 3747
F: 1 305 531 3748
VA
ES
LE
AC
T
SP
42
BOH (HOTEL)
125
19,658 SF
S
CE
S
Concept Architects
PA
5'-0"
PAC
1S Passage Petits-Champs
ES
19

TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
ES
AC
SP
BOH (HOTEL)
54
17,354 SF
15 S
5'-0"
PAC
23 S
ES
PAC
ES
ES
AC

SP
& Associates, Inc.

14
161 Almeria Avenue,

Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
92 SPACES 15 SPACES
SUBMITTAL
18' - 0"0"
NOVEMBER 2018
INE
TY L
PE R
PRO
Revisions
# Description Date
A Responses to Zoning 07.25.2019

Comments
PROPERTY LINE
EXISTING MARINA
Symbol Legend
Area Legend
LEVEL P-3 PARKING. (VALET) +10'-0"

HOTEL B.O.H. Digitally signed by Bruce
F. Brosch
SCALE: 1" = 40'-0"
Annotates Finish Floor PARKING DN:
E=bbrosch@nbww.com,
763 PARKING SPACES

CN=Bruce F. Brosch,
above M.S.L.
O=Nichols Brosch Wurst
Bruce F. Brosch Wolfe & Associates Inc.,
L=Coral Gables,
PARKING FLOOR AREA: 252,532 SF GENERAL NOTES (Mean Sea Level)

S=Florida, C=US
Reason: I am the author
of this document
Date: 2019.08.07
17:16:02-04'00'
2018 M.U.S.P. MODIFICATION 1. THE PLANS PRESENTED IN THIS SET ARE CONCEPTUAL
A LEVEL P3 PARKING
A104
892' - 6"
PZ-19-4611
04/14/21
TO
WN
DO
ET
RETAIL 2 VAL
DROP OFF
10,249 SF
15'-0"
A
PARKING
ENTRANCE
FRO
A
RETAIL 1
8,112 SF
MA
A
6'
15'-0"
BO
0"
SU - Single Unit Truck
TRASH
SU - Single Unit Truck

SERVICE ES
BERTH PAC
16 S
VE
E
ENTRANCE
AG
SS
PA
PRO
A
BICYCLE RACK
AN
ISLAND GARDENS
PER
RI
56 SPACES
ST
A mixed used
S
CE
TY
DE
PA
development
S
PE
LIN
CE
5S
E
PA
Watson Island
OC
4S
BL
SUSU-- City of Miami, Florida
SSinigngleleSU - ES
S-
UUnnitit TSring PAC
Turuccklke Unit
OS
Truc k 18 S
CR
PARKING LEVEL P-2
15'-0" 23
'-
17
'- LOADING AREAS
0" 6" 159,289 SF - 0"
DROP OFF 12' 41,530 SF
TY
LOADING AREAS P.
- 0"
19,842 SF - 0" 12' 2 (12 FT X 55 FT) BAYS
12' + 4 (12 FT X 35 FT) BAYS
WB-50 -
5 (12 FT X 35 FT) BAYS
CE
+ 1 (10 FT X 20 FT) BAY
PA
Semi-Trai
15'-0" 11'-0" SERVICE
5S
NE
ler Combi
ENTRANCE
67 S
18 S
LI
' -0 ACE
nation, La
9 SP
TY
"
PAC
55'
ER
rge
OP
- 0"
ES
PR
UP Miami, Florida 33132 USA

F T: 1 305 531 3747
VA ROM
- 8"
582' - 0"
BALLROOM
LE
T ELEC/ MECH 37' A F: 1 305 531 3748
ES
ENTRANCE
EQUIPMENT www.islandgardens.com
AC
3,467 SF
ES
SP
AC
ES
21
SP
AC
55
36 S
SLAB EDGE
SP
13
ABOVE - 0"
26
SPA
23'
PAC
WB-50 -
TRASH
CES
P.
Semi-Trai
ES
- 3" TY BERTH Concept Architects
21'
ler
Combinati
on, Large
TURKEY
GLASS DISPLAY (ART/WAY-FINDING)

T: +90 212 251 2111
ON GARAGE WALLS
F: +90 212 251 2332
- 0"
45' - 0"
LIFESTYLE HOTEL 15' - 0"
A 12'
BOH
11,078 SF
25 S
15'-0" - 0"
12'
PAC
ELEC/ MECH
17
ES
'- EQUIPMENT
6"
UP
CROSS-BLOCK PEDESTRIAN PASSAGE

7 SPACES
TERRACE Executive Architects
29 SPACES Nichols Brosch Wurst Wolfe
& Associates, Inc.
161 Almeria Avenue,
ES
Coral Cables,
AC
Florida 33134 USA

SP
LUXURY HOTEL BOH T: 1 305 443 5206

20
21,133 SF F: 1 305 443 3168

LIFESTYLE HOTEL MARINA FACILITIES & www.nbww.com
15'-0"
ENTRANCE RELATED USES
4,157 SF 20,123 SF
MARINA FACILITIES &
17' - 6" PARKING
RELATED USES 15'-0" ENTRANCE M.U.S.P. MODIFICATION
5,849 SF
SUBMITTAL
15'-0"
NOVEMBER 2018
MARINA FACILITY &

INE
RELATED USES
MARITIME GALLERY
TY L
7,866 SF
4,330 SF
DROP OFF 12'-0"
PER
12'-0"
PRO
DROP OFF
Revisions
TERRACE
# Description Date

Comments
A
12'-0" LOWER PROMENADE
PROPERTY LINE
Area Legend
Symbol Legend
HOTEL
LEVEL P-2 PARKING. +10'-0" HOTEL B.O.H.
SCALE: 1" = 40'-0" GENERAL NOTES MARINA RELATED FACILITES

Annotates Finish Floor MARITIME GALLERY
356 PARKING SPACES 1. THE PLANS PRESENTED IN THIS SET ARE CONCEPTUAL above M.S.L. PARKING
PARKING FLOOR AREA: 159,289 SF (Mean Sea Level) RETAIL - GENERAL
SERVICE/ LOADING
A TERRACE
2018 M.U.S.P. MODIFICATION A
LEVEL P2 PARKING
A105
892' - 6"
PZ-19-4611
04/14/21
OPEN TO BELOW
OPEN TO BELOW
ES
PAC
14 S
S
CE
PRO
PA
PARKING LEVEL P-1
6S
PER
159,289 SF
ISLAND GARDENS
S
CE
TY
A mixed used
PA
LIN
5S
development
E
25'-0" Watson Island
ES
PAC City of Miami, Florida
14 S
A
OPEN TO BELOW
S
23
CE
'-
0"
PA
TY
4S
P.
NE
72 S
S
LI
ACE
7 SP
Y
RT
PAC
PE
ES
O
PR

OPEN TO A Miami, Florida 33132 USA
BELOW T: 1 305 531 3747
ES
OPEN TO BELOW F: 1 305 531 3748
AC
ES
SP
AC
ES
21
SP
AC
- 0"
56
23'
36 S
SP
29
26
OPEN TO
SPA
P.
PAC
TY
BELOW
CES
ES
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
OPEN TO BELOW
27 S
PAC
ES
DN
13 SPACES
31 SPACES Executive Architects

& Associates, Inc.
ES
161 Almeria Avenue,

AC
Coral Cables,
SP
Florida 33134 USA

20
OPEN TO BELOW
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
OPEN TO BELOW
OPEN TO BELOW
SUBMITTAL
NOVEMBER 2018
MARINA FACILITY &
RELATED USES
INE
887 SF
OPEN TO BELOW OPEN TO BELOW
TY L
PE R
PRO
Revisions
# Description Date

Comments
LOWER PROMENADE BELOW
PROPERTY LINE
Area Legend
Symbol Legend MARINA RELATED FACILITES
P1 LEVEL PARKING. +10'-0" Digitally signed by

PARKING
Bruce F. Brosch
DN:
E=bbrosch@nbww.com,
SCALE: 1" = 40'-0"
Annotates Finish Floor CN=Bruce F. Brosch,
O=Nichols Brosch
Wurst Wolfe &
381 PARKING SPACES above M.S.L. Bruce F. Brosch Associates Inc., L=Coral
Gables, S=Florida,
C=US
PARKING FLOOR AREA: 159,289 SF GENERAL NOTES (Mean Sea Level) Reason: I am the author
of this document
Date: 2019.08.07
17:20:27-04'00'
2018 M.U.S.P. MODIFICATION 1. THE PLANS PRESENTED IN THIS SET ARE CONCEPTUAL
A LEVEL P1 PARKING
A106
793' - 0"
PZ-19-4611
RETAIL 04/14/21
2,766 SF
RETAIL
2,400 SF
RETAIL
RETAIL 35'-0" 2,452 SF
1,072 SF RETAIL
2,462 SF
BOH
F&B 32
RETAIL 1,201 SF
2,335 SF
525 SF
RETAIL
RETAIL OUTDOOR
1,425 SF
525 SF PASEO
RETAIL
F&B 31
525 SF RETAIL
2,015 SF
RETAIL 1,425 SF TERRACE
525 SF ISLAND GARDENS
PRO
RETAIL RETAIL F&B 33 A mixed used
PER
525 SF 1,425 SF 3,965 SF development
TY
RETAIL
525 SF Watson Island
LIN
RETAIL
E
RETAIL RETAIL RETAIL City of Miami, Florida
1,425 SF RETAIL RETAIL
525 SF 1,401 SF
1,399 SF 35'-0"
1,486 SF 1,572 SF
BALLROOMS BOH RETAIL

13,127 SF 2,093 SF 1,425 SF
RETAIL BOH
590 SF RETAIL 1,942 SF
RETAIL
RETAIL
1,482 SF 1,439 SF
525 SF
RETAIL
RETAIL
NE
525 SF RETAIL RETAIL

LI
1,697 SF
RETAIL 1,425 SF 1,951 SF
Y
RT

525 SF
538' - 6"
PE
OUTDOOR RETAIL RETAIL Miami, Florida 33132 USA

O
PRE- RETAIL
PR
PASEO 1,661 SF 940 SF T: 1 305 531 3747

FUNCTION 525 SF RETAIL
RETAIL F: 1 305 531 3748
RETAIL 1,425 SF
942 SF www.islandgardens.com
615 SF RETAIL
RETAIL 1,581 SF RETAIL
F&B 30
615 SF 1,425 SF FLOOR 943 SF
RETAIL
OPENING TO P2 1,502 SF
RETAIL DROP OFF
RETAIL
1,006 SF F&B 29 AREA
1,891 SF
1,425 SF RETAIL Concept Architects
1,423 SF Passage Petits-Champs
F&B 28 RETAIL
390' - 6"
14'
RETAIL 1,389 SF 1,842 SF Beyoglu 34430 Istanbul
RETAIL
- 0"
527 SF TURKEY
550 SF - 0"
RETAIL 22'
349' - 6"
T: +90 212 251 2111
511 SF RETAIL
F: +90 212 251 2332
RETAIL RETAIL
35'-0" 608 SF
0"
511 SF 1,384 SF
'-
RETAIL 14 F&B 17 RETAIL
511 SF 2,497 SF 1,378 SF
RETAIL
1,450 SF
RETAIL
OUTDOOR 715 SF
" F&B 16
PASEO ' -0
BOH RETAIL 22 22 F&B 19
'- 1,540 SF
1,645 SF 1,450 SF 0" 1,438 SF
RETAIL Executive Architects

RETAIL Nichols Brosch Wurst Wolfe
529 SF TERRACE
1,508 SF & Associates, Inc.
RETAIL
510 SF 161 Almeria Avenue,
Coral Cables,
RETAIL RETAIL
510 SF F&B 20 F&B 21 F&B 22 F&B 23 F&B 24 F&B 25 F&B 26 F&B 27 Florida 33134 USA
RETAIL 2,431 SF
RETAIL 1,712 SF 1,214 SF 1,076 SF 1,180 SF 1,175 SF 1,175 SF 1,333 SF 1,597 SF T: 1 305 443 5206
1,456 SF
510 SF F: 1 305 443 3168
OUTDOOR www.nbww.com
RETAIL RETAIL OUTDOOR PASEO
510 SF OUTDOOR
1,456 SF BOH PASEO LUXURY HOTEL
PASEO F&B 18
LIFESTYLE HOTEL 1,184 SF LOBBY
2,349 SF
LOBBY 35,795 SF M.U.S.P. MODIFICATION
17,392 SF F&B 3
35'-0" SUBMITTAL
1,456 SF RETAIL
F&B 1
35'-0"
2,144 SF F&B 10 F&B 11
620 SF
35'-0"
NOVEMBER 2018
F&B 4 F&B 5 F&B 6 F&B 7 F&B 8 F&B 9 F&B 12 F&B 13 F&B 14 F&B 15
F&B 2 1,175 SF 1,175 SF
1,149 SF 1,175 SF 1,175 SF 1,175 SF 1,175 SF 1,175 SF 1,184 SF 1,200 SF 1,152 SF 2,498 SF RETAIL
2,002 SF
660 SF
TERRACE
INE
TERRACE TERRACE
TY L
AS PER RFP
PE R
Revisions
100' - 0"
PRO
# Description Date

Comments
LOWER PROMENADE BELOW
PROPERTY LINE
GENERAL NOTES
1. THE PLANS PRESENTED IN THIS SET ARE CONCEPTUAL

Digitally signed by Bruce
R1 LEVEL FLOOR PLAN

F. Brosch
DN:
E=bbrosch@nbww.com,
CN=Bruce F. Brosch,
SCALE: 1" = 40'-0" A O=Nichols Brosch Wurst
A
L=Coral Gables,
S=Florida, C=US
of this document
Area Legend
Symbol Legend Date: 2019.08.07
17:21:10-04'00'
RETAIL - FOOD & BEVERAGE

+10'-0"
RETAIL - GENERAL
RETAIL BOH
Annotates Finish Floor LEVEL R1 RETAIL
HOTEL PUBLIC AREAS
above M.S.L. TERRACE
(Mean Sea Level)

A107
PZ-19-4611
04/14/21
ISLAND GARDENS
A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
NOVEMBER 2018
Note :
MUSP 2004 MUSP 2004 - SECOND FLOOR
The 2007 MUSP submittal did not provide a Cross

Section that can be inserted in for cross reference A108
711' - 6"
PZ-19-4611
04/14/21
TERRACE
RETAIL
1,787 SF
RETAIL
1,305 SF
RETAIL
1,305 SF
RETAIL
1,305 SF
TERRACE
RETAIL BOH
OPEN TO 817 SF 879 SF
PASEO
BELOW
RETAIL
ISLAND GARDENS
PRO
1,435 SF A mixed used
PER
RETAIL
development
TY
1,472 SF Watson Island
LIN
E
F&B 10 F&B 11
BALLROOMS BELOW F&B 9 2,411 SF 4,762 SF
3,675 SF
53'-0"
RETAIL
1,717 SF RETAIL
1,567 SF
TERRACE RETAIL
NE
RETAIL TERRACE
LI
1,567 SF TERRACE
MEETING RM 1,620 SF 888 Macarthur Causeway
Y
RT
BELOW Miami, Florida 33132 USA
486' - 6"
PE
RETAIL RETAIL
T: 1 305 531 3747
O
PR
1,372 SF 1,567 SF
F: 1 305 531 3748
RETAIL RETAIL
1,373 SF 1,566 SF
RETAIL
311' - 6"
RETAIL
1,566 SF
1,373 SF
OPEN TO
BELOW RETAIL
RETAIL Concept Architects
1,566 SF
1,372 SF Passage Petits-Champs
RETAIL
1,566 SF
TURKEY
RETAIL
180' - 0"
1,275 SF T: +90 212 251 2111
F: +90 212 251 2332
RETAIL TERRACE
RETAIL
1,370 SF 1,722 SF
LUXURY HOTEL
RETAIL
LIFESTYLE HOTEL LOBBY
F&B 13 1,691 SF
LOBBY 16,821 SF
1,370 SF
24,381 SF
53'-0"
F&B 12 53'-0"
BOH
1,989 SF
748 SF
F&B 8 & Associates, Inc.

RETAIL
2,848 SF 161 Almeria Avenue,
1,251 SF
Coral Cables,
RETAIL Florida 33134 USA
1,472 SF 53'-0" T: 1 305 443 5206
OPEN TO
RETAIL PASEO F: 1 305 443 3168
OPEN TO 1,473 SF BELOW www.nbww.com
PASEO OPEN TO OPEN TO

TERRACE
BELOW F&B 1 PASEO PASEO
1,471 SF BELOW F&B 3 F&B 4 F&B 5 F&B 6 BELOW
1,546 SF 1,546 SF 1,534 SF 1,534 SF M.U.S.P. MODIFICATION
F&B 2 F&B 7
1,318 SF 2,055 SF SUBMITTAL
TERRACE
NOVEMBER 2018
TERRACE TERRACE
TERRACE
INE
TY L
Revisions
PE R
AS PER RFP.
PRO
# Description Date
100' - 0"

Comments
PROPERTY LINE
Area Legend
Symbol Legend Digitally signed by
Bruce F. Brosch
R2 LEVEL FLOOR PLAN

RETAIL - FOOD & BEVERAGE DN:
+10'-0" E=bbrosch@nbww.com,
CN=Bruce F. Brosch,
RETAIL - GENERAL
SCALE: 1" = 40'-0" GENERAL NOTES O=Nichols Brosch
Wurst Wolfe &
RETAIL BOH Bruce F. Brosch
Annotates Finish Floor HOTEL PUBLIC AREAS
Associates Inc., L=Coral
Gables, S=Florida,
C=US
A 1. THE PLANS PRESENTED IN THIS SET ARE CONCEPTUAL above M.S.L. TERRACE
of this document
Date: 2019.08.07
(Mean Sea Level) 17:21:56-04'00'
LEVEL R2 RETAIL
A109
719' - 0"
PZ-19-4611
04/14/21
PRO
ISLAND GARDENS
PER
A mixed used
TY
development
TERRACE
LIN
Watson Island
E
RETAIL
3,425 SF
71'-0"
NE
LI
EVENT SPACE
Y
RT
71'-0" 888 Macarthur Causeway

PE
O
TERRACE Miami, Florida 33132 USA

PR
T: 1 305 531 3747

F: 1 305 531 3748
LUXURY HOTEL
18,431 SF
Concept Architects
180' - 0"
TURKEY
T: +90 212 251 2111

F&B 1 F&B 2 F: +90 212 251 2332
160' - 6"
2,744 SF 1,913 SF
LIFESTYLE HOTEL
12,627 SF
TERRACE
TERRACE
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
NOVEMBER 2018
INE
TY L
PE R
Revisions
AS PER RFP
PRO
100' - 0"
# Description Date

Comments
PROPERTY LINE
Area Legend
Symbol Legend
R3 LEVEL FLOOR PLAN +10'-0"
RETAIL - FOOD & BEVERAGE
RETAIL - GENERAL
F. Brosch
SCALE: 1" = 40'-0" DN:

E=bbrosch@nbww.com,
HOTEL PUBLIC AREAS CN=Bruce F. Brosch,
Annotates Finish Floor TERRACE Bruce F. Brosch

GENERAL NOTES
Wolfe & Associates Inc.,
L=Coral Gables,
above M.S.L. S=Florida, C=US
1. THE PLANS PRESENTED IN THIS SET ARE CONCEPTUAL

(Mean Sea Level) of this document
Date: 2019.08.07
17:22:37-04'00'
LEVEL R3 RETAIL
A110
PZ-19-4611
04/14/21
ISLAND GARDENS
A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
NOVEMBER 2018
Note :
MUSP 2004 MUSP 2004 - TY
TYP.
YP HOTEL
HOTEL FLOOR

PZ-19-4611
04/14/21
PRO
ISLAND GARDENS
PE
RTY
A mixed used
LIN
development
E
Watson Island
RETAIL PODIUM WITH

OPEN-AIR TRELLIS BELOW
- 6"
NE
72'
LI
TY
74
ER
'-
OP
6" 888 Macarthur Causeway

PR

T: 1 305 531 3747
F: 1 305 531 3748
LUXURY HOTEL
LIFESTYLE HOTEL 13,514 SF
11,329 SF
GEOMETRY OF Concept Architects
GEOMETRY OF TOWER VARIES Passage Petits-Champs
TOWER VARIES Mesrutiyet Caddesi No:67
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
201
'-0
"
"
-0
1'
18
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
NOVEMBER 2018
INE
TY L
PER
PRO
Revisions
# Description Date

Comments
PROPERTY LINE
Area Legend
TYPICAL HOTEL GUESTROOM LEVEL HOTEL
SCALE: 1" = 40'-0"
TYPICAL HOTEL GUESTROOM

LEVEL
A112
Y
A
W
E
S
U
A
C
R
PZ-19-4611
U
TH
R
A
04/14/21
C
A
M
PRO
PER
ISLAND GARDENS
TY
A mixed used
LIN
Top of Open Air Trellis
E
development
Watson Island
89'-0"
Pool
Pool
A
NE
LI
TY
ER
OP
A
PR

584' - 0"
T: 1 305 531 3747

F: 1 305 531 3748
Concept Architects
TURKEY
Lifestyle Hotel Luxury Hotel T: +90 212 251 2111

F: +90 212 251 2332
Top of Roof Top of Roof
+375'-0" +535'-0"
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
Pool
SUBMITTAL
Drop-Off NOVEMBER 2018

Public Promenade
Drop-Off +35'-0"
INE
TY L
PER
PRO
795' - 0" Revisions
# Description Date
Symbol Legend
+10'-0" Comments
Lower Promenade
+12'-0"
PROPERTY LINE
Annotates Finish Floor
above M.S.L.
Marina (Mean Sea Level)
OVERALL DIMENSIONED ROOF PLAN

SCALE: 1" = 40'-0"
2018 M.U.S.P. MODIFICATION OVERALL DIMENSIONED ROOF

PLAN
A113
PZ-19-4611
04/14/21
ISLAND GARDENS
A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
NOVEMBER 2018
MUSP MODIFICATION 2007 - WEST
MUSP MODIFICATION 2007 ELEVATION
A201
TOP OF TOWER 535'-0"
LUXURY HOTEL
PZ-19-4611
04/14/21
LOW-E DOUBLE PANE LIGHTLY TINTED

IMPACT RESISTANT GLASS. CLEAR
ANODIZED ALUMINIUM
ISLAND GARDENS
LIFESTYLE HOTEL TOP OF TOWER 375'-0" A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748

ANODIZED ALUMINIUM
FRITTED TINTED GLASS RAIL (TYP.) Concept Architects

TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
FRITTED TINTED GLASS RAIL (TYP.)
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
NOVEMBER 2018
OPEN-AIR TRELLIS
MARINA SERVICES AND BOARDWALK WEST ELEVATION RETAIL/RESTAURANTS
PROMENADE N.T.S.
WEST ELEVATION

A202
PZ-19-4611
04/14/21
ISLAND GARDENS
A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
NOVEMBER 2018
MUSP MODIFICATION
MODIFICAT
ATION 2007
AT 200 - EAST
A203
TOP OF TOWERS ON THE 2004, 2007 & 2018
MUSP SUBMITTALS REMAIN THE SAME
PZ-19-4611
04/14/21

ANODIZED ALUMINIUM
ISLAND GARDENS
A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748
FRITTED TINTED GLASS RAIL (TYP.) Concept Architects

TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
OPEN-AIR TRELLIS
SUBMITTAL
NOVEMBER 2018
RETAIL/RESTAURANTS WEST ELEVATION

N.T.S.
MARINA SERVICES AND BOARDWALK
PROMENADE
2007 MUSP MODIFICATION #2 MUSP MODIFICATION 2018

LIFESTYLE HOTEL HEIGHT LUXU
LUXURY
XU
URY
YHHOTEL
OT
TEL
L HEIGHT
HEI
EIGHT
COMPARISON
COMPARISON
A204
TOP OF TOWERS ON THE 2004, 2007 & 2018
PZ-19-4611
MUSP SUBMITTALS REMAIN THE SAME
04/14/21
ISLAND GARDENS
A mixed used
development
Watson Island

ANODIZED ALUMINIUM

T: 1 305 531 3747
F: 1 305 531 3748
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
OPEN-AIR TRELLIS
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
NOVEMBER 2018
MARINA SERVICES AND BOARDWALK

WEST ELEVATION PROMENADE
N.T.S.
MUSP MODIFICATION 2018 2007 MUSP MODIFICATION #2
LIFESTYLE HOTEL HEIGHT LIFESTYLE HOTEL

HO HEIGHT
COMPARISON
COMPARISON
A205
LUXURY HOTEL TOP OF TOWER 535'-0"
PZ-19-4611
04/14/21
ISLAND GARDENS

LIFESTYLE HOTEL A mixed used
development
Watson Island
LOW-E DOUBLE PANE LIGHTLY TINTED City of Miami, Florida
ANODIZED ALUMINIUM

IMPACT RESISTANT GLASS. CLEAR 888 Macarthur Causeway
ANODIZED ALUMINIUM Miami, Florida 33132 USA

T: 1 305 531 3747
F: 1 305 531 3748
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
FRITTED TINTED GLASS RAIL (TYP.) FRITTED TINTED GLASS RAIL (TYP.)
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
OPEN-AIR TRELLIS
NOVEMBER 2018
EAST ELEVATION
N.T.S.
EAST ELEVATION

A206
LUXURY HOTEL
PZ-19-4611
04/14/21
LIFESTYLE HOTEL ISLAND GARDENS

A mixed used
development
Watson Island

IMPACT RESISTANT GLASS. CLEAR 888 Macarthur Causeway
IMPACT RESISTANT GLASS. CLEAR ANODIZED ALUMINIUM Miami, Florida 33132 USA
T: 1 305 531 3747
ANODIZED ALUMINIUM
F: 1 305 531 3748
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332

& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
OPEN-AIR TRELLIS OPEN-AIR TRELLIS NOVEMBER 2018
OPEN-AIR TRELLIS
NORTH ELEVATION
N.T.S.
NORTH ELEVATION

A207
PZ-19-4611
04/14/21
ISLAND GARDENS
A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
NOVEMBER 2018
MUSP MODIFICATION 2007 - SOUTH
A208
LUXURY HOTEL
PZ-19-4611
ANODIZED ALUMINIUM 04/14/21
ISLAND GARDENS
A mixed used
LIFESTYLE HOTEL TOP OF TOWER 375'-0" development
Watson Island
LOW-E DOUBLE PANE LIGHTLY TINTED 888 Macarthur Causeway

T: 1 305 531 3747
ANODIZED ALUMINIUM F: 1 305 531 3748
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
FRITTED TINTED GLASS RAIL (TYP.) Florida 33134 USA

T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
NOVEMBER 2018
OPEN-AIR TRELLIS
OPEN-AIR TRELLIS
SOUTH ELEVATION
N.T.S.
SOUTH ELEVATION

A209
PZ-19-4611
04/14/21
ISLAND GARDENS
A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
NOVEMBER 2018
Note :
MUSP 2004 MUSP 2004 - BUILDING SECTIONS

PZ-19-4611
04/14/21
ISLAND GARDENS
A mixed used
development
Watson Island

LUXURY HOTEL BEYOND T: 1 305 531 3747
OPEN-AIR 100 FT 65 FT F: 1 305 531 3748
TRELLIS
OPEN-AIR 89'-0" TOP OF CANOPY

TRELLIS
100' - 0" MIN. SETBACK REQUIRED Concept Architects
RETAIL 71'-0" R3 RETAIL

TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
ENTERTAINMENT RETAIL TERRACE 53'-0" R2 RETAIL
RETAIL FACILITIES PROMENADE
BEYOND RETAIL COURTYARD RETAIL RETAIL 35'-0" R1 PUBLIC PROMENADE
MAC ARTHUR
CAUSEWAY PARKING P-1
SEASIDE
12'-0" 15'-0" RETAIL LOBBY PARKING P-2 FOOD HALL PROMENADE Executive Architects
12'-0" MARINA RETAIL Nichols Brosch Wurst Wolfe
PARKING P-3 PARKING & Associates, Inc.
0'-0" SEA LEVEL 161 Almeria Avenue,

Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
NOVEMBER 2018
SECTION THROUGH PODIUM
N.T.S.

FEMA ELEVATION 10'-0" ABOVE M.S.L.
SECTION THROUGH PODIUM
A302
535'-0" MAXIMUM TOWER HEIGHT
MECHANICAL
1 UNIT 3
3 PENTHOUSE TIME SHARE FLOORS
1 UNIT PER FLOOR
1 UNIT 2
3 UNITS
1 UNIT 1
PZ-19-4611
2 LODGING-TIME SHARE FLOORS
2 UNITS 2 2 UNITS PER FLOOR 04/14/21
4 UNITS
2 UNITS 1
2 LODGING-TIME SHARE FLOORS
4 UNITS 2
4 UNITS PER FLOOR
4 UNITS 1 8 UNITS
6 UNITS 15
6 UNITS 14
6 UNITS 13
6 UNITS 12
6 UNITS 11 ISLAND GARDENS

A mixed used
6 UNITS 10
development
Watson Island
6 UNITS 9
6 UNITS 8
6 UNITS 7 15 LODGING-TIME SHARE FLOORS
6 6 UNITS PER FLOOR

6 UNITS
90 UNITS
6 UNITS 5
6 UNITS 4
6 UNITS 3 T: 1 305 531 3747

F: 1 305 531 3748
6 UNITS 2
6 UNITS 1
SPA 1
Concept Architects
13 Mesrutiyet Caddesi No:67
12 TURKEY
T: +90 212 251 2111

11 F: +90 212 251 2332
10
8 13 HOTEL FLOORS
7 200 Keys
6 & Associates, Inc.

161 Almeria Avenue,
OPEN-AIR 5
Coral Cables,
Florida 33134 USA
TRELLIS T: 1 305 443 5206

4 F: 1 305 443 3168
www.nbww.com
2
SUBMITTAL
1
HOTEL AMENITIES/ BOH NOVEMBER 2018
BALLROOM/SKYLOBBY
LOBBY DROP-OFF
RETAIL RETAIL
PARKING BOH
PARKING BOH
PARKING PARKING LOBBY BOH
SECTION THROUGH LUXURY HOTEL

N.T.S.
CROSS SECTIO
SECTION
IO
ON THROUGH
TH
T
THRO
HRO
ROUGH LUXURY
2018 M.U.S.P. MODIFICATION HOTEL

A303
375' MAXIMUM TOWER HEIGHT
MECHANICAL
19
18
PZ-19-4611
17
04/14/21
16
15
14
13
12
11 ISLAND GARDENS
A mixed used
development
10 Watson Island
09
08
07

06 Miami, Florida 33132 USA
T: 1 305 531 3747
F: 1 305 531 3748
05
04
Concept Architects
03 Mesrutiyet Caddesi No:67
TURKEY
02 T: +90 212 251 2111

F: +90 212 251 2332
OPEN-AIR
01
TRELLIS
HOTEL AMENITIES
HOTEL SUPPORT Executive Architects

& Associates, Inc.
161 Almeria Avenue,
HOTEL SUPPORT Coral Cables,

Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
RETAIL
SUBMITTAL
HOTEL LOBBY
RETAIL
NOVEMBER 2018
PARKING
BOH PARKING
BOH PARKING
SECTION THROUGH LIFESTYLE HOTEL

N.T.S.

CROSS SECTION THROUGH
FEMA ELEVATION 10'-0" ABOVE M.S.L. LIFESTYLE HOTEL
A304
PZ-19-4611
04/14/21
LUXURY HOTEL BEYOND 100 FT 65 FT
ISLAND GARDENS
A mixed used
development
OPEN-AIR TRELLIS 89'-0" TOP OF CANOPY
Watson Island
100' - 0" MIN. SETBACK REQUIRED
71'-0" R3 RETAIL

TERRACE 53'-0" R2 RETAIL Miami, Florida 33132 USA
T: 1 305 531 3747
F: 1 305 531 3748
PROMENADE
RETAIL 35'-0" R1 PUBLIC PROMENADE
Concept Architects
PARKING P-1 MARINA SEASIDE PROMENADE Passage Petits-Champs
25'-0" PARKING P1 Mesrutiyet Caddesi No:67
FACILITIES Beyoglu 34430 Istanbul

TURKEY
PARKING P-2 FOOD HALL BEYOND 15'-0" MARINA RETAIL T: +90 212 251 2111
F: +90 212 251 2332
12'-0" P2 LEVEL 12'-0" MARINA FACILITIES

PARKING P-3 PARKING 0'-0" SEA LEVEL
5 '-0" P3 LEVEL
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SECTION THROUGH MARINA EDGE SUBMITTAL
1/16" = 1'-0" NOVEMBER 2018

SECTION THROUGH MARINA EDGE
A401
PZ-19-4611
04/14/21
OPEN-AIR TRELLIS
89'-0" TOP OF CANOPY

ISLAND GARDENS
A mixed used
development
Watson Island
71'-0" R3 RETAIL RETAIL
53'-0" R2 RETAIL ENTERTAINMENT
RETAIL FACILITIES 888 Macarthur Causeway

BEYOND T: 1 305 531 3747

F: 1 305 531 3748
35'-0" R1 PUBLIC PROMENADE RETAIL COURTYARD RETAIL www.islandgardens.com
MAC ARTHUR PARKING P-1

CAUSEWAY
Concept Architects
12'-0" MARINA RETAIL 15'-0" RETAIL LOBBY PARKING P-2 Passage Petits-Champs
12'-0" Beyoglu 34430 Istanbul
TURKEY
PARKING P-3
0'-0" SEA LEVEL T: +90 212 251 2111
F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
SECTION THROUGH PODIUM AT NORTH SIDE www.nbww.com
1/16" = 1'-0"
SUBMITTAL
2018 M.U.S.P. MODIFICATION NOVEMBER 2018
SECTION THROUGH PODIUM AT

NORTH SIDE
A402
A
PZ-19-4611
04/14/21
ISLAND GARDENS
A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
APPROVED FOOTPRINT @ 2004 ORIGINAL MUSP SUBMITTAL PROPOSED PROJECT FOOTPRINT

SCALE: 1" = 80'-0" SCALE: 1" = 80'-0"
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
NOTE: SUBMITTAL
PROJECT FOOTPRINT IS LESS THAN THE APPROVED 2004 M.U.S.P. NOVEMBER 2018
2004 PROJECT FOOTPRINT: 441,043 SF Revisions
2018 PROJECT FOOTPRINT: 440,000 SF # Description Date

Comments
PROJECT FOOTPRINT COMPARISON
A601
PZ-19-4611
04/14/21
ISLAND GARDENS
A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748
2007 APPROVED MUSP VIEW FROM MAC. ARTHUR CAUSEWAY 2007 APPROVED MUSP VIEW FROM GOVERNMENT CUT
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
NOVEMBER 2018
2018 PROPOSED VIEW FROM MAC. ARTHUR CAUSEWAY 2018 PROPOSED VIEW FROM GOVERNMENT CUT 3D VIEW COMPARISON
A603
PZ-19-4611
04/14/21
ISLAND GARDENS
A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748
Note : PODIUM CROSS SECTION 2004 M.U.S.P

The 2007 MUSP submittal did not provide a Cross APPROVAL
Concept Architects
Section that can be inserted in for cross reference Beyoglu 34430 Istanbul
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
100 FT 65 FT 161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
89'-0" TOP OF CANOPY www.nbww.com
SUBMITTAL
RETAIL 71'-0" R3 RETAIL NOVEMBER 2018
ENTERTAINMENT RETAIL TERRACE 53'-0" R2 RETAIL
PROMENADE
RETAIL COURTYARD RETAIL RETAIL 35'-0" R1 PUBLIC PROMENADE
PARKING P-1 MARINA RETAIL MARINA FACILITIES 25'-0" PARKING P1

BEYOND
PARKING P-2 15'-0"
12'-0" MARINA RETAIL
3' - 0"
25' - 0"
PARKING P-3 PARKING 5'-0" (MARITIME GALLERY/FISH MKT)
5' - 0"
0'-0" SEA LEVEL
PODIUM CROSS SECTION

COMPARISON
PODIUM CROSS SECTION 2018 M.U.S.P. A604

SUBMITTAL
NOTE: THIS GRAPHIC IS TO BE USED FOR REFERENCE PURPOSES ONLY
F.A.R. - 2018 MUSP MODIFICATION SINCE IT IS NOT A REQUIREMENT OF THE MIAMI 21 ZONING CODE
PZ-19-4611
PROJECT SITE FAR DIAGRAM
04/14/21
MAC ARTHUR FRONTAGE

204,370 SF FAR 1.72
TRACT "C" FRONTAGE
123,237 SF FAR .65
TRACT "C"
72,940 SF FAR .65
TRACT "B" ISLAND GARDENS

64,964 SF FAR .65 A mixed used
development
TRACT "B" FRONTAGE Watson Island
15,751 SF FAR .65 TRACT "A" City of Miami, Florida
331,789 SF FAR 1.72

LEVEL P3 LEVEL P2 LEVEL P1 LEVEL R1 T: 1 305 531 3747

F: 1 305 531 3748
SUBMERGED PARCEL
581,649 SF FAR .65
F.A.R. AREA: 37,012 SF F.A.R. AREA: 96,364 SF 888 SF F.A.R. AREA: 193,341 SF
Concept Architects
A Passage Petits-Champs
TURKEY
PARKING AREA: PARKING AREA:
A T: +90 212 251 2111
NOT INCLUDED IN F.A.R. NOT INCLUDED IN F.A.R. F: +90 212 251 2332
SUBMERGED PARCEL
117,862 SF FAR.65
SUBMERGED PARCEL SUBMERGED PARCEL

78,857 SF FAR .65 93,381 SF FAR .65
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
FAR (BREAKDOWN FROM P3 TO R3) FAR (TOTALS PER LEVEL) T: 1 305 443 5206
F: 1 305 443 3168
PROGRAM PER LEVEL AREA
LEVEL FLOOR AREA www.nbww.com
LEVEL P-3 PARKING (VALET) LEVEL P-3 37,012 SF M.U.S.P. MODIFICATION

HOTEL B.O.H. 37,012 SF
LEVEL P-2 96,364 SF SUBMITTAL
37,012 SF
Level P2 LEVEL P-1 888 SF NOVEMBER 2018
HOTEL 7,624 SF
LEVEL R1 193,341 SF
RETAIL - GENERAL 18,361 SF LEVEL R2 108,732 SF 451,003 SF
224,139 SF
RETAIL MARINA 38,169 SF LEVEL R3 39,139 SF
96,364 SF
LEVELS 400-2300** 224,139 SF Revisions
Level P1
RETAIL MARINA 888 SF LEVELS 400-3800*** 451,003 SF # Description Date
75'
888 SF TOTAL 1,150,618 SF A Responses to Zoning 07.25.2019
Level R1 Comments
HOTEL PUBLIC AREAS 66,313 SF
Allowable F.A.R. 1,738,809 SF
RETAIL - FOOD & BEVERAGE 51,850 SF 2018 MUSP Modification 1,150,618 SF
RETAIL - GENERAL 75,177 SF
Area under Allow. FAR 588,191 SF
193,341 SF
Level R2 FOOTNOTES LEVEL R2 LEVEL R3 LEVEL 400-2300 LEVEL 400-3800
RETAIL - FOOD & BEVERAGE 28,059 SF
** LIFESTYLE HOTEL TOWER
*** LUXURY HOTEL TOWER
108,732 SF A
F.A.R. AREA: 108,732 SF F.A.R. AREA: 39,139 SF F.A.R. AREA: 675,142 SF
R3 LEVEL FLOOR PLAN
A
RETAIL - FOOD & BEVERAGE 4,657 SF A
39,139 SF A
F.A.R. DIAGRAMS
A605
DEVELOPMENT AREA ANALYSIS PER LEVEL - 2018 MUSP MODIFICATION
A
PZ-19-4611
G E:
N TA 04/14/21
O
FR F
REA 8 S
A ,35
E ET 343
R
ST
UPLAND AREA
469,693 SF
ISLAND GARDENS
A mixed used
development
Watson Island
SUBMERGED AREA LEVEL P3 LEVEL P2 LEVEL P1 LEVEL R1 888 Macarthur Causeway

581,649 SF T: 1 305 531 3747

F: 1 305 531 3748
A
PARKING AREA & BOH: 289,544 SF 317,025 SF 160,176 SF 201,406 SF
SU B
M ER
GED Concept Architects
ARE OPEN AREA - NOT INCL. OPEN AREA - NOT INCL. Passage Petits-Champs
290, A FR A
100 S ONT
F AGE Beyoglu 34430 Istanbul
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
DEVELOPMENT AREA-FLR (BREAKDOWN FROM P3 TO R3) DEVELOPMENT AREA (TOTALS PER LEVEL)
PROGRAM PER LEVEL AREA
LEVEL DEVELOPMENT AREA
LEVEL P-3 PARKING (VALET) Executive Architects
LEVEL P-3 289,544 SF Nichols Brosch Wurst Wolfe
HOTEL B.O.H. 37,012 SF & Associates, Inc.
PARKING 252,532 SF LEVEL P-2 317,025 SF 161 Almeria Avenue,

A A Coral Cables,
289,544 SF LEVEL P-1 160,176 SF Florida 33134 USA
T: 1 305 443 5206
Level P2
LEVEL R1 201,406 SF F: 1 305 443 3168
HOTEL 7,624 SF www.nbww.com
HOTEL B.O.H. 32,210 SF LEVEL R2 110,910 SF

PARKING 159,289 SF 252,900 SF.
LEVEL R3 39,140 SF 508,653
. SF M.U.S.P. MODIFICATION
RETAIL - GENERAL 18,361 SF SUBMITTAL
LEVELS 400-2300* 252,900 SF
RETAIL MARINA 38,169 SF
SERVICE/ LOADING 61,373 SF LEVELS 400-3800** 508,653 SF NOVEMBER 2018
317,025 SF
TOTAL 1,879,754 SF
Level P1
PARKING 159,289 SF 2007 MUSP Modification 1,879,757 SF
RETAIL MARINA 888 SF 2018 MUSP Modification 1,879,754 SF
160,176 SF
FOOTNOTES Revisions
Level R1
HOTEL PUBLIC AREAS 66,313 SF * LIFESTYLE HOTEL TOWER # Description Date
RETAIL - FOOD & BEVERAGE 51,850 SF ** LUXURY HOTEL TOWER A Responses to Zoning 07.25.2019
RETAIL - GENERAL 75,177 SF Comments
RETAIL BOH 8,065 SF

201,406 SF
Level R2
HOTEL PUBLIC AREAS 41,201 SF LEVEL R2 LEVEL R3 LEVEL 400-2300 LEVEL 400-3800
RETAIL - FOOD & BEVERAGE 28,059 SF A
A
RETAIL BOH 2,178 SF
110,910 SF 39,140 SF 761,553 SF
110,910 SF
R3 LEVEL FLOOR PLAN
A
OPEN AREA - NOT INCL. OPEN AREA - NOT INCL.
39,139 SF
DEVELOPMENT AREA ANALYSIS

DIAGRAMS - PER LEVEL
A606
DEVELOPMENT CAPACITY - FLR
Parking Area Totals
Area Use Area

BALLROOM LOADING AREAS RETAIL 1 RETAIL 2 PARKING LEVEL P-2 PARKING LEVEL P-1
ENTRANCE 19,842 SF 8,112 SF 10,249 SF 159,289 SF 159,289 SF
LEVEL P-3 PARKING (VALET) 3,467 SF
PARKING 252,532 SF
PARKING LEVEL P-3
Level P2 252,532 SF
PARKING 159,289 SF
Level P1 BOH (HOTEL) BOH (HOTEL) LOADING AREAS
LIFESTYLE HOTEL
17,354 SF 19,658 SF 41,530 SF
PARKING 159,289 SF BOH
11,078 SF
Total for Parking Areas 571,110 SF
Service/BOH (Non Hotel BOH) Totals

PZ-19-4611
LIFESTYLE HOTEL
Name Area ENTRANCE
4,157 SF 04/14/21
Level R1
BOH 2,093 SF
BOH 1,942 SF
MARINA FACILITY &
BOH 1,201 SF RELATED USES
887 SF
BOH 1,184 SF
MARINA FACILITY &
LUXURY HOTEL BOH
BOH 1,645 SF RELATED USES
21,133 SF
7,866 SF MARINA FACILITIES & MARINA FACILITIES &
Level R2
RELATED USES RELATED USES MARITIME GALLERY
BOH
BOH
551 SF
748 SF
P3 P2
5,849 SF 20,123 SF 4,330 SF
P1
SCALE: 1" = 200'-0" SCALE: 1" = 200'-0"
BOH 879 SF SCALE: 1" = 200'-0"
Total for Service/BOH (Non Hotel) 10,243 SF
Loading AreasTotals ISLAND GARDENS

Area Use Area A mixed used
development
Watson Island
Level P2
BALLROOMS City of Miami, Florida
SERVICE/ LOADING 61,373 SF 13,127 SF
Total for Loading Areas 61,373 SF
LIFESTYLE HOTEL
Marina Facilities Area Totals LIFESTYLE HOTEL LUXURY HOTEL
LUXURY HOTEL LUXURY HOTEL
LOBBY
LOBBY LIFESTYLE HOTEL
LOBBY 24,381 SF LOBBY 18,431 SF
Name Area 17,392 SF 35,795 SF
16,821 SF
12,627 SF
A
Level P2
MARINA FACILITIES & RELATED USES 20,123 SF 888 Macarthur Causeway
MARINA FACILITIES & RELATED USES 5,849 SF Miami, Florida 33132 USA
T: 1 305 531 3747
MARINA FACILITY & RELATED USES 7,866 SF F: 1 305 531 3748
Level P1 www.islandgardens.com
MARINA FACILITY & RELATED USES 887 SF

Total for Marina Facilities 34,726 SF
Maritime Gallery Area
R1 R2 R3
Concept Architects
Level P2 SCALE: 1" = 200'-0" SCALE: 1" = 200'-0" SCALE: 1" = 200'-0" Beyoglu 34430 Istanbul
TURKEY
MARITIME GALLERY 4,330 SF
T: +90 212 251 2111
F: +90 212 251 2332
Retail Area (General & F&B) Totals
Area Use Area
Level P2
18,361 SF
Level R1 LUXURY HOTEL
LIFESTYLE HOTEL
Area Legend & Associates, Inc.
RETAIL - GENERAL 75,177 SF 161 Almeria Avenue,
HOTEL Coral Cables,
127,027 SF TOTAL OF 252,900 SF FROM TOTAL OF 508,653 SF FROM
Florida 33134 USA
LEVEL 400 TO LEVEL 2300 LEVEL 400 TO LEVEL 3800 HOTEL B.O.H.
Level R2 T: 1 305 443 5206
MARINA RELATED FACILITES F: 1 305 443 3168
www.nbww.com
MARITIME GALLERY
67,531 SF PARKING
RETAIL - GENERAL M.U.S.P. MODIFICATION

R3 LEVEL FLOOR PLAN
SUBMITTAL
RETAIL - FOOD & BEVERAGE 4,657 SF SERVICE/ LOADING
RETAIL - GENERAL 3,425 SF NOVEMBER 2018

8,081 SF
Total for Retail (General & F&B) 221,000 SF
HOTEL LEVELS ABOVE R3
Hotel Area Totals SCALE: 1" = 200'-0"
Area Use Area

Revisions
LEVEL P-3 PARKING (VALET) # Description Date

37,012 SF Comments
Level P2
TOTAL DEVELOPMENT CAPACITY PROVIDED (FLR): 1,879,754 SF

HOTEL 7,624 SF
39,835 SF
Level R1 (REFER TO AREA SCHEDULES IN THIS SHEET & FLOOR PLANS A104 TO A110 FOR INDIVIDUAL SPACE SF)
66,313 SF
Level R2 F. Brosch
DN:
E=bbrosch@nbww.com,
HOTEL PUBLIC AREAS 41,201 SF CN=Bruce F. Brosch,
41,201 SF Bruce F. Brosch Wolfe & Associates Inc.,
L=Coral Gables,
R3 LEVEL FLOOR PLAN S=Florida, C=US
HOTEL PUBLIC AREAS 31,058 SF of this document
Date: 2019.08.07
31,058 SF 17:24:00-04'00'
LEVEL 400 TO 2300 A DEVELOPMENT AREA ANALYSIS

LIFESTYLE TOWER 252,900 SF DIAGRAMS - PER PROGRAM
LEVEL 400 TO 2300
A606B
LUXURY TOWER 508,653 SF
Total for Hotel 976,972 SF

PZ-19-4611
04/14/21
WN
DO
RETAIL 2 TO T
EDGE OF BUILDING LE
LINE BELOW VA
PARKING
ENTRANCE
FRO
RETAIL 1
MA
SERVICE
BO
ENTRANCE
VE
PRO
ISLAND GARDENS
PER
A mixed used
TY
development
LIN
Watson Island
E
SU -
Single
Unit Tr
uck
PARKING LEVEL
P-2
LOADING AREAS
NE
LI
SERVICE
TY
ER

ENTRANCE
OP
UP Miami, Florida 33132 USA

PR
F
VA RO T: 1 305 531 3747
LE M BALLROOM F: 1 305 531 3748
T LOADING AREAS www.islandgardens.com
ENTRANCE
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
LIFESTYLE
HOTEL BOH
LIFESTYLE UP
HOTEL F&B
OUTDOOR LUXURY HOTEL Executive Architects
SEATING AREA BOH
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
LIFESTYLE T: 1 305 443 5206

F: 1 305 443 3168
HOTEL
www.nbww.com
ENTRANCE
MARINA RETAIL
SUBMITTAL
MARINA RETAIL
NOVEMBER 2018
INE
MARITIME
TY L
FISH MARKET GALLERY

PER
Revisions
PRO
# Description Date

Comments
PROPERTY LINE
LEVEL P2
SCALE: 1" = 40'-0"
OPEN SPACE 109,618 SF
A
PROJECT OPEN SPACE
A607
PZ-19-4611
04/14/21
OPEN-AIR TRELLIS
ISLAND GARDENS
A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
JUNE 2019 2018

NOVEMBER
VIEW OF PUBLIC AREAS UNDER THE OPEN-AIR TRELLIS 3D VIEWS
A901
PZ-19-4611
04/14/21
ISLAND GARDENS
A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748
OPEN-AIR
TRELLIS
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
JUNE 2019 2018

NOVEMBER
VIEW OF PROMENADE AND UPPER LEVELS UNDER THE OPEN-AIR TRELLIS 3D VIEWS
A902
PZ-19-4611
04/14/21
OPEN-AIR TRELLIS
ISLAND GARDENS
A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
JUNE 2019 2018

NOVEMBER
VIEW OF PUBLIC AREAS UNDER THE OPEN-AIR TRELLIS 3D VIEWS
A903
PZ-19-4611
04/14/21
ISLAND GARDENS
A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
NOVEMBER 2018
Revisions
# Description Date

Comments
MUSP MODIFICATION REQUEST PACKAGE

NOVEMBER, 2018
COVER
G001
MODIFICATION REQUEST - AS MODIFIED TBD, 2018
SUBMITTAL 11-09-2018
SHEET NUMBER
PZ-19-4611
04/14/21
SHEET TITLE DATE

G001 COVER ●
G002 INDEX OF DRAWINGS ●
G003 ZONING ANALYSIS 2004, 2007, 2018 ●
G004 SUBMITTAL METHODOLOGY ●
G005 MUSP COMPARISON TABLE 2004, 2007, 2018 ●
ISLAND GARDENS
A101 OVERALL SITE PLAN 2018 ● A mixed used
A102 ARCHITECTURAL SITE PLAN 2018 ● development
A103 MUSP MODIFICATION 2007 - GROUND FLOOR 2007 ● Watson Island
A104 LEVEL P3PARKING 2018 ● City of Miami, Florida
A105 LEVEL P2 PARKING 2018 ●
A106 LEVEL P1 PARKING 2018 ●
A107 LEVEL R1 RETAIL 2018 ●
A108 MUSP 2004 - SECOND FLOOR 2004 ●
A109 LEVEL R2 RETAIL 2018 ●
A110 LEVEL R3RETAIL 2018 ●
A111 MUSP 2004 - TYP. HOTEL FLOOR 2004 ●
A112 TYPICAL HOTEL GUESTROOM LEVEL 2018 ● 888 Macarthur Causeway
A113 OVERALL DIMENSIONED ROOF PLAN 2018 ● T: 1 305 531 3747
F: 1 305 531 3748
A201 MUSP MODIFICATION 2007 - WEST ELEVATION 2007 ● www.islandgardens.com
A
A202 WEST ELEVATION 2018 ●
A203 MUSP MODIFICATION 2007 - EAST ELEVATION 2007 ●
A204 LUXURY HOTEL HEIGHT COMPARISON 2007 vs 2018 ●
A205 LIFESTYLE HOTEL HEIGHT COMPARISON 2004 vs 2018 ●
Concept Architects
A206 EAST ELEVATION 2004 vs 2018 ● Passage Petits-Champs
A207 NORTH ELEVATION 2004 vs 2018 ● Beyoglu 34430 Istanbul
A208 MUSP MODIFICATION 2007 - SOUTH ELEVATION 2004 vs 2018 ● TURKEY
A209 SOUTH ELEVATION 2018 ● T: +90 212 251 2111

F: +90 212 251 2332
A301 MUSP 2004 - BUILDING SECTIONS 2004 ●
A302 SECTION THROUGH PODIUM 2018 ●
A303 CROSS SECTION THROUGH LUXURY HOTEL 2018 ●
A304 CROSS SECTION THROUGH LIFESTYLE HOTEL 2018 ●
A401 SECTION THROUGH MARINA EDGE 2018 ●
A402 SECTION THROUGH PODIUM AT NORTH SIDE 2018 ●
A601 PROJECT FOOTPRINT COMPARISON 2004 vs 2018 ● Executive Architects
A603 3D VIEW COMPARISON 2007 vs 2018 ● & Associates, Inc.
A604 PODIUM CROSS SECTION COMPARISON 2004 vs 2018 ● 161 Almeria Avenue,
Coral Cables,
A605 F.A.R. DIAGRAMS 2018 ● Florida 33134 USA
A606 DEVELOPMENT AREA ANALYSIS DIAGRAMS - PER LEVEL 2018 ● T: 1 305 443 5206
F: 1 305 443 3168
A606B DEVELOPMENT AREA ANALYSIS DIAGRAMS - PER PROGRAM 2019 ● www.nbww.com
A607 PROJECT OPEN SPACE 2018 ●

A901 3D VIEWS ●
A902 3D VIEWS ● SUBMITTAL
A903 3D VIEWS ●
NOVEMBER 2018
Revisions
# Description Date

Comments
INDEX OF DRAWINGS
G002
ZONINIG INFORMATION MUSP MODIFICATION
PROJECT ADDRESS:
COMPARISON OF MUSP APPROVALS/REQUEST PACKAGE
888 MACARTHUR CAUSEWAY, MIAMI, FL 33132 (WATSON ISLAND)
AS PER MIAMI 21
MUSP 2004 MUSP MOD. 2007 MODIFIED
APPROVED APPROVED NOVEMBER 2018
*** SITE AREA
UPLAND AREA 469,974 S.F. 469,974 S.F. 469,974 S.F.

PZ-19-4611
*** SUBMERGED AREA 581,649 S.F. 581,649 S.F. 581,649 S.F.
04/14/21
TOTAL LOT AREA 1,051,623 S.F. 1,051,623 S.F. 1,051,623 S.F.
*** FLOOR AREA F.L.R. F.L.R. F.L.R.

1,864,415 S.F. 1,879,757 S.F. 1,879,754 S.F.
*** ALLOWABLE FLOOR 12 X 1,051,623 = 12,619,476 S.F.
AREA (T6-36a ZONING)
ISLAND GARDENS
LOADING BERTHS A mixed used
development
12 FT X 55 FT Watson Island
REQUIRED 2 BERTHS 2 BERTHS 2 BERTHS
PROVIDED 3 BERTHS 2 BERTHS 2 BERTHS

10 FT X 20 FT
REQUIRED 1 BERTH 888 Macarthur Causeway
T: 1 305 531 3747
PROVIDED 1 BERTH F: 1 305 531 3748
12 FT X 35 FT
REQUIRED 3 BERTHS 3 BERTHS 3 BERTHS
Concept Architects
PROVIDED 4 BERTHS 4 BERTHS 9 BERTHS Mesrutiyet Caddesi No:67
TURKEY
TOWER 1 HEIGHT 535 FT 535 FT 535 FT T: +90 212 251 2111

F: +90 212 251 2332
TOWER 2 HEIGHT 375 FT 375 FT 375 FT
PARKING REQUIREMENT
REQUIRED 1,580 SPACES 1,555 SPACES *1,069 SPACES
PROVIDED 1,610 SPACES 1,570 SPACES *1,500 SPACES Nichols Brosch Wurst Wolfe
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
SETBACKS Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
WATERFRONT 100 FT (PER RFP) 100 FT (PER RFP) 100 FT (PER RFP) www.nbww.com
FRONT N/A N/A N/A M.U.S.P. MODIFICATION

SUBMITTAL
REAR (ABUTTING
10 FT 10 FT 10 FT NOVEMBER 2018
McARTHUR CAUSEWAY
SIDE NONE NONE NONE
PER DEVELOPMENT AGREEMENT

Revisions
MAX. OF 300 UNITS/ACRE MAX. OF 300 UNITS/ACRE MAX. OF 300 UNITS/ACRE # Description Date
ALLOWED MAXIMUM
UNITS PER ZONING NET AREA = 7.616 ACRES NET AREA = 7.616 ACRES NET AREA = 7.616 ACRES A Responses to Zoning 07.25.2019
Comments
2,284 UNITS 2,284 UNITS 2,284 UNITS B Responses to Zoning 06.23.2019
Comments
ALLOWED UNITS PER

**605 UNITS **605 UNITS **605 UNITS
DEVELOPMENT AGREEMENT
RETAIL NET AREA (REFER TO **221,000 S.F. **221,000 S.F. **221,000 S.F.
B
PAGE (A105-A110)
F&B AND RETAIL NOTE FOR THE NOVEMBER 2018 MUSP MODIFICATION:
NUMBER OF FOOD & BEVERAGE ESTABLISHMENTS: BETWEEN 20 AND 25 OUTLETS – IT INCLUDES OUTLETS
LOCATED AT THE FOOD HALL AND FOOD COURTS.
* REFER TO PARKING ANALYSIS STUDIES FOR DETAIL
** PER DEVELOPMENT AGREEMENT NUMBER OF RETAIL SPACES (NON-FOOD ESTABLISHMENTS): BETWEEN 38 AND 45 SPACES. ZONING ANALYSIS
*** CALCULATED AS PER MIAMI 21 RATIO OF ALCOHOL SERVICE ESTABLISHMENTS: NOT TO EXCEED 50% OF THE TOTAL NUMBER OF ESTABLISHMENTS
G003
PZ-19-4611
04/14/21
ISLAND GARDENS
A mixed used
development
Watson Island

T: 1 305 531 3747
F: 1 305 531 3748
Concept Architects
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
& Associates, Inc.
161 Almeria Avenue,
Coral Cables,
Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
SUBMITTAL
NOVEMBER 2018
SUBMITTAL METHODOLOGY
G004
ISLAND GARDENS - MUSP COMPARISON TABLE
TBD-2018 (2) (2)

2004 2007 2018
A
DENSITY (4)
LODGING UNITS 605 582 (6) 605 PZ-19-4611
PARKING 04/14/21
PARKING SPACES PROVIDED 1,610 1,570 1,500
OVERALL BUILDING HEIGHTS

TOWER 1 - LIFESTYLE HOTEL 375'-0" 375'-0" 375'-0"
TOWER 2 - LUXURY HOTEL 535'-0" 535'-0" 535'-0"
DEVELOPMENT CAPACITY F.L.R. (5)

ISLAND GARDENS
A mixed used
PARKING - SEVEN LEVELS (1)(8) 734,920 734,920
development
Watson Island
PARKING AREA LEVEL P3 LOWEST LEVEL 252,532
PARKING AREA LEVEL P2 159,289
PARKING AREA LEVEL P1 A

159,289
SERVICE/BOH (NON HOTEL BOH) 10,243
LOADING AREAS (9) 61,373

MARINA FACILITIES & RELATED USES (7) 47,289 47,289 34,726 Miami, Florida 33132 USA
T: 1 305 531 3747
F: 1 305 531 3748
MARITIME GALLERY (7) 8,000 8,000 4,330 www.islandgardens.com
RETAIL AREA 221,000 221,000 221,000
HOTEL AREA (3) 853,206 868,548 976,972

Concept Architects
TOTAL DEVELOPMENT CAPACITY SQ. FT. 1,864,415 1,879,757 1,879,754 Passage Petits-Champs
TURKEY
T: +90 212 251 2111

F: +90 212 251 2332
FOOTNOTES:
(1) PARKING IN 2004 & 2007 SUBMISSIONS WERE COMPRISED OF ONE LEVEL BELOW GRADE AND
SIX LEVELS OF PARKING ABOVE GRADE.
A
(2) INFORMATION SHOWN FOR 2004/2007 IS AS PER THE PREVIOUS SUBMITTALS.
& Associates, Inc.
(3) HOTEL AREA SHOWN INCLUDES ALL LEVELS WITHIN THE HOTEL'S FOOTPRINT INCLUDING 161 Almeria Avenue,
Coral Cables,
HOTEL BOH AT PARKING LEVELS. Florida 33134 USA
T: 1 305 443 5206
F: 1 305 443 3168
www.nbww.com
(4) DENSITY PROVIDED (605) UNITS, REMAINS THE SAME AS PREVIOUSLY APPROVED UNDER
BOTH 2004 & 2007 SUBMITTALS.
SUBMITTAL
(5) DEFINITION: FLOOR LOT RATIO (FLR) THE MULTIPLIER APPLIED TO THE TOTAL LOT AREA THAT
NOVEMBER 2018
DETERMINES THE MAXIMUM AREA ALLOWED ABOVE GRADE IN A GIVEN ZONING DESIGNATION.
A
(6) 582 UNITS WAS LESS THAN THE ALLOWED 605 UNITS. 2018 MUSP COMPLIES WITH
ENTITLEMENT OF 605 UNITS.
Revisions
(7) TOTAL OF MARINA FACILITIES & RELATED USES + MARITIME GALLERY IN 2004 & 2007 WAS 55,289 SF
# Description Date
TOTAL OF MARINA FACILITIES & RELATED USES + MARITIME GALLERY IN 2018 IS 39,056 SF
Comments
(8) PARKING WAS NOT REQUIRED TO BE COUNTED TOWARDS THE FAR CALCULATION IN 2004 & 2007
(9) LOADING AREAS AS PROVIDED IN 2018 CONTAIN SERVICES SUCH AS ELECTRICAL VAULTS AND
OTHER ELECTRICAL & MECHANICAL ROOM EQUIPMENT - REFER TO SHEET A105.
F. Brosch
DN:
E=bbrosch@nbww.com,
CN=Bruce F. Brosch,
L=Coral Gables,
S=Florida, C=US
of this document
Date: 2019.08.07
17:25:14-04'00'
MUSP COMPARISON TABLE
G005
EXHIBIT “A”
Legal Description
A portion of Tract A, B and C of WATSON ISLAND SOUTHWEST, according to the Plat thereof,
as recorded in Plat Book 166, at Page 11 of the Public Records of Miami-Dade County, Florida.
6WDWH RI )ORULGD
'HSDUWPHQW RI 6WDWH
, FHUWLI\ IURP WKH UHFRUGV RI WKLV RIILFH WKDW )/$*6721( ,6/$1' *$5'(16
//& LV D 'HODZDUH OLPLWHG OLDELOLW\ FRPSDQ\ DXWKRUL]HG WR WUDQVDFW EXVLQHVV LQ
WKH 6WDWH RI )ORULGD TXDOLILHG RQ 'HFHPEHU
7KH GRFXPHQW QXPEHU RI WKLV OLPLWHG OLDELOLW\ FRPSDQ\ LV 0
, IXUWKHU FHUWLI\ WKDW VDLG OLPLWHG OLDELOLW\ FRPSDQ\ KDV SDLG DOO IHHV GXH WKLV
RIILFH WKURXJK 'HFHPEHU WKDW LWV PRVW UHFHQW DQQXDO UHSRUW ZDV ILOHG
RQ -DQXDU\ DQG WKDW LWV VWDWXV LV DFWLYH
, IXUWKHU FHUWLI\ WKDW VDLG OLPLWHG OLDELOLW\ FRPSDQ\ KDV QRW ILOHG D &HUWLILFDWH RI
:LWKGUDZDO
*LYHQ XQGHU P\ KDQG DQG WKH

*UHDW 6HDO RI WKH 6WDWH RI )ORULGD
DW 7DOODKDVVHH WKH &DSLWDO WKLV
WKH 7KLUWLHWK GD\ RI -XQH
7UDFNLQJ 1XPEHU &8
7R DXWKHQWLFDWH WKLV FHUWLILFDWHYLVLW WKH IROORZLQJ VLWHHQWHU WKLV QXPEHU DQG WKHQ
IROORZ WKH LQVWUXFWLRQV GLVSOD\HG
KWWSVVHUYLFHVVXQEL]RUJ)LOLQJV&HUWLILFDWH2I6WDWXV&HUWLILFDWH$XWKHQWLFDWLRQ
OWNER'S NAME MAILING STREET ADDRESCITY
City Of Miami Dept Of P & D444 SW 2nd Ave # 325 Miami
City Of Miami Dept Of R & D444 SW 2nd Ave # 325 Miami
Miami Dade County Wasd PO Box 330316 Miami
City Of Miami 444 SW 2nd Ave # 3Fl Miami
City Of Miami /Asset Mgmt 444 SW 2nd Ave # 325 Miami
STATE ZIP CODE COUNTRY
FL 33130-1910
FL 33130-1910
FL 33233-0316
FL 33130-1910
FL 33130-1910
FL 33130-1910
FL 33130-1910
FL 33130-1910
FOLIO NUMBER LEGAL DESCRIPTION 1 LEGAL DESCRIPTION 2
0132310000010 31-32 53 42 3.91 Ac M/L PoCauseway Dock Lyg Ely & W
0132310000014 31 32 53 42 18.613 Ac M/L Of Mcarthur Causeway R/W
0132310000015 31 32 53 42 Port Of Watson965 02 2003 3
0132310000030 31 53 42 13.353 Ac M/L BegPB 166-11 Th S 17 Deg E 9
0132310610010 Watson Island Southwest P M/L Fau 01 3132 000 0010 &
0132310610020 Watson Island Southwest P /L Fau 01 3132 000 0010 &
Wly Mc Arthur Causeway Less Port Leased To Miami
W Per Lease Agreement Between City Of Miami & Par
924.70Ft S 49 Deg W 550.92Ft N 31 Deg W 428.44Ft

City of Miami
GREENBERG TRAURIG
FL
08/31/2021
Property Search Notice
Per your request (copy attached), the undersigned has searched the records of the Director of Finance in and for the
City of Miami, Florida, for any liens and other fees outstanding against the following described property as of:
08/31/2021. The result is valid up to 30 days from the processing date. In addition, due to daily penalty and interest
calculations, the amount shown is subject to change as reflected below.
Folio Number: 01-3231-061-0010
Property Address: 888 MACARTHUR CSWY
Legal Description: WATSON ISLAND SOUTHWEST PB 166-11 T-21420 TRACT A LOT SIZE
331789 SQ FT M/L FAU 01 3132 000 0010 & 0012
Amount Payable On: 08/30/2021 to 09/30/2021 0.00
This notice does not include liens imposed by federal, state, county or City agencies or boards or any other liens
recorded in the public records of Miami-Dade County.
Erica T. Paschal
Finance Director
To ensure proper credit of your payment, include a copy of all pages of the property search findings along with your
payment and mail to: City of Miami, Treasury Management/Payment Processing, 444 SW 2nd Avenue, 6th Floor,
Room 636-1, Miami, FL 33130.
If you have any questions, please call (305) 416-1570. Please retain this page for your records.
Page 2 of 5
City of Miami
GREENBERG TRAURIG
FL
08/31/2021
Folio Number: 01-3231-061-0010
Legal Description: WATSON ISLAND SOUTHWEST PB 166-11 T-21420 TRACT A LOT SIZE
331789 SQ FT M/L FAU 01 3132 000 0010 & 0012
Property Search Findings - Pending Liens

Lien No. (Case Number) Description Address
Page 3 of 5
City of Miami
GREENBERG TRAURIG
FL
08/31/2021
Folio Number: 01-3231-061-0010
Legal Description: WATSON ISLAND SOUTHWEST PB 166-11 T-21420 TRACT A LOT SIZE 331789
SQ FT M/L FAU 01 3132 000 0010 & 0012
Property Search Findings - Open Invoices

Invoice Customer No. Lien No. Description Amount Due
Sub-Total 0.00
Page 4 of 5
Violations Detail Report
Folio Number: 01-3231-061-0010
NO OPEN VIOLATIONS FOUND.
Page 5 of 5
From: ipayment@corebt.com
To: Ana Rendon
Subject: Payment Confirmation: 2021251001-198
Date: Wednesday, September 8, 2021 10:13:46 AM
Department of Finance
Online Payments
Receipt
Your Reference Number:
2021251001-198
09/08/2021 10:11:30 AM
Web_user
TRANSACTIONS
If you have a Transaction ID, please click here $2,644.00
2021251001-198-1
Trans ID:
799012
Business Name:
COM
Lien Search $1,000.00
Fee Name:
EXCEPTION - REQUIRING ONLY PZAB REVIW (EXCEPT CS AND T3) PER
EACH REQUEST PER FOLIO
Lien Search $1,500.00
Fee Name:
PUBLIC HEARING - ADVERTISING
Lien Search $4.50
Fee Name:
PUBLIC HEARING - MEETING MAIL NOTICE - APPLICANT/APPEALLANT
Lien Search $103.50
Fee Name:
PUBLIC HEARING - MEETING MAIL NOTICE - REGISTERED HOAS AND
PERSONS
Lien Search $36.00
Fee Name:
PUBLIC HEARING - MEETING MAIL NOTICE - NEIGHBORS
TOTAL AMOUNT: $2,644.00
PAYMENT
ECheck $2,644.00
First Name:
Flagstone
ZIP:
33132
PZ-19-4611
04/14/21
PZ-19-4611
04/14/21
(;+,%,7$
Jacob Digitally signed

by Jacob Gomis
Date: 2019.06.19
Gomis13:06:51 -04'00'
Digitally signed
Jacob by Jacob Gomis
Date: 2019.06.19
Gomis 13:04:05 -04'00'
Transaction Statement
Financial Transaction ID: 799012 Marisol Rodriguez

Transaction Date: Sep 8 2021 9:21AM
Permit Number: PZ194611 (305)579-0604
FEE SUMMARY
Fee Category Fee Fee Description Quantity Unit Type Amount

Code
HEARING BOARDS - MS-413 EXCEPTION - REQUIRING ONLY 1.0000 UNITS $1,000.00
APPLICATION/APPEAL PZAB REVIW (EXCEPT CS AND
T3) PER EACH REQUEST PER
FOLIO
HEARING BOARDS - PUBLIC HEARING MS-228 PUBLIC HEARING - 1.0000 UNITS $1,500.00
ADVERTISING
HEARING BOARDS - PUBLIC HEARING MS-241 PUBLIC HEARING - MEETING 1.0000 UNITS $4.50
MAIL NOTICE -
APPLICANT/APPEALLANT
HEARING BOARDS - PUBLIC HEARING MS-226 PUBLIC HEARING - MEETING 23.0000 NGH X HRGS $103.50
MAIL NOTICE - REGISTERED
HOAS AND PERSONS
HEARING BOARDS - PUBLIC HEARING MS-225 PUBLIC HEARING - MEETING 8.0000 NGH X HRGS $36.00
MAIL NOTICE - NEIGHBORS
Total: $2,644.00
Rev. Jul/02/2012 Generated on Sep/08/2021 9:20 AM

ANALYSIS FOR
EXCEPTION
Staff Analysis Report PZ-19-4611

No.
Location 888 MacArthur Cswy
Folio Number 01-3231-061-0010
Miami 21 Transect T6-36a-O / CI
MCNP Designation Restricted Commercial/ Major Institutional, Public Facilities,
Transportation & Utilities
Commission District 2 – Ken Russell
NET District Downtown-Brickell
Planner Kathryn Angleton, AICP, Planner II
Property Owner City of Miami
Dept. of Real Estate & Asset Mgmt, 305-416-1458
Project Representative Iris Escarra
escarrai@gtlaw.com
A. REQUEST
Pursuant to Chapter 4, Section 4-4(h) of the City of Miami Code of Ordinances (“City Code”) and Article 7,
Section 7.1.2.6 of Ordinance 13114 (“Miami 21”), as amended, the “Applicant” is requesting an Exception to
create a Waterfront Specialty Center located at 888 MacArthur Causeway, Miami, Florida.
B. RECOMMENDATION
Pursuant to City Code, Chapter 4, Section 4-4(h) and Miami 21 Code, Article 7, Section 7.1.2.6 of Miami 21, as
amended, the Planning Department recommends Approval with Conditions of the creation of a Waterfront
Specialty Center based upon the facts and findings in this staff report.
C. PROJECT DATA
RELATED APPROVALS
Date Action
09/06/2019 PZ-19-3212 – Warrant – Approved with Conditions
07/08/2004 R-04-0462 – Resolution – Approved with Conditions
D. BACKGROUND
The Property is located on the west side of Watson Island at 888 MacArthur Causeway. The Property is
in Commission District 2 and is served by the Downtown/Brickell NET (Neighborhood Enhancement Team)
Office. The Property consists of four parcels:
Folio Address Lot Size SF
0132310610010 888 MacArthur Cswy 331,789
0132310610020 730 MacArthur Cswy 64,964
0132310000030 700 MacArthur Cswy 581,656*
0132310610030 954 MacArthur Cswy 72,940
*All square feet are submerged lands
Page 1 of 12
The Property totals 1,051,349 SF, or 24.14 acres, however, 13.35 acres are submerged lands. The Property
has a total of 10.78 acres of uplands, or developable lands, which can be seen in the aerial image below.
The Property consists of three different transect zones: T6-36A-O, CI, and CS. The table and map below show
each parcel’s zoning.
Folio Address Miami 21
0132310610010 888 MacArthur T6-36A-O – Urban Core Zone –
Cswy Open
0132310610020 730 MacArthur CI – Civic Institution Zone
Cswy
0132310000030 700 MacArthur N/A
Cswy
0132310610030 954 MacArthur CS – Civic Space Zone
Cswy
Of the Property’s developable land, over 70 percent is zoned “T6-36A-O” Urban Core Zone – Open.
Roughly 14 percent is zoned “CI” Civic Institution Zone. The remaining 16 percent is zoned “CS” Civic
Space Zone. The abutting parcels are also zoned “CS” Civic Space Zone. Across MacArthur Cswy to the
Page 2 of 12
east are Jungle Island and Miami Yacht Club. Immediately abutting the Property to the south is Miami
Children’s Museum. All of these parcels are owned by the City of Miami and leased out to their tenants.
The Property has three (3) different Future Land Use Map (FLUM) designations. The table and image
below show the FLUM designations of each component of the Property.
Folio Address MCNP FLUM
Restricted Commercial
Major Institutional, Public Facilities,

0132310610010 888 MacArthur Cswy
Public Parks & Recreation

0132310610020 730 MacArthur Cswy Major Institutional, Public Facilities,
0132310000030 700 MacArthur Cswy N/A
0132310610030 954 MacArthur Cswy Public Parks & Recreation
The image below shows the FLUM designations of the four (4) parcels that make up the Property. There
is a black hatching on top of the three (3) uplands parcels. This symbology denotes these parcels are part
of a Development of Regional Impact (DRI). The Property is part of the Downtown DRI. As a result of the
Property’s addition to the Downtown DRI, no residential dwelling units are allowed to be developed on
the site. The prohibition of residential dwelling units ensures all levels of service and concurrency are met
for adequate public services and infrastructure. For the purposes of concurrency and DRI, the proposed
lodging units do not add to the DRI area’s density with regard to schools.
HISTORY
The Property is owned by the City of Miami, and leased to Flagstone Property Group LLC. The Property has
approved development plans under a Major Use Special Permit (MUSP) from the previous 11000 Zoning Code.
This MUSP was approved by Resolution R-04-0462 in 2004 and has had three (3) minor modifications under
the 11000 Zoning Code:
1. Minor Modification No. 1a: Correcting a scrivener’s error.
Date: September 27, 2004
2. Minor Modification No. 1b: Design modifications.
Date: September 6, 2005
3. Minor Modification No. 2: Clarifying issues with the plan on file.
Date: July 20, 2007
Page 3 of 12
Additional minor modifications were made to MUSP R-04-0462 under Miami 21 Zoning Code by Warrant
PZ-19-3212. This Warrant created enhanced view corridors; reduced the footprint of the project; added a
pedestrian passage; eliminated underground parking; and improved access to the waterfront area. The total
specs of the project after approval of the Warrant were modified to:
• 440,000 square feet Footprint
• Tower 1 Height: 535’ and Tower 2 Height: 375’
• 1,879,754 square feet of Floor Area
• Pedestrian passage between the two towers
• 571,110 square feet of Parking
• 1,500 Parking Spaces
• 605 Lodging Units
• 221,000 square feet of Retail
PROPOSAL
The Applicant seeks to establish a Waterfront Specialty Center under Chapter 4, Section 4-4(h) of the City of
Miami Code of Ordinances. The Waterfront Specialty Center is a type of specialty district for Alcohol Service
Establishments. Under Chapter 4, Section 4-4(h) of City Code, Waterfront Specialty Centers allow 50 percent
of all establishments within the Center to have certificates of use (CUs) or temporary certificates of use (TCUs)
for alcohol service establishments. Under the same section, Waterfront Specialty Centers must be located on
City-owned property.
The latest site plans approved under Warrant PZ-19-3212 show open air retail distributed among four (4) levels.
The table below shows the total square footage and units proposed per level. The SF and unit numbers were
taken from the numbers listed on the site plans on Sheet A105, Sheet A107, Sheet A109, and Sheet A110.
It is important to note these sheets have a note that plans are conceptual, which implies they are subject to
change. This is typical of mall and similar retail-type agglomerations due to the nature of turnover in retail and
different space requirements for different tenants. When tenants leave, multiple spaces can become open and
combined to create a larger space for a new tenant with greater space requirements. Since spaces can be
combined and subdivided again, the total number of units is subject to change.
Level Retail SF F&B SF Total SF Retail Units F&B Units Total
Units
P2 18,361 0 18,361 2 0 2
R1 75,175 51,850 127,027 66 33 99
R2 39,472 28,059 67,531 27 13 40
R3 3,425 4,657 8,082 1 2 3
Total 136,433 84,566 220,999 97 47 144
The approved site plans propose a total of 144 retail units comprising 220,999 SF of space across the four
(4) levels. Of the 144 retail units, 47 are proposed for Food & Beverage (F&B), which accounts for 33 percent
of all retail units. As stated above, the number of total units is subject to change on a yearly basis due to the
nature of tenant turnover in retail malls.
Sheet A105, which can be seen below, shows the unit mix, square feet, and layout for Level P2. There are
two (2) retail units proposed totaling 18,361 SF.
Level P2
Page 4 of 12
Sheet A107, which can be seen below, shows the unit mix, square feet, and layout for Level R1. There are
99 retail units in total comprising 127,027 SF. Of the 99 units, 33 are proposed for F&B and 66 are proposed
for general retail.
Level R1
A zoomed-in portion of Sheet A109 can be seen below. This sheet shows the unit mix, square feet, and
layout for Level R2. The Applicant has proposed a total of 40 retail units spanning 67,531 SF on Level R2.
Approximately 13 of the 40 retail units are proposed as F&B. The remaining 27 units are proposed for general
retail.
Level R2
Page 5 of 12
Below is a zoomed-in portion of Sheet A110. This sheet shows the unit mix, square feet, and layout for retail
on Level R3. The approved plans propose a total of three (3) retail units totaling 8,082 SF. Two (2) of the three
(3) units are proposed as F&B, and the other unit is proposed as general retail.
Level R3
The images below show renderings of the pedestrian spaces under an open-air trellis. The proposed retail spaces
can be seen in these renderings, as the open-air trellis acts as a shade structure for the retail component.
Page 6 of 12
View of under the open-air trellis View of promenade and upper levels under open-air trellis
E. ANALYSIS
MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN (MCNP)
Pursuant to the FLUM of the MCNP, the Property has three (3) different FLUM designations:
• Restricted Commercial – 5.21 acres
• Major Institutional, Public Facilities, Transportation & Utilities (Major PUBFAC) – 3.20 acres
• Public Parks and Recreation – 2.23 acres
FLUM Designation 1: Restricted Commercial
The MCNP defines Restricted Commercial as:
Areas designated as “Restricted Commercial” allow residential uses (except rescue missions) to a
maximum density equivalent to “High Density Multifamily Residential” subject to the same limiting
conditions and a finding by the Planning Director that the proposed site’s proximity to other residentially
zoned property makes it a logical extension or continuation of existing residential development and that
adequate services and amenities exist in the adjacent area to accommodate the needs of potential
residents; transitory residential facilities such as hotels and motels. This category also allows general office
use; clinics and laboratories, auditoriums, libraries, convention facilities, places of worship, and primary
and secondary schools. Also allowed are commercial activities that generally serve the daily retailing and
service needs of the public, typically requiring easy access by personal auto, and often located along arterial
or collector roadways, which include; general retailing, personal and professional services, real estate,
banking and other financial services, restaurants, saloons and cafes, general entertainment facilities,
private clubs and recreation facilities, major sports and exhibition or entertainment facilities and other
commercial activities whose scale and land use impacts are similar in nature to those uses described
above. This category also includes commercial marinas and living quarters on vessels as permissible.
The nonresidential portions of developments within areas designated as “Restricted Commercial” allow
a maximum floor lot ratio (FLR) of 7.0 times the net lot area of the subject property; such FLR may be
increased upon compliance with the detailed provisions of the applicable land development regulations;
however, may not exceed a total FLR of 11.0 times the net lot area of the subject property. Properties
designated as “Restricted Commercial” in the Edgewater Area allow a maximum floor lot ratio (FLR) of
17.0 times the net lot area of the subject property. Properties designated as “Restricted Commercial” in the
Urban Central Business District and Buena Vista Yards Regional Activity Center allow a maximum floor lot
ratio (FLR) of 37.0 times the net lot area of the subject property.
All such uses and mixes of uses shall be subject to the detailed provisions of the applicable land
development regulations and the maintenance of required levels of service for facilities and services
included in the City’s adopted concurrency management requirements.
Nonresidential floor area is the floor area that supports nonresidential uses within the inside perimeter of
the outside walls of the building including hallways, stairs, closets, thickness of walls, columns and other
features, and parking and loading areas, and excluding only open air corridors, porches, balconies and
roof areas.
Page 7 of 12
Analysis 1: The proposed Waterfront Specialty Center is a supported Commercial Use under the Restricted
Commercial FLU designation. The MCNP’s definition for Restricted Commercial includes “general retailing,”
“restaurants,” “saloons and cafes,” and “other commercial activities whose scale and land use impacts are similar
in nature to those uses described above.” The retail proposed in the Island Gardens/Flagstone MUSP that is the
subject of this Waterfront Specialty Center includes “retail – general” and “retail – food and beverage.”
Findings 1: Complies
FLUM Designation 2: Major PUBFAC
The MCNP defines Major PUBFAC as:
Areas designated as “Major Institutional, Public Facilities, Transportation and Utilities” allow facilities for
federal, state and local government activities, major public or private health, recreational, cultural, religious
or educational activities, and major transportation facilities and public utilities, and general commercial
activities intended to serve the needs of the public. Residential facilities ancillary to these uses are allowed
up to a maximum density equivalent to “High Density Multifamily Residential” or if applicable the least
intense abutting/adjacent residential zoning district, subject to the same limiting conditions.
Areas designated as “Major Institutional, Public Facilities, Transportation and Utilities allow nonresidential
uses such as commercial and office to a maximum floor lot ratio (FLR) of 6.0 times the net lot area of the
subject property. Properties designated “Major Institutional, Public Facilities, Transportation and Utilities”
in the Health / Civic Center District allow a maximum floor lot ratio (FLR) of 8.0 times the net lot area of the
subject property. Properties designated “Major Institutional, Public Facilities, Transportation and Utilities”
in the Urban Central Business District allow a maximum FLR of 37.0 times the net lot area of the subject
property.
Analysis 2: The proposed Waterfront Specialty Center is a supported Commercial Use under the Major PUBFAC
FLU designation. The MCNP’s definition of Major PUBFAC includes “general commercial.” The retail proposed in
the adopted MUSP that is part of this Exception Application falls under the classification of “general commercial.”
FLUM Designation 3: Public Parks and Recreation
The MCNP defines Public Parks and Recreation as:
The primary intent of this land use classification is to conserve open space and green spaces of a park while
allowing access and uses which will not interfere with the preservation of any significant environmental
features which may exist within the park.
This land use designation allows only open space and park uses with recreational and cultural uses where
the total building footprints and impervious parking area surfaces in parks of one (1) acre of more may
cover no more than 25% of the park land area (See related Policy PR-2.1.3). Both passive and active
recreational uses shall be permitted including but not limited to nature trails, interpretive centers, picnic
areas, playgrounds, canoe trails and launches, small concession stands, restrooms, gyms, swimming
pools, athletic fields, cultural facilities, marine and marina facilities and other facilities supporting passive
and active recreational and cultural uses.
Lands under this designation with specific qualities that make them desirable for commercial photography
shall be allowed to be used in this manner conditionally, and only when it is determined that conducting
such commercial photography will not endanger significant environmental features within the area.
Analysis 3: The proposed Waterfront Specialty Center is not supported under the Public Parks and Recreation
FLU designation in the MCNP. This land use does not include any commercial uses. Despite the incompatible
uses, it is important to note that the Property is located on Watson Island, where retail and hotel are allowed under
the Watson Island Master Development Plan.
Criteria 3: Complies
WATERFRONT SPECIALTY CENTER & EXCEPTION CRITERIA

Under Chapter 4, Section 4-4(h) of City Code, Waterfront Specialty Centers have four (4) criteria.
Criteria 1: Chapter 4, Section 4-4(h)
Pursuant to Chapter 4, Section 4-4(h), Waterfront Specialty Centers “Must be located on city-owned property.”
Analysis 1: The Property is owned by the City of Miami and leased to Flagstone Property Group LLC.
Page 8 of 12
Pursuant to Chapter 4, Section 4-4(h), Waterfront Specialty Centers are “Allowed by exception with city commission
approval.”
Analysis 2: The Applicant is seeking an Exception to create the Waterfront Specialty Center. The Exception will
be presented to Planning and Zoning Appeals Board and also City Commission.
Findings 2: Pending City Commission Approval
Pursuant to Chapter 4, Section 4-4(h) of City Code, Waterfront Specialty Centers must adhere to the following
restriction: “Within any one waterfront specialty center, not more than 50 percent of the waterfront specialty center’s
establishments shall be issued certificates of use or temporary certificates of use as an alcohol service
establishment.”
Analysis 3: The Applicant has provided the following on Sheet G003 in ePlan Project ID PZ-19-4611:
“Number of Food & Beverage Establishments: Between 20 and 25 outlets – it includes outlets located at the
food hall and food courts.
Number of retail spaces (non-food establishments): between 38 and 45 spaces.
Ratio of alcohol service establishments: not to exceed 50% of the total number of establishments.”
As explained earlier in this report, the nature of traditional retail malls includes rapid tenant turnover. Since different
tenants have different space requirements, it is not unique for new tenants to lease multiple retail outlets/units and
combine them to create a larger store. With this in mind, it would be inappropriate to provide a maximum number of
CUs (Certificates of Use) or TCUs (Temporary Certificates of Use) allowed for alcohol service establishments since
the total number of CUs/TCUs is subject to change on a year-to-year basis. Additionally, the Applicant has agreed
to provide a yearly report of total CUs to ensure the number of CUs or TCUs for alcohol service establishments
does not exceed 50 percent of all CUs or TCUs.
F. NEIGHBORHOOD SERVICES
Pursuant to Article 7, Section 7.1.3.4 of the Miami 21 Code, the Planning Department has made referrals to
the agencies below:
• Office of Zoning
• Department of Real Estate & Asset Management
• City Attorney’s Office
The comments and recommendations from the reviewing departments and agencies have been considered
and are reflected in this analysis.
G. CONCLUSION
The proposed Waterfront Specialty Center (Specified Use of Alcohol Service Establishment) is a use supported
by the MCNP and allowed by Miami 21 and the City Code. The requested Exception complies with all criteria
and regulations set forth in Miami 21 and Chapter 4 (Alcohol Beverages) of the City Code.
Pursuant to Article 7, Section 1.2.6 and Article 7, Section 7.1.2.4 of the Miami 21 Zoning Code, and Chapter
4, Section 4-4(h) of City Code, the Planning Department recommends Approval with Conditions of the
Exception as presented with the following conditions:
H. CONDITIONS
1. The Project shall be developed in accordance with the plans and supporting documents submitted,
bearing the ePlan stamp for Exception No. PZ-19-4611.
2. This project has been approved to create a Waterfront Specialty Center (Alcohol Service
Establishment) as seen on the batch-stamped plans and supporting documents.
3. The Applicant, owner, or successor shall maintain all areas hereby approved in compliance with
ADA separation requirements.
Page 9 of 12
4. It shall be unlawful to play or operate music boxes, jukeboxes, radios, musical instruments or any
other musical devices on or about the premises between the hours of 11pm and 7am the following
day, unless said music devices are played or operated in a closed building and the sound is not
audible from the outside of the building so as to disturb the quiet, comfort, or repose of persons
in any dwelling, hotel or other type of residence.
5. The hours of operation of each CU or TCU with an Alcohol Service Establishment must comply
with the hours allowed based on the establishment type listed under Chapter 4, Section 4-3(a)
of City Code.
6. Each year, beginning 365 days after the decision of the Exception is rendered, the Applicant must
submit a report to the City that contains a list of all of the Certificates of Use in the Waterfront
Specialty Center. The report must specify the total number of Certificates of Use and Temporary
Certificates of Use for Alcohol Service Establishments, in order to confirm that the number of
Certificates of Use and Temporary Certificates of Use for Alcohol Service Establishments in the
Waterfront Specialty Center does not exceed fifty percent (50%) of the total Certificates of Use
or Temporary Certificates of Use. Not more than fifty percent (50%) of the Waterfront Specialty
Center’s establishments shall be issued Certificates of Use or Temporary Certificates of Use as
an Alcohol Service Establishment. The City reserves the right to enforce this requirement and
address violations as necessary.
7. Any noise generated on site shall conform to Chapter 36 of the City Code noise regulation.
8. Any concerns or complaints related to noise nuisance will be addressed and resolved immediately.
9. Per Miami City Code Chapter 4, no loitering or drinking outside of the establishment(s) shall be
permitted at any time.
10. Signage shall be processed under separate permits in accordance with Article 10 of Miami 21.
11. The Applicant, owner, or successor shall comply with the requirements of all applicable
departments/agencies as part of the City of Miami building permit submittal process.
12. The Applicant, owner, or successor must meet all applicable building codes, land development
regulations, ordinances, and other laws and pay all applicable fees due prior to the issuance of
any building permit.
13. The Applicant, owner, or successor shall meet the conditions of all applicable local, state, and
federal regulations.
14. Any modifications to the approved plans as a result of consequence of the Applicant’s compliance
with other departments and/or agencies and/or codes, shall require a new review for approval
confirmation from the Planning Director in accordance with Article 7 of the Miami 21 Code.
15. Pursuant to Miami 21 Code, Section 7.1.2.6(e) “an Exception shall be valid for a period of two
(2) years during which a building permit or Certificate of Use must be obtained. This excludes a
demolition or landscape permit. A one-time extension, for a period not to exceed an additional
year, may be obtained if approved by the Planning Director.”
16. Failure to comply with the conditions herein may result in the immediate revocation of this Permit
and shall be subject to any fines and penalties pursuant to City Code.
17. The Applicant shall comply with the requirements of all applicable departments / agencies as part
of the City of Miami building permit submittal process.
18. The Applicant shall comply with all applicable requirements pursuant to Chapter 24 of the
Miami-Dade County Code entitled “Environmental Protection”.
19. The City reserves the right to inspect the site to ensure compliance with the conditions as listed.
20. The Applicant shall comply with Article 11 of the Miami 21 Code entitled “Art in Public Places”.
Page 10 of 12
21. Prior to the effectuation of this Exception, a covenant acknowledging and agreeing to comply with all the
terms and conditions established herein shall be recorded in the Miami-Dade County Clerk of Courts.
The agreement (standard master covenant and agreement form) shall run with the land and shall be
binding on any subsequent owners, heirs or assigns. The agreement with the conditions attached must
be submitted to the Department of Planning and the Office of the City Attorney for approval before being
recorded. After recordation, a certified copy bearing the Recorder's number and date shall be provided
for inclusion in case file. Fees required per City Code for Monitoring of Exception and Inspection and
Field Compliance Review of Operations shall be paid to the City prior to the final clearance of this
condition.
22. The Applicant shall defend, indemnify, and hold harmless the City from any and all actions against the
City relating to or arising out of, in whole or in part, the City's processing and approval of this entitlement.
The Applicant shall reimburse the City for all costs incurred in defense of such an action, including court
costs, attorney's fees, and award of any damages against the City. If the City determines it necessary to
protect the City's interest, the Applicant shall execute an indemnity and reimbursement agreement with
the City with terms consistent with the requirements herein. The City shall notify the Applicant within a
reasonable time of its receipt of any action and the City shall cooperate in the defense. If the City fails
to notify the Applicant of any action in a reasonable time, or if the City fails to reasonably cooperate in
the defense, the Applicant shall not thereafter be responsible to defend, indemnify, or hold harmless
the City. The City shall have the sole right to choose its counsel, including the City Attorney's Office or
outside counsel. At its sole discretion, the City may participate at its own expense in the defense of any
action, but such participation shall not relieve the Applicant of any obligation imposed by this condition.
In the event the Applicant fails to comply with this condition, in whole or in part, the City may withdraw
its defense of the action, void its approval of the entitlement, or take any other action. The City retains
the right to make all decisions with respect to its representations in any legal proceeding, including its
inherent right to abandon or settle litigation.
For purposes of this condition, the following definitions apply: "City" shall be defined to include the City, its
agents, officers, boards, commissions, committees, employees, and volunteers; "Action" shall be defined to
include suits, proceedings (including those held under alternative dispute resolution procedures), claims, or
lawsuits. Nothing in the definitions included in this paragraph are intended to limit the rights of the City or the
obligations of the Applicant otherwise created by this condition.
____________________________
Jacqueline Ellis
Chief of Land Development
NOTICE
The Planning, Zoning and Appeals Board (“PZAB”) decision may be appealed to the City Commission by
any aggrieved party within fifteen (15) days of the date of rendition. The filing of an appeal, and payment of
appropriate fee, may be submitted with the Hearing Boards Division in-person or online within 15 calendar
days of the date of rendition. You may file online by clicking here
https://www.miamigov.com/Services/Doing-Business/Get-an-Exception-Permitting
.
.
Staff Analysis Report No. (PZ-19-4611) – Page 1
Page 11 of 12
10/06/2020
Page 12 of 12
PZ19-4611
EXCEPTION APPLICATION DOCUMENTS FOR 888 MACARTHUR CAUSE
USE W
WA
WAY
AY
PZ-19-4611
04/14/21
PAP-1 APPLICATION
PZD-1 INDEX
PZD-2 LETTER OF INTENT
PZD-3 APPROVED WARRANT
PHO-1 PHOTO
PHO-2 PHOTO
PZ-19-4611
04/14/21
Transaction Statement
Financial Transaction ID: 668975 Iris Escarra

Transaction Date: Jan 28 2020 6:20PM 888 MacArthur Cswy
Permit Number: escarrai@gtlaw.com
(305)579-0737
FEE SUMMARY
Fee Category Fee Fee Description Quantity Unit Type Amount

Code
ZONING MS-071 PRELIMINARY PLAN REVIEW 50000.0000 SQ. FT. $2,500.00

DRY RUN
Total: $2,500.00
Rev. Jul/02/2012 Generated on Jan/28/2020 6:20 PM

Rodriguez, Marisol (Para-Mia-LDZ-RE)
Subject: FW: Payment Confirmation: 2020121001-23

PZ-19-4611
04/14/21
Department of Finance
Online Payments
Receipt
Your Reference Number:
2020121001‐23
04/30/2020 8:37:27 AM
Web_user
TRANSACTIONS

If you have a Transaction ID, please click here $2,500.00
2020121001‐23‐1
Trans ID:
668975
Business Name:
COM

Fee Payment $2,500.00
Fee Name:
PRELIMINARY PLAN REVIEW DRY RUN
TOTAL AMOUNT:$2,500.00
PAYMENT
Visa Credit Sale $2,500.00
Card Number:
************2377
First Name:
Nathalie
Last Name:
Goulet
1
PZ-19-4611
04/14/21

by Jacob Gomis
Date: 2019.06.19
Gomis 13:05:18 -04'00'
PZ-19-4611
04/14/21
PZ-19-4611
04/14/21

by Jacob Gomis
Date: 2019.06.19
Gomis 13:06:51 -04'00'
PZ-19-4611
04/14/21
PZ-19-4611
04/14/21
Digitally signed
Jacob by Jacob Gomis
Date: 2019.06.19
Gomis 13:04:05 -04'00'
PZ-19-4611
04/14/21

Attachment 37966

Uploaded by

Document Information

Original Description:

Copyright

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Attachment 37966

Uploaded by

Copyright:

PZ-19-4611

Mr. Francisco Garcia

EXCEPTION, PURSUANT TO CHAPTER 4 OF THE CITY CODE, TO PERMIT A

A Waterfront Specialty Center is a building or buildings with adjacent on-sitee parking

888 Macarthur Causeway

T: +90 212 251 2111

OVERALL SITE PLAN OVERALL

WATSON ISLAND A101

RETAIL PODIUM WITH

888 Macarthur Causeway

T: +90 212 251 2111

ARCHITECTURAL SITE PLAN

ARCHITECTURAL SITE PLAN

2018 M.U.S.P. MODIFICATION

888 Macarthur Causeway

T: +90 212 251 2111

MUSP MODIFICATION 2007 GROUND FLOOR

888 Macarthur Causeway

Beyoglu 34430 Istanbul

T: +90 212 251 2111

Nichols Brosch Wurst Wolfe

& Associates, Inc.

161 Almeria Avenue,

A Responses to Zoning 07.25.2019

LEVEL P-3 PARKING. (VALET) +10'-0"

763 PARKING SPACES

PARKING FLOOR AREA: 252,532 SF GENERAL NOTES (Mean Sea Level)

SU - Single Unit Truck

UP Miami, Florida 33132 USA

GLASS DISPLAY (ART/WAY-FINDING)

CROSS-BLOCK PEDESTRIAN PASSAGE

Florida 33134 USA

LUXURY HOTEL BOH T: 1 305 443 5206

21,133 SF F: 1 305 443 3168

MARINA FACILITY &

A Responses to Zoning 07.25.2019

LEVEL P-2 PARKING. +10'-0" HOTEL B.O.H.

SCALE: 1" = 40'-0" GENERAL NOTES MARINA RELATED FACILITES

PARKING FLOOR AREA: 159,289 SF (Mean Sea Level) RETAIL - GENERAL

2018 M.U.S.P. MODIFICATION A

888 Macarthur Causeway

T: +90 212 251 2111

31 SPACES Executive Architects

161 Almeria Avenue,

Florida 33134 USA

A Responses to Zoning 07.25.2019

LOWER PROMENADE BELOW

P1 LEVEL PARKING. +10'-0" Digitally signed by

BALLROOMS BOH RETAIL

525 SF RETAIL RETAIL

888 Macarthur Causeway

OUTDOOR RETAIL RETAIL Miami, Florida 33132 USA

PASEO 1,661 SF 940 SF T: 1 305 531 3747

Mesrutiyet Caddesi No:67

RETAIL Executive Architects

A Responses to Zoning 07.25.2019

LOWER PROMENADE BELOW

1. THE PLANS PRESENTED IN THIS SET ARE CONCEPTUAL

R1 LEVEL FLOOR PLAN

RETAIL - FOOD & BEVERAGE

(Mean Sea Level)

888 Macarthur Causeway

T: +90 212 251 2111

The 2007 MUSP submittal did not provide a Cross

BELOW Miami, Florida 33132 USA

F&B 8 & Associates, Inc.