zoning feasibility report€¦ · 01-31-27-001-0220 01-31-27-001-0410 01-31-27-001-0400 report...

ZONING FEASIBILITY REPORT

Address(es) Folio Number(s)3501 NW 27th Ave, Miami, FL, 331423501 NW 27th Ave, Miami, FL, 331422635 NW 35th St, Miami, FL, 331422635 NW 35th St, Miami, FL, 331422625 NW 35th St, Miami, FL, 331422625 NW 35th St, Miami, FL, 33142

01-31-27-001-022001-31-27-001-022001-31-27-001-041001-31-27-001-041001-31-27-001-040001-31-27-001-0400

Report Date: 2019-8-162019-8-16

© 2019 Gridics, LLC. All rights reserved.

The contents of these Results are provided for reference purposes only and any determinations the City of Miami makes related to the property included in these Results may differ from the Results shown. Any use of these Results is thereforeexpressly conditioned on the acknowledgement that the City of Miami does not guarantee the accuracy, adequacy, completeness or usefulness of any information included in the Results. While every effort has been made to ensure the content,sequence, accuracy, timeliness or completeness of materials presented within the Results, Gridics LLC and the City of Miami assume no responsibility for errors or omissions, and explicitly disclaim any representations and warranties, including,without limitation, the implied warranties of merchantability and fitness for a particular purpose. Under no circumstances shall the Results be used for final design or development purposes or be considered to provide any form of approval orpermitting for any project. Results are based on basic general calculations that are rounded and are not intended to be legal representations of the depicted data. Furthermore, although the Results are intended to be site specific, they arebased on general assumptions, such as development distances, heights and areas. They do not take into account variations such as, but not limited to, easements, topography, or existing built elements. All Results must be independentlyverified before being relied upon for any particular site design or development.

TABLE OF CONTENTSTABLE OF CONTENTS

Folio Number Multip leMultip le Lot Area 26588 sqft26588 sqftAddress Multip leMultip le Zoning Code Miami (November 2015)Miami (November 2015)City MiamiMiami Parcel Zoning T6-8-OT6-8-O

Remax 3604217 Ponce de Leon

blvdCoral Gables, FL

3056020360

ZONING ALLOWANCESZONING ALLOWANCES

CAPACITY ANALYSISCAPACITY ANALYSIS

Property Location 1Allowed Uses 2Maximum Lot Capacity 3Illustrations 4

Maximum Capacity 5Illustrations 6



AERIAL ZONING T6-8-O

MAP 1/4 mile radius

ZONING ALLOWANCESZONING ALLOWANCESProperty LocationProperty Location




3056020360



PAGE 1

RESIDENTIALRESIDENTIAL

LODGINGLODGING

OFFICEOFFICE

COMMERCIALCOMMERCIAL

CIVICCIVIC

CIVIC SUPPORTCIVIC SUPPORT

EDUCATIONALEDUCATIONAL

ZONING ALLOWANCESZONING ALLOWANCESAllowed UsesAllowed Uses




3056020360

Single Family Residence RR

Community Residence RR

Two Family Residence RR

Multi Family Housing RR

Dormitory RR

Home Office RR

Live - Work RR

Bed & Breakfast RR

Inn RR

Hotel RR

Office RR

Auto - Related Commercial

Establs.

WW

Entertainment Estab. RR

Food Service Estab. RR

Alcohol Beverage Serv. EE

General Commercial RR

Marine Related Comm. WW

Open Air Retail WW

Place of Assembly RR

Recreation Establs. RR

Community Facility WW

Recreational Facility RR

Religious Facility RR

Regional Activity Complex EE

Community Support Fac. WW

Infrastructure and Util. WW

Marina WW

Public Parking WW

Transit Facilities WW

Childcare WW

College / University WW

Elementary School WW

Learning Center RR

Middle / High School WW

Pre - School RR

Research Facility RR

Special Training / Vocational WW

RRby Right

WWby Warrant

EEby Exception

NNNot Allowed



PAGE 2

Main Building Building Setback limitLot

ZONING ALLOWANCESZONING ALLOWANCESMaximum Lot CapacityMaximum Lot Capacity




3056020360

BUILDING INTENSITYBUILDING INTENSITYFLR 6.256.25

Maximum Built Area 166,175 166,175 ft²ft²

Lot Coverage 80 80 %%

Maximum Building Footprint 21,270 21,270 ft²ft²

Dwelling Units per Acre 150 150 du/acredu/acre

Dwelling Units Allowed 91 91 unitsunits

Maximum Commercial Area 166,175 166,175 ft²ft²

Maximum Office Area 166,175 166,175 ft²ft²

Maximum Commercial Establishment Area 55,000 55,000 ft²ft²

Minimum Open Space 10 10 %%

HEIGHT LIMITATIONS (LEVELS)HEIGHT LIMITATIONS (LEVELS)Total Building Height 12 12 LevelsLevels

Principal Building Max. Level (Podium) 8 8 LevelsLevels

Principal Building Min. Level (Podium) 2 2 LevelsLevels

Principal Tower Allowed Height 4 4 LevelsLevels

Bonus Allowed Height 12 12 LevelsLevels



PAGE 3

ZONING ALLOWANCESZONING ALLOWANCESIllustrationsIllustrations




3056020360

NORTH ELEVATION

Lot Main BuildingBuilding Setback limit

EAST ELEVATION

Lot Main BuildingBuilding Setback limit



PAGE 4

Commercial ParkingOffice ResidentalLot

CAPACITY ANALYSISCAPACITY ANALYSISMaximum CapacityMaximum Capacity




3056020360

TOTAL BUILDING AREA 165,995 ft²165,995 ft²Total Building Height 8 8 LevelsLevels

Maximum Building Footprint 21,270 21,270 ft²ft²

Maximum Liner Footprint 7,930 7,930 ft²ft²

Common Space Area 16,550 16,550 ft²ft²

Lot Coverage 80 80 %%

FLR 6.256.25

RESIDENTIAL AREA NET 68,250 ft²68,250 ft²Residential Units 91 91 DUDU

Residential Units Average Size 750 750 ft²ft²

Residential Height (Levels) 6 6 LevelsLevels

OFFICE AREA NET 7,250 ft²7,250 ft²Office Height (Levels) 2 2 LevelsLevels

COMMERCIAL AREA NET 7,250 ft²7,250 ft²Commercial Height (Levels) 2 2 LevelsLevels

PARKING AREA 66,695 ft²66,695 ft²Total Parking Required 191 191 SpacesSpaces

Total Shared Parking Required 181 181 SpacesSpaces

Parking Structure Height 5 5 LevelsLevels

Total Provided Parking Capacity 204 204 SpacesSpaces

On-Street Parking Capacity 15 15 SpacesSpaces

Parking Structure Capacity 170 170 SpacesSpaces

Parking Structure Area 66,695 66,695 ft²ft²

Surface Parking Capacity 19 19 SpacesSpaces



PAGE 5

CAPACITY ANALYSISCAPACITY ANALYSISIllustrationsIllustrations




3056020360

SITE PLAN (GROUND LEVEL)

Commercial Parking Lot

NORTH ELEVATION

Lot Commercial Parking Office Residental



PAGE 6

PROPERTY INFORMATIONLot Area (Property Records) 2 6 ,5 8 8 sq ft2 6 ,5 8 8 sq ft - Lot area value derived from publicly available data. To determine the accurate

lot area a survey must be performed.

Average Slope 0 %0 %

Overlay

Additional Information City_Fu tu r e La n d U se_Gen er a l Co mmer cia lCity_Fu tu r e La n d U se_Gen er a l Co mmer cia l

Co u n ty_Fu tu r e La n d U se_Bu sin ess a n d O ffice Co u n ty_Fu tu r e La n d U se_Bu sin ess a n d O ffice -Miami Dade County Future Land UseMaster Plan 2020 - 2030 Business and Office

Co u n ty_Fu tu r e La n d U se_Med iu m D en sity R esid en tia l (md r ) Co u n ty_Fu tu r e La n d U se_Med iu m D en sity R esid en tia l (md r ) -Miami Dade CountyFuture Land Use Master Plan 2020 - 2030 Medium Density Residential (mdr) 13 - 25 du/ac

Available Waivers Pr in cip a l Fr o n ta g e Setb a ck Ad j u stmen t b y ma x 1 0 %. Pr in cip a l Fr o n ta g e Setb a ck Ad j u stmen t b y ma x 1 0 %. -Setbacks for PrincipalFrontage shall be as shown in Illustration 5.3. Setbacks may otherwise be adjusted by Waiverby no more than ten percent (10%).

Seco n d a r y Fr o n ta g e Setb a ck Ad j u stmen t b y ma x. 1 0 % Seco n d a r y Fr o n ta g e Setb a ck Ad j u stmen t b y ma x. 1 0 % -Setbacks for SecondaryFrontage shall be as shown in Illustration 5.3. Setbacks may otherwise be adjusted by Waiverby no more than ten percent (10%).

Sid e Setb a ck Ad j u stmen t b y ma x. 1 0 % Sid e Setb a ck Ad j u stmen t b y ma x. 1 0 % -Setbacks for Side Buildings shall be as shown inIllustration 5.3. Setbacks may otherwise be adjusted by Waiver by no more than ten percent(10%).

R ea r Setb a ck Ad j u stmen t b y ma x. 1 0 % R ea r Setb a ck Ad j u stmen t b y ma x. 1 0 % -Setbacks for Rear Buildings shall be as shownin Illustration 5.3. Setbacks may otherwise be adjusted by Waiver by no more than ten percent(10%).

O ver r id e To w er Setb a cks d u e to No n -Co n fo r mity O ver r id e To w er Setb a cks d u e to No n -Co n fo r mity -Primary Frontage Setbacks abovethe eighth floor for lots having one dimension measuring 100 feet or less may be a minimum ofzero (0) feet by Waiver (Article 5, Section 5.6.1.h).

D isa b le Active Fr o n ta g e D isa b le Active Fr o n ta g e -Extend parking above ground level on Primary, Secondary andWater Frontages (ground and second level)

1 0 % Lo t Co ver a g e Va r ia tio n 1 0 % Lo t Co ver a g e Va r ia tio n -7.1.2.5 28 Waivers up to ten percent (10%) of ANY particularstandard of this Code except Density, Intensity and Height, may be granted

1 0 % Pa r kin g R ed u ctio n (R esid en tia l) 1 0 % Pa r kin g R ed u ctio n (R esid en tia l) -7.1.2.5 28 Waivers up to ten percent (10%) of ANYparticular standard of this Code except Density, Intensity and Height, may be granted

Ma tch th e d o min a n t Setb a ck in th e Blo ck a n d its Co n text Ma tch th e d o min a n t Setb a ck in th e Blo ck a n d its Co n text -7.1.2.5 (a) (3) Setbacksfor the property to be developed to match the dominant Setback in the Block and its Context.(Article 3, Section 3.3.5; Article 5, Sections 5.5.1.g, 5.6.1.g and 5.8.1.g)

Available Special Permits Wa ter fr o n t Sid e Setb a ck Wa ter fr o n t Sid e Setb a ck -side setbacks of 25%

Temp o r a r y Temp o r a r y -Need to get rid of minimum height for report - delete after 03/15/2019

Available Variances

DETAILED INFORMATIONDETAILED INFORMATION

Remax 3604217 Ponce de Leon blvd

Coral Gables, FL3056020360

Folio Number MultipleMultiple Lot Area 26588 sqft26588 sqftAddress MultipleMultiple Zoning Code Miami (November 2015)Miami (November 2015)City MiamiMiami Parcel Zoning T6-8-OT6-8-O


The contents of these Results are provided for reference purposes only and any determinations the City of Miami makes related to the property included in these Results may differ from the Results shown. Any use of these Results istherefore expressly conditioned on the acknowledgement that the City of Miami does not guarantee the accuracy, adequacy, completeness or usefulness of any information included in the Results. While every effort has been made toensure the content, sequence, accuracy, timeliness or completeness of materials presented within the Results, Gridics LLC and the City of Miami assume no responsibility for errors or omissions, and explicitly disclaim anyrepresentations and warranties, including, without limitation, the implied warranties of merchantability and fitness for a particular purpose. Under no circumstances shall the Results be used for final design or development purposes orbe considered to provide any form of approval or permitting for any project. Results are based on basic general calculations that are rounded and are not intended to be legal representations of the depicted data. Furthermore, althoughthe Results are intended to be site specific, they are based on general assumptions, such as development distances, heights and areas. They do not take into account variations such as, but not limited to, easements, topography, orexisting built elements. All Results must be independently verified before being relied upon for any particular site design or development.

PAGE 7

Pr e-Existin g No n Co n fo r mity Pr e-Existin g No n Co n fo r mity -A Variance is a relaxation of the terms of the Miami 21 Code,and is permitted only in those exceptional circumstances when such action will not be contraryto the public interest and where, owing to conditions peculiar to the property and not the resultof actions of the applicant, a literal enforcement of the Miami 21 Code would result inunnecessary and undue hardship on the property.

EXISTING BUILDING INFORMATIONBuilding Area 1 ,6 5 3 sq ft1 ,6 5 3 sq ft

Height - ft- ft

Levels - Levels- Levels

DETAILED INFORMATIONDETAILED INFORMATION






PAGE 8

Fr o n ta g e AFr o n ta g e A Frontage Type: Primary Length: 141.26 ft

Type

Height

Setback

Podium

1-8 Levels

10 ft Min

Tower

9-12 Levels

20 ft Min

-

-

-

-

-

-

-

-

-

F r o n ta g e BFr o n ta g e B Frontage Type: Side Length: 213.84 ft

Type

Height

Setback

Podium

1-8 Levels

0 ft Min

Tower

9-12 Levels

30 ft Min

-

-

-

-

-

-

-

-

-

SITE PLANSITE PLAN






PAGE 9

Fr o n ta g e CFr o n ta g e C Frontage Type: Rear Length: 139.24 ft

Type

Height

Setback

Podium

1-8 Levels

0 ft Min

Tower

9-12 Levels

30 ft Min

-

-

-

-

-

-

-

-

-

F r o n ta g e DFr o n ta g e D Frontage Type: Secondary Length: 213.33 ft

Type

Height

Setback

Podium

1-8 Levels

10 ft Min

Tower

9-12 Levels

20 ft Min

-

-

-

-

-

-

-

-

-

SITE PLANSITE PLAN






PAGE 10

zoning feasibility report€¦ · 01-31-27-001-0220 01-31-27-001-0410 01-31-27-001-0400 report...

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