HomeMy WebLinkAboutZoning Resolution 16-Z-157 RESOLUTION NO. 16-Z - 17
A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF
SUNNY ISLES BEACH, FLORIDA, ("CITY") APPROVING A SITE
PLAN MODIFICATION APPLICATION SUBMITTED BY 17550
COLLINS AVENUE, LLC (THE "APPLICANT") FOR A
PREVIOUSLY. APPROVED SITE PLAN FOR A 17 STORY
RESIDENTIAL CONDOMINIUM TOWER AND A GROUND
LEVEL COMMERCIAL SPACE AT 17550 COLLINS AVENUE;
PROVIDING THE CITY MANAGER WITH THE AUTHORITY TO
DO ALL THINGS NECESSARY TO EFFECTUATE THIS
RESOLUTION; PROVIDING FOR SEVERABILITY; PROVIDING
FOR REPEALER; PROVIDING FOR AN EFFECTIVE DATE.
I. RECITALS
WHEREAS, the Applicant 17550 Collins Avenue, LLC (the "Applicant") is applying for
a modification of the approved site plan under Resolution No. 15-Z-154 adopted on July 16, 2015,
and has submitted a site plan modification application (Application No. PZ2016-01)to the City of
Sunny Isles Beach, Florida requesting the following:
1. Pursuant to Section 265-18 of the City of Sunny Isles Beach Land Development
Regulations, the Applicant is requesting a site plan modification to an approved site plan
for the following: (1) a reduction of the tower width from 199 feet and 11 inches to 194
feet and 10 inches; (2) a minimal increase of the west tower setbacks from 58 feet and 5
inches to 59 feet and 2 inches; (3) a minimal increase in the Floor Area Ratio (FAR) from
126,887 square feet of FAR to 127,383 square feet of FAR; and (4) an improved design of
the west tower elevation.
Legal Description: All that portion of Tract 4 of the subdivision of Government Lot 6
Section 2 Township 52 South Range 42 East and Government Lots
1, 2, 4 and portions of Government Lots 5 and 6 Section 11
Township 52 South Range 42 East as recorded in Plat Book 10 at
Page 64 of the Public Records of Miami-Dade County, Florida,
more particularly described as follows to wit:
That portion of the East 200 Feet of Tract 4 of subdivision
Government Lot 6 Section 2 Township 52 South Range 42 East and
Government Lots 1, 2, 4 and portions of Government Lots 5 and 6
Section 11 Township 52 South Range 42 East as recorded in Plat
Book 10 at Page 64 of the Public Records of Miami-Dade County,
Florida, lying immediately West of and adjacent to the West right-
of-way line of State Road A-1-A as shown by plat thereof recorded
in Plat Book 45 at Page 39 of the Public Records of Dade County,
Florida, said East 200 feet being measured at right angles to the West
16-Z- 17550 Collins Avenue, LLC 1
right-of-way line of said State Road A-1-A; EXCEPT the North 300
feet of said Tract 4 measured at right angles to the North line of said
Tract 4 AND ALSO EXCEPT the South 185 feet of said Tract 4
measured at right angles to the South line of said Tract 4. (The North
75 Feet of the South 185 feet of the East 200 feet of said Tract 4,
lying immediately West of State Road A-1-A has been deeded as an
easement for road purposes, said deed being recorded in the Public
Records of Dade County, Florida, under Clerk's File No. 2130903.)
it being intended to demise all of Lot 5-A together with all the land
contiguous and adjacent thereto South of said Lot 5-A up to the
North line of the 75 foot easement as shown on the plat attached
hereto.
ADDRESS: 17550 Collins Avenue, Sunny Isles Beach, FL 33160
FOLIO: 31-2211-004-0320
WHEREAS, on March 17, 2016, the City Commission conducted a public hearing on this
site plan modification application; and
WHEREAS, the public hearing of the City Commission was advertised and held as
required by law, all interested parties concerned in the matter were heard, and due and proper
consideration was given to the matter and to the positive recommendation contained in the City's
Community Development Department Review Report; and
WHEREAS, notice was provided to all interested parties regarding the site plan
modification application; and
WHEREAS, the City Commission reviewed the site plan modification application, the
written and oral recommendations of the Zoning Administrator of the Community Development
Department, including the recommended conditions, and finds substantial competent evidence to
support a showing by the Applicant that the request for site plan modification is in compliance
with the Land Development Regulations and the Comprehensive Master Plan of the City and
maintains the basic intent and purpose of the zoning, subdivision or other land use regulations,
which is to protect the general welfare of the public, particularly as it affects the stability and
appearance of the community; and, further finds that said request should be granted, subject to the
conditions described herein.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COMMISSION OF THE
CITY OF SUNNY ISLES BEACH, FLORIDA, AS FOLLOWS:
II. INCORPORATION OF RECITALS
All recitals above are incorporated into the body of this Resolution as if same were fully set forth
herein.
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III. FINDINGS AND CONCLUSIONS:
Based on an analysis of the application and the standards for approval for a site plan modification
under the Land Development Regulations, the City Commission makes the following findings and
conclusions:
A. The Applicant's request for site plan modification is consistent with the Comprehensive
Plan and Land Development Regulations of the City of Sunny Isles Beach.
IV. APPROVAL
A. The Applicant's request for a site plan modification of an approved site plan pursuant to
Zoning Resolution No. 15-Z-154 adopted on July 16`h, 2015, is hereby approved subject to
all conditions set forth in Section V below.
V. CONDITIONS
Conditions to be completed before demolition, below grade or building permits are
issued.
1. That the plans in the approval be substantially in accordance with that submitted for public
hearing, which are entitled "Aurora Site Plan Revision", prepared by Revuelta Architecture
International stamped date received February 29, 2016 consisting of 26 sheets.
2. Upon the submittal of an application for a building permit, the plans submitted shall be
approved by the Community Development Department and be consistent with the specific
site plan approved by the City Commission. Plans shall include all the required elements of
the site plan pursuant to the City's Land Development Regulations and recommendations.
Should compliance with recommendations result in a change that would not be considered
"minor" in accordance with Section 265-18 of the City Code; the Applicant shall be required
to obtain another approval of the City Commission.
3. That the Applicant shall submit a staging plan before commencing any construction activity,
the staging plan shall provide a schedule of activities such as, parking arrangements, lane
closures, sidewalk closures, and any other required activity that may provoke an impact at the
surrounding areas to the site. The staging plan should be approved administratively by the
City Manager or designee
Conditions to be completed before any Certificate of Occupancy is issued:
4. That the conditions set forth in Resolution No. 15-Z-154 shall remain in effect except for
conditions modified by this approval.
5. Under Section 267-4, the City Manager and/or his/her designee in review of any application,
may refer any such application presented to it to such engineering, planning, legal, technical,
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16-Z- 17550 Collins Avenue, LLC
or environmental consultant or professional(s) employed by the City as the Manager shall
deem reasonably necessary to enable him/her to review such application as required by law.
Charges made by such consultants or professionals shall be in accord with the charges
customarily made for such services in Miami-Dade County, and pursuant to an existing
contractual agreement by and between the City and such consultant. Charges made by the
City shall be in accord with the hourly rates charged by such consultants or hourly rates of
employed professionals and shall be paid within 30 days on submission of City voucher.
6. At the time of submission of any application or thereafter, it is required that an escrow account
be established, from which withdrawals shall be made to reimburse the City for the cost of
professional review services, if any. The Applicant shall then provide funds to the City for
deposit into such account in an amount to be determined by the City Manager, based on his/her
evaluation of the nature and complexity of the application. The Applicant shall be provided
with copies of any City voucher for such services as they are submitted to the City. When the
balance in such escrow is reduced to one-third (1/3) of its initial amount, the applicant shall
deposit additional funds into such account to bring its balance up to the amount of the initial
deposit. If such account is not replenished within thirty-days (30) after the applicant is
notified, in writing, of the requirements for such additional deposit, the City may suspend its
review of the application. An application shall be deemed incomplete if any amount shall be
outstanding. A building permit or Certificate of Use and Certificate of Occupancy shall not
be issued unless all professional review fees charged in connection with the applicant's project
have been reimbursed to the City. Once all pertinent charges have been paid, the City shall
refund to the Applicant any funds remaining on deposit.
7. The Applicant shall furnish payment and performance bond in an amount determined by the
Building Official to ensure Applicant's performance of public improvements required
pursuant to site plan approval and in accordance with recommendations of the Building
Official after review of construction plans submitted based on development approval granted
herein. Any such bond shall be issued by a surety having a minimum rating of A-1 in the
Best's Key Rating Guide, Property/Casualty Edition, shall be subject to the approval of the
City, and shall provide that "this bond may not be cancelled or allowed to lapse until 30 days
after receipt by the City, by certified mail, return receipt requested, of written notice from the
issuer of the bond of intent to cancel or not to renew". As improvements are made the City,
within its discretion, may reduce or eliminate the bond amount. These rights reserved by the
City with respect to any construction bond established pursuant to this section are in addition
to all other rights and remedies the City may have under this Resolution, in law or in equity.
Other Conditions
8. That the Applicant obtains a Certificate of Occupancy and a Certificate of Use from the City
upon compliance with all terms and conditions. The Certificate of Occupancy and Certificate
of Use shall be subject to cancellation upon violation of any of the conditions.
9. That the approved modified site plan shall remain valid for a period of 24-months from the
date of approval of the site plan modification. If no building permit is issued within the 24-
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16-Z- 17550 Collins Avenue, LLC 4
month time period, the modified site plan shall be considered null and void and of no force
and effect.
10. That the Applicant complies with all City Ordinances, County, State and Federal Laws and
Regulations applicable to development and permit approvals.
NO BUILDING PERMIT SHALL BE ISSUED UNLESS THE APPLICANT HAS
SUBMITTED ALL DOCUMENTS REFERRED TO UNDER THIS RESOLUTION AND
SHALL HAVE PAID ALL IMPACT FEES, BONUSES AND PROFESSIONAL FEES (AS
PER SECTION 267-4 OF THE CODE OF THE CITY OF SUNNY ISLES BEACH) AND
ALL OTHER FEES DUE AND OWING PURSUANT TO THE APPLICABLE LAND
DEVELOPMENT REGULATIONS, AND SHALL HAVE SUBMITTED PAYMENT TO
THE CITY FOR ALL TRANSFER OF DEVELOPMENT RIGHTS (IF APPLICABLE),
OR SHALL HAVE OTHERWISE PRODUCED EVIDENCE THAT THE PERMITTED
PRIVATE DEVELOPMENT RIGHTS AS SET FORTH IN SECTION IV HEREINABOVE
HAVE BEEN TRANSFERRED.
FAILURE BY THE CITY TO TIMELY ENFORCE ANY OF THE ABOVE CONDITIONS
DOES NOT CONSTITUTE A WAIVER OF THE SAME AND IF THE APPLICANT, ITS
SUCCESSORS, OR, ASSIGNS, DOES NOT PERFORM SUCH CONDITIONS WITHIN
FIVE (5) DAYS AFTER WRITTEN NOTICE, THE CITY RETAINS THE RIGHT TO
STOP CONSTRUCTION, IF NECESSARY, UNTIL THAT CONDITION IS MET. BY
ACTING UNDER THIS APPROVAL, APPLICANT HEREBY CONSENTS TO ALL
THESE TERMS AND CONDITIONS.
VI. AUTHORIZATION OF CITY MANAGER
The City Manager is hereby authorized to do all things necessary to effectuate this Resolution.
VII. SEVERABILITY
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is, for any reason,
held invalid or unconstitutional by any Court of competent jurisdiction, such portion shall be
deemed a separate,distinct,and independent provision and such holding shall not affect the validity
of the remaining portions of this Resolution.
VIII. REPEALER
All Resolutions are parts of Resolutions in conflict herewith shall be hereby and are repealed.
IX. EFFECTIVE DATE
This Resolution shall become effective upon adoption.
PASSED and ADOPTED this 17th day of March, 2016.
16-Z- 17550 Collins Avenue, LLC 5
CITY OF SUN ' IS ES BEACH, FLORIDA
By its City C. -imissi•
I
By: Ay
Geor.Wr. 'choll, Mayor
C,,TT 0
*ATTEST:. :
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i
Jane'A. Hines, MINK, City Clerk
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"APPROVED-A'S TO FORM
AND LE .AL' SUFFICIENCY:
'.41P-"s 1not, Cty Attorney
Moved by: &1a - \O►J
Second by: 0_,OhnprAilVsmr;i:k GoLtAiw.k f
VOTE: 1-1—
Mayor Scholl Vies no
Vice Mayor Gatto yes _vri'o
Commissioner Aelion j/yes no
Commissioner Goldman i/yes no
Commissioner Levin /yes no
•
16-Z- 17550 Collins Avenue, LLC 6
STATE OF FLORIDA )
) ss:
COUNTY OF MIAMI-DADE )
I, JANE A. HINES, Clerk of the City of Sunny Isles Beach, Florida, do hereby certify that the
above and foregoing is a true and correct copy of Resolution No. 16-Z- I 51 adopted by the City
Commission at its meeting held on the 21' day of April, 2016.
Issued this 7_ day of P "- ' 2016.
r. r • ,
ane • . Hinz . MMC, City Clerk '-` •
•
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16-Z- 17550 Collins Avenue, LLC 7
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CITY OF SUNNY ISLES BEACH
DEVELOPMENT REVIEW REPORT
SITE PLAN MODIFICATION APPLICATION
Aurora Condominium
I. PROJECT SUMMARY
Application Number: PZ2016-01
Applicant/Owner: 17550 Collins Avenue, LLC
1450 Brickell Avenue, 18th Floor
Miami, FL 33131
Application Summary: The Applicant is seeking a site plan modification of an approved site
plan. The Applicant is requesting the following: (1) a reduction of the
tower width from 199 feet and 11 inches to 194 feet and 10 inches;
(2) a minimal increase of the west tower setbacks from 58 feet and 5
inches to 59 feet and 2 inches; (3) a minimal increase in the Floor
Area Ratio (FAR) from 126,887 square feet of FAR to 127,383 square
feet of FAR; and (4) an improved design of the west tower elevation.
Additionally, the Applicant is requesting approval of the construction
fence setback waiver.
II. SITE INFORMATION
Land Area: 0.99 Acres (45,198 sq. ft.)
(Survey updated 12/1/14)
Location: 17550 Collins Avenue
Folios: 31-2211-004-0320
Legal Description: All that portion of Tract 4 of the subdivision of Government Lot 6
Section 2 Township 52 South Range 42 East and Government Lots
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1, 2, 4 and portions of Government Lots 5 and 6 Section 11 Township
52 South Range 42 East as recorded in Plat Book 10 at Page 64 of
the Public Records of Miami-Dade County, Florida, more particularly
described as follows to wit:
That portion of the East 200 Feet of Tract 4 of subdivision Government
Lot 6 Section 2 Township 52 South Range 42 East and Government
Lots 1, 2, 4 and portions of Government Lots 5 and 6 Section 11
Township 52 South Range 42 East as recorded in Plat Book 10 at
Page 64 of the Public Records of Miami-Dade County, Florida, lying
immediately West of and adjacent to the West right-of-way line of
State Road A-1-A as shown by plat thereof recorded in Plat Book 45
at Page 39 of the Public Records of Dade County, Florida, said East
200 feet being measured at right angles to the West right-of-way line
of said State Road A-1-A; EXCEPT the North 300 feet of said Tract 4
measured at right angles to the North line of said Tract 4 AND ALSO
EXCEPT the South185 feet of said Tract 4 measured at right angles
to the South line of said Tract 4. (The North 75 Feet of the South 185
feet of the East 200 feet of said Tract 4, lying immediately Wes of
State Road A-1-A has been deeded as an easement for road
purposes, said deed being recorded in the Public Records of Dade
County, Florida, under Clerk's File No. 2130903.) it being intended to
demise all of Lot 5-A together with all the land contiguous and
adjacent thereto South of said Lot 5-A up to the North line of the 75
foot easement as shown on the plat attached hereto.
Land Use: Mixed Use - Business
This commercial land use category is intended to accommodate retail,
business and service uses that serve primarily convenience shopping
and personal service needs of surrounding neighborhoods and visitor
accommodations. Offices, hotels and professional and business
services, community and recreation facilities are permitted.
Development intensity is limited to a maximum F.A.R. of 2.0.
Residential densities are limited to a maximum of twenty five (25)
• units per acre and the number of hotel rooms is controlled by the Floor
Area Ratio. Additional density and intensity bonuses may be granted
for mixed use developments, structured parking, pedestrian amenities
and other public purpose objectives as determined by the City.
Parking areas shall be screened with landscaping from adjacent
residential districts and from adjacent public streets.
Zoning: Neighborhood-Business (B-1)
The Neighborhood Business District (B-1) is established to provide
locations for convenience shopping facilities in which those retail
commercial uses shall predominate that have a neighborhood-
oriented market and which supply necessities that usually require
frequent purchasing and with a minimum of consumer travel. Typical
uses to be found in the Neighborhood Business District include a food
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supermarket, drugstore, personal service establishments, small
specialty shops, and a limited number of small professional offices.
Mixed-use developments that integrate residential over retail or office
use are encouraged, especially to promote live/shop/work
associations within the same site. They should be designed to be an
integral, homogeneous component of the neighborhoods they serve,
oriented to pedestrian traffic as well as vehicular. Because of the
nature and location of the Neighborhood Business District, they
should be encouraged to develop in compact centers under a unified
design that is architecturally compatible with the neighborhood which
they are located adjacent to. Further, such districts should not be so
large or broad in scope of services as to attract substantial trade from
outside the neighborhood. Lot assembly, however, shall be
encouraged to promote enhanced at-grade pedestrian and bicycle
circulation systems, greater site design efficiency, especially for
parking, and reduced vehicular circulation drive impacts.
History: On July 16, 2015, the City Commission approved the site plan
application pursuant to Zoning Resolution No. 15-Z-154. The
application consisted of a mixed-use project with a 17 story
residential condominium tower and a ground level commercial space.
The total FAR for the project is 126,887 square feet of FAR. Currently,
this property contains a one story building with approximately 8,533
square feet of commercial space, which has been approved as the
sales center for the approved project.
Background: The site plan modification does not change the approved density
(dwelling units), use, lot coverage, height, and parking.
Adjacent Properties:
Existing Use Zoning Land Use Plan
North RK Beach Place B-1 NB
Shopping Center
East Pinnacle MUR MUHDR
South Walgreens B-1 NB
West King David B-1 NB
Condominium
III. REQUESTS
1. Pursuant to Section 265-18 of the City of Sunny Isles Beach Land Development
Regulations, the Applicant is requesting a site plan modification of an approved site plan
pursuant to Zoning Resolution No. 15-Z-154 adopted on July 16th, 2015.
2. Pursuant to Section 265-63.3 (E) of the City of Sunny Isles Beach Land Development
Regulations, the Applicant is requesting a waiver to place the temporary construction fence
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G-APPLICATIONS\2016 APPLICATIONZ2016-01 COLLINS COLLS AVENUE
along the Collins Avenue property line.
IV. ZONING REVIEW
The plans reviewed are on file, and may be examined, in the City Clerk's Office and are
entitled "Aurora Site Plan Revision", prepared by Revuelta Architecture International
stamped date received February 29, 2016 consisting of 26 sheets. Plans are subject to
revisions based comments provided by staff of the City of Sunny Isles Beach. Plans are
subject to modification.
Section 265-36. — Neighborhood Business (B-1)
1. 265-36.E. (1) Floor Area Ratio: Complies. Requires City Commission Approval
Floor Area Ratio:
Permitted: Base 2.00 (86,396 square feet); with FAR Bonuses 0.95 (41,038 square
feet) and Transfer Development Rights (TDRs) 0.885 (38,230 square feet). Total of
3.835 (165,664 square feet)
Provided: 2.9 with bonus FAR — 127,383 square feet. (No TDRs are being requested)
2. 265-36.E. (2) & (3) Maximum dwelling unit density and density bonuses: No
Modification requested.
3. 265-36.E.(4)(b)[1] Buildings abutting Collins Avenue. No Modification requested.
4. 265-36.E.(5) Lot coverage. No Modification requested.
5. 265-36.E.(6): Minimum Setbacks: Complies
Required Provided
Front
Pedestal 25' when providing a 15' Colonnade 25 feet 0 inch.
Tower 100 feet 100 feet.
Complies.
Rear 5 feet 5 feet 0 inch.
Complies.
Side North 10 feet 10 feet 0 inch.
Balconies are allowed to encroach Complies.
into setback by four (4) feet. 2 feet 4 inch.
Complies
Side South 10 feet 10 feet 0 inch.
Balconies are allowed to encroach Complies.
into setback by four (4) feet. Balconies are not
encroaching.
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6. 265-36.E. (7) Minimum Lot Width: No Modification requested.
7. 265-36.E.(8)(a) Landscaped Open Space: No Modification requested.
8. 265-36.E.(8)(b) Landscaped Open Space: No Modification requested.
9. 265-36.E.(9) Minimum lot area: No Modification requested.
10. 265-36.E.(10) Building separation on separate parcels abutting Collins Avenue:
Complies.
(b) The maximum tower width shall be 200 feet.
Allowed: 200 feet.
Provided: 194 feet and 10 inches.
11. 265-46 Parking: No Modification requested.
Required Provided Comments
(Residential + 99 + 5 = 104 104 Complies.
Guest)
Commercial 4,560 sq. ft. = 31 31
(Office/Retail) (1/150 sq. ft.)
Handicap 4 (Per F.S. ch. 6 Complies.
553 pt. V)
TOTAL 135 135 Complies.
Loading 2 (10' x 25') 2(10' x 25') Complies.
12. 265-56(A) Signage: No Modification requested.
13. 265-63.3(G) Construction Fencing: Requires City Commission Approval.
Construction fence waiver requested —to install construction fence at Property Line.
14. 265-74 Lighting: No Modification requested.
V. FINAL ANALYSIS
Staff and consultants have reviewed the modified site plan. Based on the review, the
application is consistent with the City's Comprehensive Plan and Land Development
Regulations. Staff notes that the proposed modifications are considered minimal, however,
since the modifications includes changes to setbacks, slight FAR increase, and exterior
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design element, Staff could not have evaluated the proposal as a minor (administrative)
modification. Staff does not have any objection to the construction fence waiver request.
In addition, the Applicant is not requesting any variances. If approved, the site plan
modification is subject to all conditions stipulated below. Staff is submitting this application
for consideration by the City Commission.
VI. CONDITIONS
If the City approves this application, the application will be subject to the following
conditions set forth in Section VI.
Conditions to be completed before demolition, below grade or building permits are
issued.
1. That the plans reviewed are on file, and may be examined, in the City Clerk's Office and
are entitled "Aurora Site Plan Revision", prepared by Revuelta Architecture International
stamped date received February 29, 2016 consisting of 26 sheets. Plans are subject to
modification at the Commission meeting.
2. Upon the submittal of an application for a building permit, the plans submitted shall be
approved by the Community Development Department and be consistent with the specific
site plan approved by the City Commission. Plans shall include all the required elements
of the site plan pursuant to the City's Land Development Regulations and
recommendations. Should compliance with recommendations result in a change that
would not be considered "minor" in accordance with Section 265-18 of the City Code; the
Applicant shall be required to obtain another approval of the City Commission.
3. That the Applicant shall submit a staging plan before commencing any construction
activity, the staging plan shall provide a schedule of activities such as, parking
arrangements, lane closures, sidewalk closures, and any other required activity that may
provoke an impact at the surrounding areas to the site. The staging plan should be
approved administratively by the City Manager or designee.
Conditions to be completed before any Certificate of Occupancy is issued.
4. That the conditions set forth in Resolution No. 15-Z-154 shall remain in effect except for
conditions modified by this approval.
5. If the Applicant proposed artwork does not meet the minimum monetary requirement, as
determined by the City, the owner must submit the balance of funds payable to the City
prior to the issuance of a Certificate of Occupancy.
6. Under Section 267-4, the City Manager and/or his/her designee in review of any
application, may refer any such application presented to it to such engineering, planning,
legal, technical, or environmental consultant or professional(s) employed by the City as
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the Manager shall deem reasonably necessary to enable him/her to review such
application as required by law. Charges made by such consultants or professionals shall
be in accord with the charges customarily made for such services in Miami-Dade County,
and pursuant to an existing contractual agreement by and between the City and such
consultant. Charges made by the City shall be in accord with the hourly rates charged by
such consultants or hourly rates of employed professionals and shall be paid within 30
days on submission of City voucher.
7. At the time of submission of any application or thereafter, it is required that an escrow
account be established, from which withdrawals shall be made to reimburse the City for
the cost of professional review services, if any. The Applicant shall then provide funds to
the City for deposit into such account in an amount to be determined by the City Manager,
based on his/her evaluation of the nature and complexity of the application. The Applicant
shall be provided with copies of any City voucher for such services as they are submitted
to the City. When the balance in such escrow is reduced to one-third (1/3) of its initial
amount, the applicant shall deposit additional funds into such account to bring its balance
up to the amount of the initial deposit. If such account is not replenished within thirty-days
(30) after the applicant is notified, in writing, of the requirements for such additional deposit,
the City may suspend its review of the application. An application shall be deemed
incomplete if any amount shall be outstanding. A building permit or Certificate of Use and
Certificate of Occupancy shall not be issued unless all professional review fees charged
in connection with the applicant's project have been reimbursed to the City. Once all
pertinent charges have been paid, the City shall refund to the Applicant any funds
remaining on deposit.
8. The Applicant shall furnish payment and performance bond in an amount determined by
the Building Official to ensure Applicant's performance of public improvements required
pursuant to site plan approval and in accordance with recommendations of the Building
Official after review of construction plans submitted based on development approval
granted herein. Any such bond shall be issued by a surety having a minimum rating of A-
1 in the Best's Key Rating Guide, Property/Casualty Edition, shall be subject to the
approval of the City, and shall provide that "this bond may not be cancelled or allowed to
lapse until 30 days after receipt by the City, by certified mail, return receipt requested, of
written notice from the issuer of the bond of intent to cancel or not to renew". As
improvements are made the City, within its discretion, may reduce or eliminate the bond
amount. These rights reserved by the City with respect' to any construction bond
established pursuant to this section are in addition to all other rights and remedies the City
may have under this Resolution, in law or in equity.
Other Conditions:
9. That the Applicant obtains a Certificate of Occupancy and a Certificate of Use from the
City upon compliance with all terms and conditions. The Certificate of Occupancy and
Certificate of Use shall be subject to cancellation upon violation of any of the conditions.
10. That the approved modified site plan shall remain valid for a period of 24-months from the
date of approval. If no building permit is issued within the 24-month time period, the
modified site plan shall be considered null and void and of no force and effect.
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11. That the Applicant complies with all City Ordinances, County, State and Federal Laws and
Regulations applicable to development and permit approvals.
(END)
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CITY OF SUNNY ISLES BEACH FROM PAGE 3NE proposed site of the hotel. projected public benefit for
NOTICE OF ZONING HEARING I am very skeptical about the first year is about$4.8
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NOTICE IS HEREBY GIVEN that a public hearing will be studies in general." million.be held by the City Commission of This projection for an-
the City of Sunny Isles Beach,Florida,in the David P.Samson Commission Chambers,Sunny PUBLIC BENEFITS nual dollars to the city
Isles Beach Government Center,18070 Collins Avenue,Sunny Isles Beach,Florida on Thursday, Both proponents and the increases to about$10.1 •
March 17 2016 at 6:30 p.m.,to consider the following Zoning application: But even some Beach opponents have thrown million by the hotel's fifth
Application: 17550 Collins Avenue,LLC("Applicant") business owners say the around misleading num- year of operation,$13.8
Project Name: 17550 Collins Avenue Site Plan Revision new hotel will inevitably bers for how much money million in year 30 and$25
Location: 17550 Collins Avenue create congestion—day the hotel is projected to million in year 60.This
Public Hearing 6: PZ2016-01 trippers,alternative trans- bring in on a yearly basis, assumes certain revenue
Summary: portation or not presenting low and high hurdles are cleared each
The Applicant is seeking a site plan modification of an approved site plan.Specifically,the "These people still need figures that suit their goals. year.
modification includes a reduction of the tower width,an increase of the west tower setbacks, to come out though[In- Mailers and television "When I heard that
an improved design of the west tower elevation,and an increase of 493 square feet of Floor terstate]95 and the Vene- ads backed by Portman we're going to get$25
Area Ratio(FAR)for a not to exceed amount of 127,381 square feet of FAR The Applicant tian[Causeway]and they and the Greater Miami million for projects in Mia-
is also seeking a waiver to place the temporary construction fence along the Collins Avenue need to get there,"said Convention and Visitors mi Beach,I thought that
property line. Nicola Meyer,vice presi- Bureau imply Miami Beach was a great idea,"said
Requests: dent of revenue and dis- will receive an average of Tom Richerson,a resident
tribution at family-owned $24.6 million in public and commercial real estate
. I. Pursuant to Section 265-18 of the City of Sunny Isles Beach Land Development South Beach boutique benefits a year from the developer."But when I
Regulations,the Applicant is requesting a site plan modification of an approved site plan hotels Circa 39 and The lease.That's true,but only went and looked into the
pursuant to Zoning Resolution No.15-Z-154 adopted on July le,2015. Palms Hotel and Spa. in that it is an average of numbers,it doesn't quite
2. Pursuant to Section 265-63.3(E)of the City of Sunny Isles Beach Land Development "Imagine there is a huge lease payments and taxes add up."
Regulations,the Applicant is requesting a waiver to place the temporary construction convention and everyone over the course of the 99 Currently,the land pro-
fence along the Collins Avenue property line. wants to see the Wynwood years. posed for the hotel has a
The plans reviewed are on file,and maybe examined,in the City Clerk's Office and are entitled district,they will still go By the same token,sev- small city office building
"Aurora Site Plan Revision",prepared by Revuelta Architecture International stamped date there somehow,they will eral lower figures are being designed by Art Deco pro-
received February 29,2016 consisting of 26 sheets. Plans are subject to revisions based cause traffic somehow." shared by local activists on neer Henry Hohauser,a
comments provided by staff of the City of Sunny Isles Beach.Plans are subject to modification. Other business owners social media. back room of the Fillmore
are more skeptical of mak- The city's financial aria- and a parking lot that gen-
Legal:All that portion of Tract 4 of the subdivision of Government Lot 6 Section 2 Township 52 South ing traffic a central issue, lysis shows rent payments erases$263,700 annually
Range 42 East and Government Lots 1,2,4 and portions of Government Lots 5 and 6 Section 11 Township saying the congestion is totaling$418,557 after the for the city.
52 South Range 42 East as recorded in Nat Book 10 at Page 64 of the Public Records of Miami-Dade
County,Florida,more particularly described as follows to wit: part of a larger issue that hotel's first year in oper- Should the 99-year lease
That portion of the East 200 Feet of Tract 4 of subdivision Government Lot 6 Section 2 Township 52 does not play directly into ation,2018.That's a com- be approved,Portman
South Range 42 East and Government Lots 1,2,4 and portions of Government Lou 5 and 6 Section the convention center bination of a minimum would use$400 million of
11 Township 52 South Range 42 East as recorded in Plat Book 10 at Page 64 of the Public Records of hotel. rent and variable rent, private financing to build
Miami-Dade County,Florida,lying immediately West of and adjacent to the West right-of-way line of "That hotel is going to depending on revenues. the hotel.No public sub-
State Road A-I-A as shown by plat thereof recorded in Plat Book 45 at Page 39 of the Public Records of generate traffic,yes,but is The first three years that sidy would contribute to
Dade County,Florida,said East 200 feet being measured at right angles to the West right-of-way line of it generating more traffic are considered a`warm- this.The project would
said State Road A-1-A;EXCEPT the North 300 feet of said Tract 4 measured at right angles to the North that there is now?I don't up"period for the new have to clear one of the
line of said Tract 4 AND ALSO EXCEPT the Southl85 feet of said Tract 4 measured at right angles to the think so,"said Mike Palma, hotel as new convention city's land use boards,the
South line of said Tract 4.(The North 75 Feet of the South 185 feet of the East 200 feet of said Tract 4, executive vice president business is projected to Design Review Board,
lying immediately Wes of State RoadA-1-A has been deeded as an easement for road purposes,said deed and managing partner for come in.The Beach would before shovels hit the
being recorded in the Public Records of Dade County,Florida,under Clerk's File No.2130903.)it being the Clevelander South receive a minimum fixed ground.
intended to demise all of Lot 5-A together with all the land contiguous and adjacent thereto South of said Beach Hotel on Ocean rent or 2.5 percent of the This article includes rdm-
Lot 5-A up to the North line of the 75 foot easement as shown on the plat attached hereto. P
In-
Size of Property: 0.99 acres(43,l98 sq.ft.) Hotel and Essex House gross operating revenues, ments from the Public In-
Hotel on Collins Avenue. whichever is greater.In sight Network,an online
Zone: B-1 Neighborhood Business Other residents are wary years four through seven, community of people who
All persons are invited to appear at this meeting or be represented by an agent,or to express their views of any new development at that minimum rent is set have agreed to share their
in writing addressed to the City Clerk,City of Sunny Isles Beach,18070 Collins Avenue,Sunny Isles all because of the present around$1.5 million annual- insights with the Miami
Beach,Florida,33160.The courts have ruled that it is improper to contact a City Commission member morass of cars that can ly and goes up slightly each Herald and WLRN.Become
individually,either orally or in writing about any zoning applications.Maps and other data pertaining clog the island any day. year. a source at
to these applications are available for public inspection during normal business hours in City Hall.Any "It's anybody's guess When that figure is add- MiamiHerald.com/insight.
zoning hearing may be continued at this meeting and under such circumstances,additional legal notice what the traffic is going to ed to the taxes that would
would not be provided.Any persons wishing to speak at a public hearing should register with the City be like—it's already bad," have to be paid by Port- Joey Flechas:305-376-3602,
Clerk prior to that item being heard.Inquiries regarding the item may be directed to the City Clerk at said Jane Losson,who lives man,such as hotel bed @jocJiech
(305)792-1703.Please refer to the hearing number when making an inquiry.If a person decides to
appeal any decision made by the City Commission with respect to any matter considered at such meeting two blocks away from the taxes and resort taxes,the
' or hearing,they will need a record of the proceedings and,for such purpose,may need to ensure that ,.,
a verbatim record of the proceedings is made,which record includes the testimony and evidence upon Service is open on Sunday, . _
OR CUSTOMER SERVICE
which the appeal is to be based.This notice does not constitute consent by the City for introduction or you can get to work on Monday. VIISIT US AT:
admission of otherwise inadmissible or irrelevant evidence,nor does it authorize challenges or appeals
not otherwise allowed by law.In accordance with the Americans with Disabilities Act,all persons who are _ww.miamiherald.com/service.
disabled and who need special accommodations to participate in this meeting because of that disability SOUTH M OTO RS kg-
should 1
contact the City Manager at 305-947-0606,no later than 48 hours prior to the proceeding. _ 'lili grill iicr110
PUBLIC HEARING APPLICATION REcEIvED
4.0
PZ: I bl
Hear ng# —0'
:
Datt Received FEB 5 2016
Foli)Number 31-2211-004-0320
•4-e. F L 0 -
PLANNING & ZONING DEPT
sus
City of Sunny Isles Beach,FL
1. Proposed Project Name: Aurora - _ es
2. Name of Applicant 17550 Collins Avernie,LLC
a. If applicant is the owner,give name exactly as-recorded on deed.
b. If applicant is'lessee,attach copy of valid lease of one(-I)year or more and Property
Owners Sworn-to-Consent.
C lf applicant is a corpofdtion,partnership,limited partnership or trustee,a separate
Disclosure of Interest form must be completed.
3. Applicant Mailing-Address. 1135 Kane Concourse,6th Floor
City Bay Harbor Islands _ State FL Zip 33154
Tel.#(during-working-hours) - - Other - - -
4. Name of Property Owner 17550_Colliris Avenue,LLC
_ _
Mailing Address 1135 Kane Concourse,6thFloor
City Bay Harbor Islands State FL Zip 33154
Tel.#(during working hOurS) Other
5. Contact Person Ethan WaSSerinan,Esq. _
Mailing Address c/o Greenberg Tr-al:dig, P.A“333 SE 2nd AVenue, Suite 4400
City Miami State FL Zip 33131
Tel.#(during working hours) '305-579-0784 Other
4. LEGAL DESCRIPTION OF THE PROPERTY COVERED BY THE
APPLICATION
a.if subdivided„provide lot,block,complete name of subdivision, platbook and
page number.
b.if metes and bounds description, provide complete legal description(including
section,township and range).
c.if separate request apply to different provide the legal description of
each area covered by.a separate request.
&attach a separate,typed sheet if necessary. Verify the legal description is
correct.
See Exhibit '10-attached.
5. Address or location of subject property:
17550 Coiling Ave.,Sunny ISles Beach,-FL 33160‘2867
6. Size of property: 43,198 ft. x ft. acres 0.99
City of Sunny Isles Beach Community Development Department
7. Date subject property acquired or leased❑ 30 day of March 2015
term of lease years/months.
8. Does property owner own contiguous property to the subject property?If so,give
complete legal description of entire contiguous property. (If lengthy,please type on a sheet
labeled"Contiguous Property".
N/A
9. Is there an option to purchase for lease❑the subject property or property
contiguous thereto?
❑ Yes or No
If yes,who are the potential purchasers or lessees?(Complete section of Disclosure of
Interest form also).
10. Present zoning classification(s): B-1
11. REQUEST(S)COVERED UNDER THIS APPLICATION:
Please check the appropriate box and give_a brief description of the nature
of the request in the space prfovided;.
❑ Comprehensive Plan Amendment
❑ District Boundary Change(s)
XSite Plan Approval
❑Conditional Use
❑ Variance
o Plat Approval
❑Transfer Development Rights
❑ Vested Rights
o Appeals - -
X Other: Modification of Approved Site Plan (Resolution#i 15-Z-154)
1 2. H a s a public hearing been held on this property within the last year and a half? f yes.o no
If yes, applicants name 17550 Collins Avenue,LLC
Date of hearing July 16,:2015
Nature of hearing Site Plan Application _
Decision of hearing Approved
Resolution# 15=Z=154
City of Sunny Isles.Beach Community Development Department
1
13. Is this hearing being requested as a result of violation notice?o yes X no
If yes,give name to which violation notice was served
Nature of violation
14. Are there any existing structures on the property? yes o no
If yes, briefly describe
Dennys Restaurant- 8,533 square feet per survey
15. Is there any existing use on the property? ac yes o no
If Yes, what is the use and when was it established?Use
Restaurant - --
Established Prior to City's incorporation
City of Sunny Wes Beach Community Development Department
•
•
'EXHIBIT "A"
Legal Description
All that portion of Tract 4 of the subdivision Of Government Lot'6 Section 2 Township 52 South
Range 42 East and Government Lots 1, 2, 4 and portions of Government Lots 5 and 6 Section 11
Township.52 South Range 42 East as.recorded in Plat Book 10 at page 64 of the Public Records of
Miami-Dade County,Florida,more particularly described as follows;to wit:
That portion of the East ZOO feet of Tract 4 ofsubdivision of Government Lot 6 Section 2 Township
52 South Range 42 East and Government Lots 1, 2 4 and portions of Government Lots 5 and '6
Section 11 Township 52
South Range 42 East as recorded in Plat Book I0 at page 64 of the Public Records of Miami-Dade
County,Florida, lying immediately West of and adjacent to the West rightof-way tine of State Road
A-1-A as shown by plat thereof recorded in Plat Book 45 at page 39 of the Public Records of Miami-
Dade County,Florida,said East 200 feet being measured at right
angles to the West right-of-way line of State Road:A-1-A,EXCEPT the
North 300 feet of said Tract 4 measured at right angles to the North line of said Tract 4 AND ALSO
EXCEPT the South 185 feet of said Tract 4 measured at right angles to the South line of said Tract 4.
(The North 75 feet of the South 185 feet of the East 200 feet of said Tract.4'lying immediately West of
State Road A-l-A has been deeded as an easement for road purposes,said deed being recorded in the
Public Records of Miami-Dade County, Florida, under Clerk's File No 2130903). It being intended
to demise all of Lot 5-A together with all the land contiguous and adjacent thereto south of said Lot
5-A up to the north line of the 75"foot easement as shown on the plat attached hereto.
Also Known As
A portion of Tract 4 of Tatum's Ocean Park Subdivision as recorded In Plat Book 10,Page 64,of the
Public Records of Dade County,Florida,being more particularly described as follows:
Commence at the intersection of the South line of said Tract 4 with the center line of State Road
AlA, as shown by;Plat thereof recorded in Plat Book 43, Page 39, of the Public Records of Dade
County,Florida,Thence run.West along the South line of Said_Tract 4,for 50.28_feetto,the West _
right-of-way line of State Road AlA;Thence run 6 degrees 0 '20"E along said right-of-way line for
186.06 feet to the North right-of-way line of N:E. 175th Terrace, said point being the Point of
Beginning;Thence continue N 6 degrees 06'20"E along said right-of-way line for 215.56,feet;
Thence run due West for 201:64 feet; Thence run S 6 degrees 06'20" W for 215.56 feet to the North.
right-ofway line of N.E.175th Terrace;Thence run due?East along said right-of-way for 201.14 feet
to the Point ofBeginning:.
OWNERS-HIP AFFIDAVIT
FOR LIMITED LIABILITY COMPANY
STATE OF -Fiorida NEW WOP-1c Public Hearing NO.
COUNTY COtNTYOF P44.91.4-444ite tig_s
Before me,.the undersigned authority,personally appeared _
hereinafter the Affiant(s),Who being first duly sworn by me,On oath,deli-OS-es ad says:
I. Affiant is-the manager,or managing Member of the 17550 Collins Avenue,J.A..0
_ _ _ a Florida limitedLiabflity Company with the following
address:
1135 Kane Concourse,'6th Floor,Bay Harbor Islands, FL 33154
2. the Limited Liability Company owns or teak(cirele,Ono)the property,which is the
stibject.of the proposed hearing.
3. The subject property is legally described as:
See Exhibit"A"artathed. -
4 tfiant is legally authorized to file this application for puhlic,hearing:
5: -Affiant understands this afliClay,it is subject to the penalties of law for perjury and the
pOsSibility of voiding of any.zoning granted at publicilearing.
6. Affiant understands that the matters attached to and made part of the application are
honest and true to the bot.ofpay knowledge and belief.1 understand this application must
be complete and accurate 'ore the application can be subMitted,afidthe hearing
adVertizd.
Witnesses'.
Sign urq Afflant's Siunature
V(a t i,t 5 (O'b k-- d)A Zu AS
Print Narne
-1"-'411T" '7 4.
1
Print Name •
$Worn to and subscribed before me on the :4 day of February ,20 16 ,
Affiant is personally known to me or has produced OltiVER Lie .57.47E OF f 02/Pus
Identification. a
• ,
N tuyMNApg11:1NOMOVAYA
Commission Expires:432/Z'14 20/, Notary Public State of New York
No.01G063.01188
qualified in Kings,County
My Commission Expires April 14,20 //
City of Suntly Isles'Beath Community Development Department
1
DISCLOSURE;OF INTEREST
If the property which is the subject of the application is owned or leased by a CORPORATION,
list the principal stockholders and principal officers or stockholders:consist of another corporation
(s), trustee (s), partnership(s) or other,similar entities, further disclosures shall be required which
disclosures the identity of the individual(s)(natural persons:having the ultimate ownership interest
in the.aforementioned entity).
Corporation Name
Name,Address.and Office Percentage of Stock
If the property which is the subject of the application is owned or leased by a LIMITED
LIABILITY COMPANY list the members or stockholders consist of another corporation (s);
trustee (s), partnership (s) or other similar entities, further disclosures shall be required which
disclosures the identity of the individual(s)(natural persons having the ultimate ownership interest
in the aforementioned entity).
1.75.5. 0 Collins Avenue,LLC
LLC Name
Name;Address and Office Percentage of Stock
Liubov Temkina- 1450:Brickell Avenue, 50%
12th Floor,Miatni,lFlorida-33131
Romen Lyabikhoy- Box 3469, Road Town, 50%
Tortola,British Virgin.Islands _
City of Sunny Isles Beach wWL_ Community Development Department
If the property,which is the subject of the application, is owned or leased by a TRUSTEE, list the
beneficiaries of the trust and the percentage of interest held by each. {Note: where the beneficiary
(s) consist of corporation (s), another trust (s), partnership (s) or other similar entities, further
disclosure shall be required which disclosures the identity of the individual (s), (natural persons)
having the ultimate ownership,interest in the aforementioned entity}.
Trust Name
Name and Address Percentage of Interest
if the property, which is the subject of the application, is owned or lease by a PARNERTSHIP or
LIMITED PARTNERSHIP, list the principals of the partnership, including general and limited
partners. {Note; where the other similar entities; further disclosures shall be required which
disclosures the identity of the individual(s)(natural person) having the ultimate ownership interest
in the aforementioned entity}.
PARTNERSHIP OR LIMITED PARTNERSHIP NAME
NAME AND ADDRESS PERCENTAGE OF OWNERSHIP
If there is a CONTRACT FOR PURCHASE, whether contingent on this application or not and
whether a.Corporation, Trustee or Partnership list the names of the contract purchasers below,
including the principal officers,stockholders, beneficiaries or partners. {Note;where the principal
officers,stockholders, beneficiaries or partners consist of another corporation,trust, partnership or
other similar entities, further disclosure shall be required which discloses the identity of the
individual(s)(natural persons)having the ultimate ownership interest in the aforementioned entity).
NAME
City of Sunny Isles Beach Community Development Department
NAME,ADDRESS•AND_OFFICE(if applicable) Percentage of_Interest
•
Date of Contract:
If any contingency clause or contract terms involve additional.parties, list all individuals or officers,
if a corporation,partnership or trust.
For;any changes of ownership or changes in contracts for purchase subsequent to the date of the
application,.but prior to the date of final public hearing,a supplemental disclosure of interest shall
be filed.
The above is a full disclosure of all parties of interestnahe application to th ' -St of my knowledge
and:bclief.
t
Signature: ✓ .
(Applicant)
-Swornrto and subscribed before me,
4 This `1 day of •February ,20 16
- — - - - — - ANNA GORODOVAYA - -
• Notary Public-State of New York
Notary Publi','Statc .. rr'ro .Tl ,b NEW Yo2 No.01GO6301188
Qualified in Kings.County
APRIL 'y, 2 1 My Commission Expires April 14;20�f
My Commission Expires: i
* Disclosure Ai-alit-tot be required of any entity; the equity interest is which are regularly traded On
an established securities market in.the United States or other country;or any entity, the ownership
interest of which are held iii a limited partnership,consisting of more.than 5,000 separate interest
and where no one person or entity holds more than a total of 5% of the-ownership interest iii the
limitcel partnership.
Public Hearing No: -
City of Sunny Isles Beach Coinniunity Developtnciit Department
RESPONSIBILITIES.Of THE'APPLICANT
PLEASE READ CAREFULLY BEFORE-SIGNING
Ithereby•acknoWledge that I aM,aWare of the preInninary review of plans of the proposed project by
the Department of Environmental Protection (DEP)" -and/or the Department of Environmental
Resthrrces'Management(DERM);the Florida Department of Iran-spoliation(FDOT). In addition,
the Miami Dad County Fire Department(MDFD);:for the staging area of the proposed project along
with tkieMiathi..-Dade.County Biscayne hay Shoreline Development Review Committee will review
and comment for approval all development applications. These comments sometimes include
requirements for an additional .public hearing before (DERM) and the Environmental Quality
Cond.-610.prd,(EQCB)in the preparation and execution of agreements to,rnii with the land which
arc recOrded, brior to obtaining a Ithilding,perniit.
:understand that is my responsibilities as the applicant or applicants representative to promptly
follow through -with the compliance of DEP, DERM, MDFD, and for Florida Department of
Transportation FDOT requirements or to advise this.orliee in writing if the application will not go,
forward and may he considered i,Vithdrawn. Contact with the above-mentioned agencies is.advised
during the hearing process.
•
Permit requirements I also understand that the Florida Building.Code, D'OF;DPW,MDFD,,,and
/or Florida Department of Transportation FDOT may contain requirements that affect my ability to
obtain a required building permit for my project,exert lif the zoning application is apptdved-atpublic
hearing._I am aware that a Building Permit is required for all construction and that I arn responsible
for Obtaining the required permit,_all required inspections,the Certifteate6f Use and Occupancy or
Certificate of Completion for any and all structures and additions Whether proposed or existing
Without permits. Additionally I am aware.a Certificate of Use and Occupancy Mast be obtained for
the use of the prOperty,if approved at a Zoning Hearing and that railurelo obtain the required permits
and/or Certificates of COOPletion, Use and Occupancy will result in the initiation of enforcemeth
action against the occupant and owner. I further understand that submittal Of Zoning Hearing
application will not iiteessary fhrestall enforcement action-against the oeoperty.-
'Fees: I thidc-stand that thellearing fees paid at the time of filing [hay-hot be the t cost of the
-
hearing and that ITAII be-adViS-ed-of anTother-fees-that-can-be-aasocifited- • ic hearing .- - -
application.
k
• S I gtWil tP
V.PALWAS rA3?A MI-7•T
Print-Milne
Notary: Sworn to and sUbStribed before me this day of February _ -, 2016
• _ „ '
ANNA bOROPOYAYA
/
Notary Public-State of New York
- - -
Notary Pub -State 4f--f-143400 -Ate..44( No.01G06301188
Qualified in Kings county
My Corbillisian Expires April 14._20
My commission expires 4,ORiL 2o/s
• -
ADVERTISEMENT AND MAILING REQUIREMENTS
— -
City Of Stinny Isles Beach Community DeVelOpment Department
•
Please be informed that there are two more steps that need to be taken by you prior to the
public hearing to be heard.
*First you need to submit the legal description of the property to a firm that compiles the
name and address from the County tax record of all property owners within 300 feet radius
of the subject property being heard by the City Commission.
Exceptions: The City will notify and solicit comments from adjacent jurisdictions and the
School Board of any request for land use amendments, variances, conditional uses or site
plan approvals which impact property•within.500 feet of a public school or within 500 feet
of the boundaries of an adjacent jurisdiction is to be serve as per the Intergovernmental
Coordination Element(ICE) Objective 4 of the Comprehensive Master Plan.
You can choose a firm from the list provided below or use another firm. The following are
the names of several companies that you may want to use to obtain the required mailing
labels and accompanying maps, legal description and certified letter. The City of'Sunny
Isles Beach does not claim responsibility for the accuracy or timely acquisition of the
information provide by these companies.
Carlos J. Madariaga Ray Hunt
Property Owners Florida Real Estate
Data Research Decisions, Inc.
Ph (305)207-1412 Ph (305)757-6884
Consuelo M. Quintana Hal Lieberman
Real Estate Data Researcher Logear Mailing
1111 S.W.;11th Avenue Ph (305)895-2492
Ph: (305) 858-2287 Fx: (305)859=2439
*After you receive the names of the property owners, the public hearing advertisement
needs to be mailed: The City will provide a copy of the advertisement and-envelopes-for
mailing. The applicant makes the necessary number of copies of the advertisement as
required per number of mailing labels. The copies and envelopes are then mailed out. We
have found that it is more cost efficient for the applicant to use a mailing house because
' they use bulk mail. The cost associated with getting the names of the owners and the use.of
the mailing house service are paid directly to the respective companies. All these steps need.
to be done at least 10 days prior to the public hearing date.; If you have, any questions
contact our office at (305) 792-171.0_ The following is the name of the mailing company
that you may want to use, however the applicant can mail their own public hearing notice
or use another mailing company.
City of Sunny Isles Beach Community Development Department
AFFIDAVIT FOR MAILING NOTICES
HEARING NUMBER
NAME OF APPLICATION 17550 Collins.Avenue _
I THE UNDERSIGNED INDIVIDUAL, DO HEREBY AFFIRM THAT ON THE DATE
REFERENCED BELOW, THE NOTICES FOR THE AFOREMENTIONED PUBLIC
HEARING NUMBER WERE RECEIVED FROM THE APPLICANT OR
REPRESENTATIVE OF ABOVE:MENTIONED HEARING. SAID NOTICES WERE
POSTEMARKED AND MAILED THROUGH THE,U.S.POSTAL SERVICE
c �
.0Z D ( 2fl
SIGNATURE DATE
City of Sunny Isles Beach Community Development Department
• L!i Greenber Trauri.
Ethan B.Wasserman
Tel.305.579.0784
Fax 905:579.0717
wassermane@gtlaw.com
gtlaw.com
March 1, 2016
VIA HAND DELIVERY - -
RECEIVED •
Ms. Claudia Hasbun
Planning and Zoning Administrator
City of Sunny Isles Beach FEB .2.9 .2016
18070 Collins Avenue, 3 floor p-�
Sunny Isles Beach,Florida 33160 i - l k —Dl
PLANNING &ZONING DEPT
Re: 17550 Collins Avenue("Property") City of Sunny Isles Beach,FL
Miami-Dade County Folio No. 31-2211-004-0320 -
Modification of Site Plan Approval,Resolution No. 15-Z-154 (the"Resolution")
Dear Ms. Hasbun:
This firm represents 17550 Collins Avenue; LLC (the "Applicant"), in connection with
certain land use and zoning matters in :Sunny Isles Beach, Florida ("City"). On behalf of the
Applicant, we respectfully submit this Letter of Intent in connection with the enclosed Public
Hearing Application ("Application") to modify that certain site plan approved by the City
Commission on July 16, 2015 pursuant to the Resolution and to request a waiver to place the
temporary construction fence along the Collins Avenue property line. The Resolution permits the
development of the Property with a new mixed-use residential project containing sixty-one (61)
residential units, 5,721 square feet of commercial office space and, a Mikva (collectively, the
"Project").
I. Project History:
The Property is currently improved with an 8,533 square foot Denny's restaurant and sixty-
five (65) surface parking spaces. The Property has two (2) vehicular access points along Collins
Avenue and one (1) on 175th Terrace. The Applicant originally proposed to (re)develop the Property
with a stunning mixed-use project containing 165,538 square-feet of floor area ("FAR"), seventy
seven (77) residential units and a ground floor restaurant (the "Original Project"). The Original
Project included a request for 38,104 square feet of Transferable Development Rights ("TDR"),
in"clusive;of"six(6)dwelling units.
On May 21, 2015, the City Commission reviewed the Original Project and, although
generally impressed with the design, expressed concerns with the Applicant's request for TDRs. In
light of several:comments made by the City Commission and the public, the Applicant submitted a
revised application which did not include any TDRs, reduced density by sixteen (16) units, reduced
the size of the Original Project by 38,650 square feet, and fully complied with the City's Code of
Ordinances ("Code"), including, but not limited to setbacks, lot coverage, density, FAR, height and
parking; in other words,from a zoning perspective, the Project is"As of Right".
On July 16, 2015, the'City Commission approved the Applicant's revised proposal to
(re)develop the Property with a mixed-use seventeen (17) story residential condominium consisting
of sixty-one:(61) residential units and 5,721 square feet Of ground floor commercial space:for a total
1
MIA 185101211v7
GREENBERG TRAURIG.P.A. • ATTORNEYS AT LAW • WWW.GTLAW.COM
333 S 2nd Avenue a Suite 4400 • Miami.FL 33131-3238 n Tel 305.579.0500 • Fax 305 5790717
of 126,887 square feet of FAR (the "Project"). The Project had, full support from the neighboring
King David Condominium Association.
II. Modification:
After value-engineering the Project, including alignment of the structural members
supporting the building,Applicant proposes several minor modifications to the Project, primarily to
the tower component of the structure. Note, the Project's density, height, lot coverage, landscaped
open space and parking remain unchanged. The Project's FAR is Slightly increased by 496 square
feet or three-tenths of 1% (0.3%), but the FAR remains "-As of Right". From a design perspective,
the Applicant is introducing decorative eyebrows on all levels, as well as daylight cut-outs on the
western facade (breaking up the stairwell column).
The general shape of the tower floor plates are minimally revised in a positive fashion.
Essentially, the revised design results in an increase in the minimum, maximum and average distance
between the proposed tower and the King David tower. Not only will the new design offer increased
tower spacing, but the width of the tower is also reduced by 5' (from-199'-11" to 194'-l0''). The
shortened building width will greatly enhance King David's ocean views. Again, the overall
building remains substantially unchanged, but the modification allows for a more efficient building
design.
Lastly,the Applicant respectfully requests a Waiver pursuant to Section 265-63.3(E) to place
the temporary construction fence along the Collins Avenue property line. Given the size and shape of
the Property and podium structure, the requested waiver will greatly enhance the efficiency and
utilization of the Property during construction.
III. Conclusion:
The proposed modification will allow the Applicant to improve the design of the tower floor
plates and enhance the structural efficiency of the building. Additionally, the revised proposal will
improve the relationship between the King David tower by opening the North view corridor and
increase the distance between the two towers. As these changes are extremely minor in nature and
result in a positive redesign, we respectfully request your favorable review and recommendation of
the Application. In the event you have any questions or require anything further, please do not
hesitate to contact me at 305-579-0784.
Thank you in advance and we look forward to working with.you on this Project.
Sincerely,
Greenberg Traurig, P.A.
Efhan B.-Wasserman,Esq.
cc: 17550 Collins:Avenue,LLC
2
M/A 185101211x7
r - -
GREENBERG TRAURIG,P.A. o ATTORNEYS AT LAW WWWGTLAW.COM
S,)NgY 's:Ff City of Sunny Isles Beach
ti ��ii 18070 Collins Avenue
"i- = Z Sunny Isles Beach, Florida 33160
is
i ;\°P,�F• (305)947-0606 City Hall
p'''r o, s,,, 10° (305)949-3113 Fax
MEMORANDUM
TO: The Honorable Mayor and City Commission
VIA: Christopher J. Russo, City Manager
FROM: Claudia Hasbun, Planning and Zoning Administrator
DATE: 3/17/2016
17550 Collins Avenue, LLC.
RE: Aurora Condominium
Site Plan Revision Application
PZ2016-01
RECOMMENDATION:
Staff is submitting this application for consideration by the City
Commission.
REASONS:
The Applicant is seeking a site plan modification of an approved site
plan. The Applicant is requesting the following: (1) a reduction of the
tower width from 199 feet and 11 inches to 194 feet and 10 inches; (2)
a minimal increase of the west tower setbacks from 58 feet and 5
inches to 59 feet and 2 inches; (3) a minimal increase in the Floor Area
Ratio (FAR) from 126,887 square feet of FAR to 127,383 square feet
of FAR; and (4) an improved design of the west tower elevation.
Additionally, the Applicant is requesting approval of the construction
fence setback waiver.
Staff and consultants have reviewed the modified site plan. Based on
the review, the application is consistent with the City's Comprehensive
Plan and Land Development Regulations. Staff notes that the proposed
modifications are considered minimal, however, since the modifications
includes changes to setbacks, slight FAR increase, and exterior design
23
1
element, Staff could not have evaluated the proposal as a minor
(administrative) modification. Staff does not have any objection to the
construction fence waiver request.
In addition, the Applicant is not requesting any variances. If approved,
the site plan modification is subject to all conditions stipulated under the
Staff report.
ATTACHMENTS:
Description
Staff Report
Zoning Notice
Public Hearing Application
Letter of Intent
Item Number: 6.A.
24
Project
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Owner Information
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Design by
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Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
11/21/2015
#CAD Technician Given Name
BP
AS SHOWN
1431
COVER
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
AURORA
17550 COLLINS AVENUE
SUNNY ISLES BEACH, FL 33160
SITE PLAN REVISION
FEBRUARY 5, 2016
VERZASCA GROUP
PREPARED BY REVUELTA ARCHITECTURE INTERNATIONAL
Project
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Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
11/21/2015
#CAD Technician Given Name
BP
AS SHOWN
1431
COVER
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
INDEX
Z- ZONING
Z-0 PROJECT DATA
Z-1 FLOOR PLANS
Z-4 ELEVATIONS
Z-5 SECTIONS
A-010
Z-001
Z-002
Z-003
Z-004
Z-005
Z-006
Z-007
Z-008
Z-009
Z-011
Z-012
Z-101
Z-102
Z-103
Z-104
Z-105
Z-106
Z-107
Z-108
Z-401
Z-402
Z-403
Z-404
Z-405
Z-406
Z-407
Z-408
COVER
AUTO TURN ANALYSIS
ZONING DATA
ZONING MAP
BUILDING DATA
SURVEY
TREE SURVEY
FEMA MAP
FAR
LOCATION MAP - 300'
SITE PLAN
BUILDING SEPARATION
TOWER FOOTPRINT
OVERLAY
GROUND LEVEL
LEVEL 2 - PARKING
LEVEL 3 - PARKING
LEVEL 4 - AMENITIES
LEVEL 5 THRU 15 - TYP.
LEVEL 16 - PENTHOUSE
ROOF
LEVEL 5 THRU 15 - TYP.
EAST ELEVATION
SOUTH ELEVATION
NORTH ELEVATION
WEST ELEVATION
SE PERSPECTIVE VIEW
DROP-OFF PERSPECTIVE
VIEW
NE PERSPECTIVE VIEW
EAST FACADE
L- LANDSCAPE
L100 - TREE DISPOSITION PLAN
L300 - MATERIALS GROUND LEVEL
L301 - MATERIALS AMENITY LEVEL
L600 - DETAILS GREEN WALL
L601 - DETAILS
L700 - PLANT SPECIFICATIONS
L701 - TREE & PALM PLANTING GROUND LEVEL
L702 - TREE & PALM PLANTING AMENITY LEVEL
L703 - UNDERSTORY PLANTING GROUND LEVEL
L704 - UNDERSTORY PLANTING AMENITY LEVEL
L705 - PLANTING DETAILS
L900 - LIGHTING GROUND LEVEL
L901 - LIGHTING AMENITY LEVEL
C- CIVIL
C200 - DRAINAGE PLAN
C300 - WATER AND SEWER PLAN
C400 - SIGNAGE AND STRIPING PLAN
C500 - DRAINAGE DETAILS
PH- LIGHTING
PH1 - PHOTOMETRIC STUDY
Project
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6
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Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
ZONING DATA
Z-001
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
REVISION
FEBRUARY 5, 2016
SF Acres
Lot Area 43,198 0.99 281,127.90
361,112.03
Flood Elevation
This property appears to be located in Flood Zone AE (EL 7), with a BFE of 7'-0" N.G.V.D.
Grade Level 5.41' (Crown of the road)
Zoning Classification B-1 - NEIGHBORHOOD BUSINESS -Sunny Isles Beach Code of Ordinance § 265-36
§ 265-36 FAR Allowable Approved New Proposed
E.(1)BASE 2 86,396 SF
E.(1)BONUS ALLOWANCES
(a)Enclosed parking 0.4
(b)Public parking 0.25
(c)Public streetscape 0.3
SUB TOTAL Bonus 0.95 41,038 SF
SUB TOTAL Base + Bonus 2.95
TOTAL Allowable FAR without TDRs 127,434 SF 126,887 SF 127,381 SF
30% TDR 0.8850 38,230 SF 0 0
Total Allowable FAR with TDRs 3.8350 165,664 SF
E.(2)DENSITY
E.(2)(a)BASE
25 units per net Acre 24
E.(3)(a)BONUS ALLOWANCES
1 D.U per acre for each 0.02 increase in FAR 47
TOTAL Allowable Density without TDRs 71 71
30% TDR 21
Total Allowable Density 92 92 61 61
E.(5)Lot Covergae Allowable Approved New Proposed
80%34,559 SF 30,353 SF 30,353 SF
E.(6)Setbacks Required Approved New Proposed
(a)Principal Frontage (Collins Avenue)
Minimum of 25 feet providing colonnade.
Minimum of 40 feet without providing 15 feet
colonnade.
25 Feet with 15 Feet colonnade at Ground
Level
25 Feet with 15 Feet colonnade at Ground
Level
(b)Rear Setback Minimum 5 feet. Balconies may encroach 4
feet.Minimum 5 feet Minimum 5 feet
(c)Side Setbacks Minimum 10'. Balconies may encroach 4'.10 feet 10 feet
E.(4)Maximum Height Allowable Approved New Proposed
Maximum Building Height - as of right 190 feet 190 feet 190 feet
E.(8)Landscaped open space Requirements Required Approved New Proposed
(a)20% of Lot Area Minimum 43,198 0.20 8,640 SF 13,357 SF 13,357 SF
(b)10' Easement towards Collins Ave.Provided, see Ground Floor Plan Provided, see Ground Floor Plan
Parking Space Requirements Units Required Approved New Proposed
Total Parking Spaces 135 135 135
Accessible Parking Spaces Spaces Provided Required Accessible Parking Spaces
101 to 150 5 55
Loading Berths (§ 265-46) Size
TOTAL 222
Sunny Isles Beach Code
of Ordinance § 265-46
Sunny Isles Beach Code
of Ordinance § 265-46
5
Residential - 1 per 0 to 100 Units [10'x25'x14'] 1 1 1
11Retail - 1 per 5,000 SF to 25,000 SF [10'x25'x14'] 1
(including Guest spaces + Accessible Spaces)
All that portion of Tract 4 of the subdivision of Government Lot 6 Section 2 Township 52 South Range 42 East and Government Lots 1, 2, 4 and portions of Government Lots 5 and 6 Section 11 Township 52 South Range 42
East as recorded in Plat Book 10 at Page 64 of the Public Records of Miami-Dade County, Florida, more particularly described as follows, to-wit:
That portion of the East 200 feet of Tract 4 of subdivision of Government Lot 6 Section 2 Township 52 South Range 42 East and Government Lots 1, 2, 4 and portions of Government Lots 5 and 6 Section 11 Township 52
South Range 42 East as recorded in Plat Book 10 at Page 64 of the Public Records of Miami-Dade County, Florida, lying immediately West of and adjacent to the West right-of-way line of State Road A-1-A as shown by plat
thereof recorded in Plat Book 45 at Page 39 of the Public Records of Dade County, Florida, said East 200 feet being measured at right angles to the West right-of-way line of said State Road A-1-A; EXCEPT the North 300
feet of said Tract 4 measured at right angles to the North line of said Tract 4 AND ALSO EXCEPT the South 185 feet of said Tract 4 measured at right angles to the South line of said Tract 4. (The North 75 feet of the South
185 feet of the East 200 feet of said Tract 4 lying immediately West of State Road A-1-A has been deeded as an easement for road purposes, said deed being recorded in the Public Records of Dade County, Florida, under
Clerk's File No. 2130903.) It being intended to demise all of Lot 5-A together with all the land contiguous and adjacent thereto South of said Lot 5-A up to the North line of the 75 foot easement as shown on the plat attached
hereto.
30
Commercial Parking - 1 for every 150 SF
of total area
46 x
Residential Guest parking - 5% of total
Residential parking places
150.0
Zoning Summary revuelta architecture international p.a.
17550 Collins Ave, Sunny Isles Beach, FL.33160
Legal Description
2.0
0.05
31 31
Residential - 1.5 per dwelling unit smaller
than 1800 SF
15 xResidential - 2 per dwelling unit bigger
than 1800 SF
104
31
1
1
2012 FACBC Table
208.2
104
4,560
69
5
1.5
1 ZONING SUMMARY
Project
VERZASCA GROUP
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2000 Biscayne Boulevard
Miami , FL 33137
#Client Phone Number
NO
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S
T
R
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T
I
O
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123456
123456
A
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33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
BUILDING DATA
Z-003
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
5,515
643 6,048 948 349 3,566 186 829
16 3 7,905 1,928 660 373 349 94 186 8,751
15 5 7,876 1,955 660 373 349 94 186 8,722
14 5 7,876 1,928 660 373 349 94 186 8,722
13 5 7,876 1,955 660 373 349 94 186 8,722
12 5 7,876 1,928 660 373 349 94 186 8,722
11 5 7,876 1,955 660 373 349 94 186 8,722
10 5 7,876 1,928 660 373 349 94 186 8,722
9 5 7,876 1,955 660 373 349 94 186 8,722
8 5 7,876 1,928 660 373 349 94 186 8,722
7 5 7,876 1,955 660 373 349 94 186 8,722
6 5 7,876 1,928 660 373 349 94 186 8,722
5 5 7,876 1,955 660 373 349 94 186 8,722
4 3 4,894 1,953 660 548 349 94 186 3,061 16,598 8,801
3 655 349 369 186 315 61 25,680 501
2 799 349 958 186 4,123 315 58 25,030 501
1 421 824 327 253,417 19,179 3,801 2,281 5,553 382 1,561 16 1,527 12,056
TOTALS 61 100,078 31,299 9,001 8,250 5,911 259,532 2,976 3,061 45,415 4,431 2,281 5,553 382 1,561 135 52,237 127,381
FAR NON FAR FAR NON FAR NON FAR NON FAR 2,976 FAR NON FAR FAR FAR FAR NON FAR NON FAR FAR
§ 265-46 PARKING COUNT PROPOSED
UNITS >1800SF 15 2/UNIT RESIDENTIAL 30
UNITS <1800SF 46 1.5/UNIT RESIDENTIAL 69
5% RES.GUEST 5
1/150 SF COMMERCIAL 31 31
PARKING SPACES - REQUIRED 135 135
BALC. AREA
SUBTOTAL
HORIZONTAL
CIRCULATION AMENITIES
# OF
UNITS
PER
FLOOR
RESIDENTIAL
MECHANICAL
ELECTRICAL &
TRASH
LOBBYSTAIRS
TOP OF ROOF
ROOF
FLOOR
NUMBER
Area Summary - 17550 COLLINS AVE.REVUELTA ARCHITECTURE INTERNATIONAL
PARKING AREAS
AREA AREA
FAR AREAS
NON FAR
BOH
(FCC,
VALET)
OPEN SPACE LOADING
ZONEFIRE LOBBY # OF
SPACES
RELIGIOUS
BATH
COMMERCIAL
+ BOH
104
FAR VS NON FAR
AMENITIES
COMMON AREASRESIDENTIAL AREAS
ELEVATORS
RESIDENTIAL
PARKING
GROUND LEVEL
Project
VERZASCA GROUP
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2000 Biscayne Boulevard
Miami , FL 33137
#Client Phone Number
NO
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FO
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CO
N
S
T
R
U
C
T
I
O
N
123456
123456
A
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BE
A
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,
FL
33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
FAR
A-007
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
FAR
LEVEL
GROUND LEVEL - LOBBY AND COMM.
LEVEL 2 - PARKING
LEVEL 3 - PARKING
LEVEL 4 - AMENITIES
LEVEL 5
LEVEL 6
LEVEL 7
LEVEL 8
LEVEL 9
LEVEL 10
LEVEL 11
LEVEL 12
LEVEL 13
LEVEL 14
LEVEL 15
LEVEL 16 - PH
ROOF
FAR COUNT
12,056
501
501
8,801
8,722
8,722
8,722
8,722
8,722
8,722
8,722
8,722
8,722
8,722
8,722
8,751
829
127,381 sq ft
1 2 3 4 5 6 7
8 9 10 11 12 14
15
1613
U
P
FAR: 6,577 sq ft
FAR: 5,479 sq ft
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
(
R
&
M
)
PROPERTY LINE 215.56' (R)
215.60 (M)
PROPERTY LINE 215.56 (R & M)
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
0
0
'
(
M
)
2
0
1
.
1
4
(
R
)
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
10' SETBACK
5' SETBACK
1
0
'
S
E
T
B
A
C
K
10' SETBACK
1
0
'
S
E
T
B
A
C
K
5' SETBACK
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
25' SETBACK
WITH COLONNADE
25' SETBACK
WITH COLONNADE
1
2
3
4
5
6
7
8
9
10
11
12
14
13
15
1617 31
19
28
29
30
32
3320
41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57
21 22 23 24 25 26 27 36 37 38
39
40
35
34
58
18
FAR: 186 sq ft
FAR:
186 sq ft
FAR:
129 sq ft
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
0
0
'
(
M
)
2
0
1
.
1
4
(
R
)
PROPERTY LINE 215.56' (R)
215.60 (M)
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
(
R
&
M
)
PROPERTY LINE 215.56 (R & M)
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
10' SETBACK
5' SETBACK
1
0
'
S
E
T
B
A
C
K
10' SETBACK
1
0
'
S
E
T
B
A
C
K
5' SETBACK
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
25' SETBACK
WITH COLONNADE
25' SETBACK
WITH COLONNADE
5' SETBACK
1
0
'
S
E
T
B
A
C
K
UP
1
2
3
4
5
6
7
8
9
10
11
12
14
13
15
1617 34
19
32
33
33
35
3620
44 45 46 47 48 49 50 51 52 53 54 55 56 57
25 26 27 28 29 30 31 39 40 41
42
43
38
37
61
18
21
23
24
58 59 60
FAR:
186 sq ft
FAR:
129 sq ft
FAR:
186 sq ft
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
0
0
'
(
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)
2
0
1
.
1
4
(
R
)
PROPERTY LINE 215.56' (R)
215.60 (M)
P
R
O
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L
I
N
E
2
0
1
.
1
4
'
(
R
&
M
)
PROPERTY LINE 215.56 (R & M)
FAR: 8,801 sq ft
PROPERTY LINE 215.99'
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
PROPERTY LINE 215.99
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
FAR: 8,722 sq ft
25' SETBACK
WITH COLONNADE
25' SETBACK
WITH COLONNADE
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
10' SETBACK
5' SETBACK
1
0
'
S
E
T
B
A
C
K
10' SETBACK
1
0
'
S
E
T
B
A
C
K
5' SETBACK
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
P
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R
T
Y
L
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N
E
2
0
1
.
1
4
'
25' SETBACK
WITH COLONNADE
25' SETBACK
WITH COLONNADE
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
10' SETBACK
5' SETBACK
1
0
'
S
E
T
B
A
C
K
10' SETBACK
1
0
'
S
E
T
B
A
C
K
5' SETBACK
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
FAR: 72 sq ft
FAR: 69 sq ft
FAR: 215 sq ft
FAR: 473 sq ft
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
PROPERTY LINE 215.99
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
FAR: 8,751 sq ft
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
SCALE: 1/32" = 1'-0"1 GROUND LEVEL - LOBBY AND COMM.SCALE: 1/32" = 1'-0"2 LEVEL 2 - PARKING
SCALE: 1/32" = 1'-0"3 LEVEL 3 - PARKING
SCALE: 1/32" = 1'-0"4 LEVEL 4 - AMENITIES
SCALE: 1/32" = 1'-0"5 LEVEL 5 THRU 15
SCALE: 1/32" = 1'-0"7 ROOF
SCALE: 1/32" = 1'-0"6 LEVEL 16 - PH
NOTE:
As per § 265-5. - Definitions.
FLOOR AREA — See "gross floor area."
GROSS FLOOR AREA (GFA) — The floor area measured from the exterior faces of the exterior walls, the exterior faces of supporting exterior columns for
any floor not enclosed by exterior walls, the center line of any party wall separating two buildings, or as measured from the exterior face of a projection, the
area of which is included in this definition; including, common corridors, trash rooms, common lobbies, and common rest rooms. This definition does not
include elevators, stairwells, meter rooms, required parking spaces within a parking garage, balconies and ancillary power equipment rooms.
Project
VERZASCA GROUP
Th
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2 /24
/20
1
6
2000 Biscayne Boulevard
Miami , FL 33137
#Client Phone Number
NO
T
FO
R
CO
N
S
T
R
U
C
T
I
O
N
123456
123456
A
B
C
D
A
B
C
D
17
5
5
0
CO
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AV
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5
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0
CO
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AV
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.
SU
N
N
Y
IS
L
E
S
BE
A
C
H
,
FL
33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
SITE PLAN
A-009
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
27 sq ft
11 sq ft
8
7
'
-
0
"
83
'
-
5
1/
2
"
83
'
-
5
1/
2
"
11
6
'
-
2
1/
2
"
51
'
-
1
0
1/
2
"
31
'
-
1
1
"
6'
-
0
"
6'
-
0
"
EL.+50'-0"DATUM
EL.+187'-0" DATUM
EL.+187'-0" DATUM
EL.+187'-0" DATUM
95
'
-
0
"
71
'
-
1
"
10'-1/2"195'-10 1/2"10'-0"
10
0
'
-
0
"
10
0
'
-
0
"
EL. +40'-3" DATUM
204' DATUM
199' DATUM
199' DATUM
204' DATUM
199' DATUM
187' DATUM
187' DATUM
187' DATUM
204' DATUM
GLASS AND ALUMINUM RAILING
WITH PVDF FINISH ALUMINUM
PAINT (TYP.)
RIGHT OF
WAY LINE
RIGHT OF WAY LINE
BACKFLOW
PREVENTORS
RESIDENTIAL
SIGN
COMMERCIAL
SIGN
RESIDENTIAL
SIGN
15' FROM PL
COMMERCIAL
PLAZA
RESIDENTIAL
ENTRANCE
& EXIT
RESIDENTIAL
EXIT
LANDSCAPE
L
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2' CONC. GUTTER 2' CONC. GUTTER
PENTHOUSE 1
ROOF TERRACE
PENTHOUSE 2
ROOF TERRACE
PENTHOUSE 3
ROOF TERRACE
COMMERCIAL PARKING
& SERVICE ENTRANCE
& EXIT
LANDSCAPE
AT LEVEL 4
POOL
POOL DECK
LANAI 1
TERRACE
LANDSCAPE
OPEN TO
COOLING
TOWERS
M
FROM
R.O.WFR
O
M
R .O .W
CABANAS
CABANAS
TERRACE
AT LEVEL 2
LANDSCAPE
AT LEVEL 4
LANDSCAPE
AT LEVEL 4
17'-1" DATUM
EXISTING
CURB CUT
EXISTING
CURB CUT
EXISTING
CURB CUT
EXISTING
CURB CUT
EXISTING
CURB CUT
OUTLINE OF APPROVED
BUILDING BALCONIES
STAIR
OPEN TO BELOW
WATER
FEATURE
PROPERTY LINE 215.56' (R)
215.60 (M)
PROPERTY LINE 215.56 (R & M)
40' SETBACK
100' SETBACK
10' SETBACK
5' SETBACK
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1
4
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(
R
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PROPERTY LINE 215.56' (R)
215.60 (M)
PROPERTY LINE 215.56 (R & M)
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40' SETBACK
10' SETBACK
5' SETBACK
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10' SETBACK
5' SETBACK
1
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40' SETBACK
100' SETBACK
1
0
'
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25' SETBACK
WITH COLONNADE
25' SETBACK
WITH COLONNADE
10' LANDSCAPE EASMENT
SPA
SCALE: 1" = 20'
PROPOSED SITE PLANN
9'
-
9
1/
2
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43
'
-
3
"
42
'
-
2
1/
2
"
41
'
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4
1/
2
"
45
'
-
4
1/
2
"
68'-1"
68'-0"2"
2 1/2"
29
'
-
9
"
1/2"
3'
-
6
1/
2
"
66'-6 1/2"
66'-6"
0"
1/2"
3"
2'-1 1/2"
4 1/2"
4"
4 1/2"
5"
1
"
1
1/
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1/
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"
1
1/
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"
1"0"
50
'
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0
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30'-0"
40'-0"
5'-0"
30'-0"
30'-0"
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33
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Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
BUILDING SEPARATION
A-011
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
ALLOWED TOWER SEPARATION
TOWARDS KING DAVID TOWER
20
'
-
1
0
"
KING DAVID TOWER
ALLOWABLE TOWER
FOOTPRINT
KING
DAVID
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ALLOWABLE BASE
FOOTPRINT
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-
3
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TOWER SEPARATION PROVIDED
TOWARDS KING DAVID TOWER
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32
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25' SETBACK
WITH COLONNADE
40' SETBACK
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100' SETBACK
5' SETBACK
10' SETBACK
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APPROVED BASE
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KING DAVID TOWER
APPROVED TOWER
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KING
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SCALE: 1/64" = 1'-0"2 APPROVED TOWER SEPARATION
SCALE: 1/64" = 1'-0"3 NEW PROPOSED TOWER SEPARATION
DISTANCE FROM TOWER KING DAVID TO PROPOSED TOWER:
APPROVED
MINIMUM: 29'-7"
MAXIMUM: 87'-3"
AVERAGE: 58'-5"
DISTANCE FROM TOWER KING DAVID TO PROPOSED TOWER:
MINIMUM: 20'-10"
MAXIMUM: 20'-10"
AVERAGE: 20'-10"
DISTANCE FROM TOWER KING DAVID TO PROPOSED TOWER:
PROPOSED
MINIMUM: 30'-8"
MAXIMUM: 87'-8"
AVERAGE: 59'-2"
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33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
SEPARATION DISTANCE
A-012
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
APPROVED TOWER SEPARATION:
MIN.: 29'-7"
MAX.: 87'-3"
PROPOSED TOWER SEPARATION :
MIN.: 30'-8"
MAX.: 87'-8"
-INCREASED MIN. & MAX. SEPARATION
APPROVED AVERAGE BUILDING SEPARATION
AVG.: 58'-5"
PROPOSED AVERAGE BUILDING SEPARATION
AVG.: 59'-2"
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TOWER TERRACE OUTLINE AT
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PROPOSED TOWER ENVELOPE
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TOWER ENVELOPE OUTLINE AT
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APPROVED AVG.: 58'-5"
25' SETBACK
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33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
BLDG LENGTH
A-013
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
TOWER OUTLINE AT
SITE PLAN APPROVAL
FAR: 8,727.32 SF
LIVING
ROOM
MASTER
BEDROOMBR #2
MASTER
BEDROOM
LIVING
ROOM
DINING
ROOM
KITCHENBR #2BR #3LIVING
ROOM
MASTER
BEDROOM BR #2
MASTER
BEDROOM
LIVING
ROOM
DINING
ROOM
KITCHEN BR #2 BR #3
TERRACE
TERRACE
TE
R
R
A
C
E
TERRACE
TERRACE
TE
R
R
A
C
E
APPROVED LENGTH TO BALCONIES 199'-11"
PROPOSED LENGTH TO BALCONIES 194'-10"
APPROVED TOWER LENGTH:
BUILDING LENGTH: 195'-4"
TO BALCONIES: 199'-11"
PROPOSED TOWER LENGTH :
BUILDING LENGTH: 186'-4"
TO BALCONIES: 194'-10"
-DECREASED BUILDING LENGTH
APPR
O
V
E
D
BUIL
D
I
N
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LENG
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195'-4"
PRO
P
O
S
E
D
BUIL
D
I
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LENG
T
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186'-4"
PROPOSED TOWER OUTLINE
FAR: 8,722.06 SF -FAR DECREASED
TOWER OUTLINE AT
SITE PLAN APPROVAL
FAR: 8,727.32 SF
25' SETBACK
WITH COLONNADE
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
10' SETBACK
1
0
'
S
E
T
B
A
C
K
10' SETBACK
5' SETBACK
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
25' SETBACK
WITH COLONNADE
KING DAVID TOWER
BASE FOOTPRINT
TOWER FOOTPRINT
KING DAVID
POOL
COLLINS AVENUE
N
E
1
7
5
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R
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A
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E
N
NOT TO SCALE1BUILDING LENGTH
Project
VERZASCA GROUP
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#Client Phone Number
NO
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123456
123456
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33
1
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0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
VIEW CORRIDOR
A-014
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
PROPOSED TOWER TERRACE OUTLINE
TOWER TERRACE OUTLINE AT
SITE PLAN APPROVAL
LIVING
ROOM
MASTER
BEDROOMBR #2
MASTER
BEDROOM
LIVING
ROOM
DINING
ROOM
KITCHENBR #2BR #3LIVING
ROOM
MASTER
BEDROOM BR #2
MASTER
BEDROOM
LIVING
ROOM
DINING
ROOM
KITCHEN BR #2 BR #3
TERRACE
TERRACE
TE
R
R
A
C
E
TERRACE
TERRACE
TE
R
R
A
C
E
APPROVED VIEW
CORRIDOR 50'-7"
PROPOSED VIEW
CORRIDOR 53'-10"PROPOSED VIEW CORRIDOR:
53'-10"
-INCREASED VIEW CORRIDOR
APPROVED VIEW CORRIDOR:
50'-7"
1
0
'
S
E
T
B
A
C
K
1
0
'
S
E
T
B
A
C
K
10' SETBACK
5' SETBACK
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
25' SETBACK
WITH COLONNADE
KING DAVID TOWER
BASE FOOTPRINT
KING DAVID
POOL
COLLINS AVENUE
N
E
1
7
5
t
h
T
E
R
R
A
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E
BASE FOOTPRINT
TOWER FOOTPRINTTOWER FOOTPRINT
N
NOT TO SCALE1VIEW CORRIDOR
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VERZASCA GROUP
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2000 Biscayne Boulevard
Miami , FL 33137
#Client Phone Number
NO
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FO
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CO
N
S
T
R
U
C
T
I
O
N
123456
123456
A
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33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
GROUND LEVEL
A-101
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
6 7
1
6
UP
4
Z-404
1 2 3 4 5
9 10 118 12 13
179'-9 1/2"36'-2 1/2"
9
0
'
-
9
"
2
2
'
-
1
"
5
2
'
-
1
"
1
3
'
-
9
"
2
2
'
-
5
1
/
2
"
22'-0"
22
'
-
0
"
22'-0"
22
'
-
0
"
RESIDENTIAL
SIGN
RET
R
A
C
T
A
B
L
E
GRI
L
L
E
RIGHT OF
WAY LINE
RESIDENTIAL
SIGN
RIGHT OF WAY LINE
BACKFLOW
PREVENTORS
GREEN WALL
PLANTER
(TYP.)
WATER
FEATURE
LANDSCAPE
411
SF
ME
C
H
. TR
A
S
H
- CO
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P
A
C
T
O
R
RM
.
39
9
SF
FIRE
PUM
P
S 254
SF
MIKV
A
H
2,281
SF
LOAD
I
N
G
ZONE
821
SF
TRAN
S
F
O
R
M
E
R
- VAUL
T
ROO
M
723
SF
SWIT
C
H
GEA
R 514
SF
STAIR 3
195 SF
COMMERCIAL - SPACE 2
1,155 SF
MEC
H
. REFR
. TRAS
H
559
SF
DOM
PUM
P
S 267
SF ENGI
N
E
E
R
I
N
G
249
SF
MAIL
ROO
M 514
SF
STOR
A
G
E
170
SF
SERV
I
C
E
COR
R
I
D
O
R
421
SF
1
Z-401
2
Z-402
3
Z-403
VALE
T
164
SF
FCC
213
SF
VALE
T
164
SF
FCC
213
SF
14
1
5
A
Z-501
A
Z-501
J
K
L
M
11 12 13 14 15
16 17
U
P
179'-5"30'-8 1/2"
PROJECTION OF
ARTWALL ABOVE
PROJECTION OF
ARTWALL ABOVE
OUTLINE OF APPROVED
BUILDING ENCLOSURE
11
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
(
R
&
M
)
PROPERTY LINE 215.56' (R)
215.60 (M)
PROPERTY LINE 215.56 (R & M)
P
R
O
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E
R
T
Y
L
I
N
E
2
0
1
.
0
0
'
(
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)
2
0
1
.
1
4
(
R
)
COMMERCIAL
PLAZA
RESIDENTIAL
DROP-OFF
COLLINS AVENUE
(STATE ROAD A-1-A)
GRADE LEVEL 5.41' N.G.V.D. (CROWN OF THE ROAD)
=+0.00' DATUM
1
7
5
T
H
T
E
R
R
A
C
E
RAMP UP TO
PARKING
RESIDENTIAL
ENTRANCE
& EXIT
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
10' SETBACK
5' SETBACK
1
0
'
S
E
T
B
A
C
K
10' SETBACK
1
0
'
S
E
T
B
A
C
K
5' SETBACK
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
COMM. PARKING
AND SERVICE
ENTRANCE
& EXIT
RESIDENTIAL
EXIT
10' LANDSCAPE
EASMENT
LANDSCAPE
LANDSCAPE
L
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2' CONC. GUTTER 2' CONC. GUTTER
L
A
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P
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FROM
PL
25' SETBACK
WITH COLONNADE
25' SETBACK
WITH COLONNADE
TRUCK
10'x25'
ENTER
ING
VALET 15 PARKING
SPACES
PLAZA
VALET AREA
DEPRESSED CURBDEPRESSED CURB
WC
CO
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N
A
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E
1 /4 "
SL
/FT
MI
N
1 /4 "
SL
/FT
MI
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1 /4 "
SL
/FT
MI
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1 /4 "
SL
/FT
MI
N
1 /4 "
SL
/FT
MI
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1/4"
SL/FT
MIN
CONC. POWER
POLE
LANDSCAPE LANDSCAPE
1 :12
1:121:12 1:12 1:12
STAI
R
4 160
SF
STAI
R
4 160
SF
STAI
R
1 185
SF
S.E. 1 97 SF
P.E. 3 94 SF
P.E. 2 96 SF
P.E. 1 102
SF
COMMERCIAL - SPACE 1
3,239 SF
COMMERCIAL BOH
1,159 SF
LOB
B
Y
3,117
SF
STAI
R
2 257
SF
WC 189
SF
ABCDE
F
G
H
1 2 3 4 5 6 7 8
9
10
SCALE: 1/16" = 1'-0"
GROUND LEVEL - LOBBY AND COMM.N
STAIRS &
ELEVATORSLOBBY
MECHANICAL
& ELECTRICAL ROOMS
FAR AREAS NON FAR AREAS
COMMERCIAL
SERVICE
CORRIDOR
RELIGIOUS BATH
PARKING
NEW PROPOSED
RECESS ON NEW FOOTPRINT OF PEDESTAL1
1 2 3 4 5 6 7
8 9 10 11 12 14
15
1613
U
P
FAR: 6,577 sq ft
FAR: 5,479 sq ft
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
(
R
&
M
)
PROPERTY LINE 215.56' (R)
215.60 (M)
PROPERTY LINE 215.56 (R & M)
P
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2
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0
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)
2
0
1
.
1
4
(
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1
0
'
S
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T
B
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C
K
40' SETBACK
100' SETBACK
10' SETBACK
5' SETBACK
1
0
'
S
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T
B
A
C
K
10' SETBACK
1
0
'
S
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T
B
A
C
K
5' SETBACK
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
25' SETBACK
WITH COLONNADE
25' SETBACK
WITH COLONNADE
FAR PLAN
Project
VERZASCA GROUP
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2 /24
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1
6
2000 Biscayne Boulevard
Miami , FL 33137
#Client Phone Number
NO
T
FO
R
CO
N
S
T
R
U
C
T
I
O
N
123456
123456
A
B
C
D
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B
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5
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AV
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.
SU
N
N
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IS
L
E
S
BE
A
C
H
,
FL
33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
LEVEL 2 - PARKING
A-102
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
1
2
3
14
15
53 54 55 56
31
2
0
40212223
18
'
-
0
"
4
Z-404
7
8
9
4
5
6
41 42 43 44 45 46 47 48 49 50 51 52 57
39
38242526
32
33
34
35
58
27
195'-10 1/2"
1
6
7
'
-
1
1
1
/
2
"
5
7
'
-
0
"
22
'
-
0
"
22'-0"
22'-0"
22'-0"
18
'
-
1
"
7'-11"
18
'
-
0
"
9'-0"9'-0"
36
'
-
0
"
ARTWALL OUTLINE
AT LEVEL 2
ARTWALL OUTLINE
AT LEVEL 2
ARTWALL OUTLINE
AT LEVEL 2
ARTWALL OUTLINE
AT LEVEL 2
TER
R
A
C
E
UP
DN
LEVEL 2
PARKING SPACES:
SINGLE 50
TANDEM 6
ACCESIBLE 2
TOTAL 58
ACCESSIBLE:
SELF:
TANDEM:
PARKING SPACES
S
T
T
ELEC
T
.RM. 138
SF
FIRE
LOB
B
Y
186
SF
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R
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111
SF
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M
RM. 149
SF
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111
SF
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129
SF
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186
SF
1
Z-401
2
Z-402
3
Z-403
10
11
12
13
28
29
19
18
16
17
36 37
12'-0"5'-0"
A
Z-501
A
Z-501
J
K
L
M
11 12 13 14 15
16 17
30
OUTLINE OF APPROVED
BUILDING ENCLOSURE
1
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
0
0
'
(
M
)
2
0
1
.
1
4
(
R
)
PROPERTY LINE 215.56' (R)
215.60 (M)
P
R
O
P
E
R
T
Y
L
I
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E
2
0
1
.
1
4
'
(
R
&
M
)
PROPERTY LINE 215.56 (R & M)
1
0
'
S
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T
B
A
C
K
40' SETBACK
100' SETBACK
10' SETBACK
5' SETBACK
1
0
'
S
E
T
B
A
C
K
10' SETBACK
1
0
'
S
E
T
B
A
C
K
5' SETBACK
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
UP TO
LEVEL 3
DN TO
GROUND FL
COLLINS AVENUE
N
.
E
.
1
7
5
T
H
T
E
R
R
A
C
E
25' SETBACK
WITH COLONNADE
25' SETBACK
WITH COLONNADE
5' SETBACK
1
0
'
S
E
T
B
A
C
K
T
T
T
T
T
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T
T
S
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STAI
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1 185
SF
STAI
R
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SF
S.E. 1 97 SF
P.E. 3 94 SF
P.E. 2 96 SF
P.E. 1 102
SF
STAI
R
4 149
SF
STAIR 3
135 SF
ABCDE
F
G
H
1 2 3 4 5 6 7 8
9
10
SCALE: 1/16" = 1'-0"
LEVEL 2 - PARKINGN
STAIRS &
ELEVATORSLOBBY
DRIVEWAY AND PARKING
SPACES
FAR AREAS NON FAR AREAS
TENANT
STORAGE
FIRE
LOBBY
MECHANICAL
& ELECTRICAL ROOMS
NEW PROPOSED
RECESS ON NEW FOOTPRINT OF PEDESTAL1
1
2
3
4
5
6
7
8
9
10
11
12
14
13
15
1617 31
19
28
29
30
32
3320
41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57
21 22 23 24 25 26 27 36 37 38
39
40
35
34
58
18
FAR: 186 sq ft
FAR:
186 sq ft
FAR:
129 sq ft
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
0
0
'
(
M
)
2
0
1
.
1
4
(
R
)
PROPERTY LINE 215.56' (R)
215.60 (M)
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
(
R
&
M
)
PROPERTY LINE 215.56 (R & M)
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
10' SETBACK
5' SETBACK
1
0
'
S
E
T
B
A
C
K
10' SETBACK
1
0
'
S
E
T
B
A
C
K
5' SETBACK
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
25' SETBACK
WITH COLONNADE
25' SETBACK
WITH COLONNADE
5' SETBACK
1
0
'
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E
T
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1
6
2000 Biscayne Boulevard
Miami , FL 33137
#Client Phone Number
NO
T
FO
R
CO
N
S
T
R
U
C
T
I
O
N
123456
123456
A
B
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D
A
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17
5
5
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AV
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.
SU
N
N
Y
IS
L
E
S
BE
A
C
H
,
FL
33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
LEVEL 3 - PARKING
A-103
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
1
8
.
9
2
%
9
.
4
6
%
9
.
4
6
%
43
UP
2
0
2
1
2
2
2
3
18
'
-
0
"
4
Z-404
47 48 49 50 51 52 53 54 55 56 57 58 59 60
7
8
9
4
5
6
1
2
3
30242526272829 39 40
42
41
35
36
38
37
61444546
195'-10 1/2"
1
6
7
'
-
1
1
1
/
2
"
22'-0"
22'-0"
7'-11"
7'-11"
9'-5
"
32'-9"
18
'
-
0
"
9'-0"9'-0"
36
'
-
0
"
ARTWALL OUTLINE
AT LEVEL 3
ARTWALL OUTLINE
AT LEVEL 3
ARTWALL OUTLINE
AT LEVEL 3
ARTWALL OUTLINE
AT LEVEL 3
ROOF OVER STAIR 2
BELOW
LEVEL 3
PARKING SPACES:
SINGLE 53
TANDEM 6
ACCESIBLE 2
TOTAL 61
ACCESSIBLE:
SELF:
TANDEM:
PARKING SPACES
S
T
T
ELEC
T
.RM. 138
SF
FIRE
LOB
B
Y
186
SF
ELEV
.LOBB
Y
129
SF
EME
R
G
E
N
C
Y
-GEN
E
R
A
T
O
R
596
SF
ELEV
.LOB
B
Y
186
SF
1
Z-401
2
Z-402
3
Z-403
10
11
14
15
12
13
31
32
34
19
18
16
17
12'-0"5'-0"
A
Z-501
A
Z-501
J
K
L
M
11 12 13 14 15
16 17
33
OUTLINE OF APPROVED
BUILDING ENCLOSURE
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
0
0
'
(
M
)
2
0
1
.
1
4
(
R
)
PROPERTY LINE 215.56' (R)
215.60 (M)
P
R
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P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
(
R
&
M
)
PROPERTY LINE 215.56 (R & M)
COLLINS AVENUE
N
.
E
.
1
7
5
T
H
T
E
R
R
A
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E
S
S
S
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S S S S
S S S S S S S S S S S S S S S S S S
S S S T
DN TO
LEVEL 2
T
T
T
T
T
T
T
S
S
S
S
S
S
S
S
S
S
S
T
T
T
T
S
S
STAI
R
1 185
SF
STAI
R
2 204
SF
S.E. 1 97 SF
P.E. 3 94 SF
P.E. 2 96 SF
P.E. 1 102
SF
STAI
R
4 149
SF
STAIR 3
135 SF
POOL EQUP.
264 SF
POOL
EQUP.2
85 SF
ABCDE
F
G
H
1 2 3 4 5 6 7 8
9
10
SCALE: 1/16" = 1'-0"
LEVEL 3 - PARKINGN
STAIRS &
ELEVATORSLOBBY
DRIVEWAY AND PARKING
SPACES
FAR AREAS NON FAR AREAS
TENANT
STORAGE
FIRE
LOBBY
MECHANICAL
& ELECTRICAL ROOMS
NEW PROPOSED
UP
1
2
3
4
5
6
7
8
9
10
11
12
14
13
15
1617 34
19
32
33
33
35
3620
44 45 46 47 48 49 50 51 52 53 54 55 56 57
25 26 27 28 29 30 31 39 40 41
42
43
38
37
61
18
21
23
24
58 59 60
FAR:
186 sq ft
FAR:
129 sq ft
FAR:
186 sq ft
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
0
0
'
(
M
)
2
0
1
.
1
4
(
R
)
PROPERTY LINE 215.56' (R)
215.60 (M)
P
R
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P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
(
R
&
M
)
PROPERTY LINE 215.56 (R & M)
FAR PLAN
Project
VERZASCA GROUP
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2 /24
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1
6
2000 Biscayne Boulevard
Miami , FL 33137
#Client Phone Number
NO
T
FO
R
CO
N
S
T
R
U
C
T
I
O
N
123456
123456
A
B
C
D
A
B
C
D
17
5
5
0
CO
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AV
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0
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AV
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.
SU
N
N
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IS
L
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S
BE
A
C
H
,
FL
33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
LEVEL 4 - AMENITIES
A-104
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
4
Z-404
215'-11"
1
Z-401
2
Z-402
3
Z-403
GLASS AND
ALUMINUM RAILING
WITH PVDF FINISH
ALUMINUM PAINT
(TYP.)
LINE OF
TERRACE
ABOVE
ARTWALL OUTLINE
AT LEVEL 4
ARTWALL OUTLINE
AT LEVEL 4
ARTWALL OUTLINE
AT LEVEL 4
ARTWALL OUTLINE
AT LEVEL 4
COLLINS AVENUE
1
7
5
T
H
T
E
R
R
A
C
E
LANDSCAPE
LANDSCAPE
LANDSCAPE LANDSCAPE
POOL DECK
DN
S
T
A
I
R
SPA
POO
L
DEC
K
AME
N
I
T
I
E
S
3,063
SF
COR
R
I
D
O
R
660
SF
FIRE
LOB
B
Y
186
SF
ELEC
T
.RM. 138
SF
31 SF
6 SF
POOL
A
Z-501
A
Z-501
J
K
L
M
11 12 13 14 15
16 17
CABANAS
CABANAS
CABANAS
PLANTER
(TYP.)
4
3
1
2
567
1
OUTLINE OF APPROVED
BUILDING BALCONIES
OUTLINE OF APPROVED
BUILDING ENCLOSURE
PROPERTY LINE 215.99'
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
PROPERTY LINE 215.99
P
R
O
P
E
R
T
Y
L
I
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E
2
0
1
.
1
4
'
LA
N
D
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C
A
P
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D
TE
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A
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TERRACE
595 SF
TERR
A
C
E
545
SF
TERR
A
C
E
287
SF TERR
A
C
E
478
SF
STAI
R
1 185
SF
STAI
R
2 204
SF
S.E. 1 97 SF
P.E. 3 94 SF
P.E. 2 96 SF
P.E. 1 102
SF
UNIT
1 2,148
SF
UNIT
2 1,393
SF
UNIT
3 1,385
SF
20 SF
ABCDE
F
G
H
1 2 3 4 5 6 7 8
9
10
FAR: 8,801 sq ft
PROPERTY LINE 215.99'
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
PROPERTY LINE 215.99
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
SCALE: 1/16" = 1'-0"
LEVEL 4 - AMENITIES
FAR PLAN
N
NEW PROPOSED
STAIRS &
ELEVATORSUNITS
ONLY TERRACES
ELECTRICAL ROOM
& A/C
FAR AREAS NON FAR AREAS
COMMON CORRIDORS
FIRE
LOBBY
BALCONY REDUCTION
KITCHEN RELOCATION & LIVING/DINING
RECONFIGURATION
BEDROOM RELOCATION
REDUCTION OF FLOOR AREA AND NEW
WINDOW
STRUCTURAL ALIGMENT
NEW ELECTRICAL ROOM
BEDROOM RECONFIGURATION
1
2
3
4
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PROFILE AT THIS LEVEL FOLLOW OF
ADJUSTMENTS TYPICAL LEVELS
Project
VERZASCA GROUP
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#Client Phone Number
NO
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FO
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S
T
R
U
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T
I
O
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123456
123456
A
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A
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FL
33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
LEVEL 5 THRU 15 - TYP.
A-105
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
4
Z-404
1
Z-401
2
Z-402
3
Z-403
13'-5 1/2"191'-6 1/2" BUILDING WIDTH 10'-11 1/2"
10'-1/2"192'-8 1/2" TO BALCONIES 13'-3"
1
6 4
3
7
1
2
5
TERR
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52 SF
TERR
A
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38 SF
TERR
A
C
E
47 SF
TERR
A
C
E
455
SF
TERR
A
C
E
259
SF
TERR
A
C
E
193
SF
TERR
A
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343
SF
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A
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48 SF
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E
384
SF
COR
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660
SF
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T
.RM. 138
SF
31 SF
6 SF
A
Z-501
A
Z-501
J
K
L
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11 12 13 14 15
16 17
OUTLINE OF APPROVED
BUILDING BALCONIES
OUTLINE OF APPROVED
BUILDING ENCLOSURE
1
6 4
3
7
1
2
5
COLLINS AVENUE
N
.
E
.
1
7
5
T
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T
E
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25' SETBACK
WITH COLONNADE
25' SETBACK
WITH COLONNADE
1
0
'
S
E
T
B
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C
K
40' SETBACK
100' SETBACK
10' SETBACK
5' SETBACK
1
0
'
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10' SETBACK
1
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'
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25' SETBACK
WITH COLONNADE
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0
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K
40' SETBACK
100' SETBACK
10' SETBACK
5' SETBACK
1
0
'
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B
A
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K
10' SETBACK
1
0
'
S
E
T
B
A
C
K
5' SETBACK
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
UNIT
1 2,148
SF
UNIT
2 1,393
SF
UNIT
3 1,385
SF
UNIT
4 1,375
SF
UNIT
5 1,691
SF
STAI
R
1 185
SF
STAI
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2 204
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20 SF
S.E. 1 97 SF
P.E. 3 94 SF
P.E. 2 96 SF
P.E. 1 102
SF
ABCDE
F
G
H
1 2 3 4 5 6 7 8
9
10
SCALE: 1/16" = 1'-0"
LEVEL 5 THRU 15 N
STAIRS &
ELEVATORS
ONLY TERRACES
ELECTRICAL ROOM,
A/C, TRASH CHUTE
UNITS
FAR AREAS NON FAR AREAS
COMMON CORRIDORS
FIRE
LOBBY
NEW PROPOSED
BALCONY REDUCTION
KITCHEN RELOCATION & LIVING/DINING
RECONFIGURATION
BEDROOM RELOCATION
REDUCTION OF FLOOR AREA AND NEW
WINDOW
STRUCTURAL ALIGMENT
NEW ELECTRICAL ROOM
BEDROOM RECONFIGURATION
1
2
3
4
5
6
7
FAR: 8,722 sq ft
25' SETBACK
WITH COLONNADE
25' SETBACK
WITH COLONNADE
1
0
'
S
E
T
B
A
C
K
40' SETBACK
100' SETBACK
10' SETBACK
5' SETBACK
1
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10' SETBACK
1
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FAR PLAN
Project
VERZASCA GROUP
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6
2000 Biscayne Boulevard
Miami , FL 33137
#Client Phone Number
NO
T
FO
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CO
N
S
T
R
U
C
T
I
O
N
123456
123456
A
B
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SU
N
N
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IS
L
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S
BE
A
C
H
,
FL
33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
LEVEL 16 - PENTHOUSE
A-106
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
4
Z-404
1
Z-401
2
Z-402
3
Z-403
13'-5 1/2"191'-6 1/2" BUILDING WIDTH 10'-11 1/2"
10'-1/2"192'-8 1/2" TO BALCONIES 13'-3"
PENT
H
O
U
S
E
1
2,649
SF
PENT
H
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U
S
E
3
3,099
SF
PENT
H
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U
S
E
2
2,268
SF
TERR
A
C
E
473
SF
TERR
A
C
E
739
SF
TERR
A
C
E
41 SF
TERR
A
C
E
58 SF
TERR
A
C
E
45 SF
TERR
A
C
E
510
SF
COR
R
I
D
O
R
638
SF
FIRE
LOB
B
Y
186
SF
ELEC
T
.RM. 138
SF
31 SF
A
Z-501
A
Z-501
LINE OF APPROVED
OUTLINE
4
3
1
2
567
1
OUTLINE OF APPROVED
BUILDING ENCLOSURE
OUTLINE OF APPROVED
BUILDING BALCONIES
PROPERTY LINE 215.99'
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
P
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T
Y
L
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N
E
2
0
1
.
1
4
'
STAI
R
1 185
SF
STAI
R
2 204
SF
S.E. 1 97 SF
P.E. 3 94 SF
P.E. 2 96 SF
P.E. 1 102
SF
20 SF
ABCDE
F
G
H
1 2 3 4 5 6 7 8
9
10
FAR: 8,751 sq ft
PROPERTY LINE 215.99'
P
R
O
P
E
R
T
Y
L
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E
2
0
1
.
1
4
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P
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0
1
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SCALE: 1/16" = 1'-0"
LEVEL 16 - PH
FAR PLAN
N
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ELEVATORSUNITS
ONLY TERRACES
ELECTRICAL ROOM
& A/C
FAR AREAS NON FAR AREAS
COMMON CORRIDORS
FIRE
LOBBY
NEW PROPOSED
BALCONY REDUCTION
KITCHEN RELOCATION & LIVING/DINING
RECONFIGURATION
BEDROOM RELOCATION
REDUCTION OF FLOOR AREA AND NEW
WINDOW
STRUCTURAL ALIGMENT
NEW ELECTRICAL ROOM
BEDROOM RECONFIGURATION
1
2
3
4
5
6
7
PROFILE AT THIS LEVEL FOLLOW OF
ADJUSTMENTS TYPICAL LEVELS
Project
VERZASCA GROUP
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6
2000 Biscayne Boulevard
Miami , FL 33137
#Client Phone Number
NO
T
FO
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CO
N
S
T
R
U
C
T
I
O
N
123456
123456
A
B
C
D
A
B
C
D
17
5
5
0
CO
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SU
N
N
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IS
L
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S
BE
A
C
H
,
FL
33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
ROOF
A-107
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
4
Z-404
1
Z-401
2
Z-402
3
Z-403
13'-5 1/2"191'-6 1/2" BUILDING WIDTH 10'-11 1/2"
10'-1/2"192'-8 1/2" TO BALCONIES 13'-3"
+187
'
DAT
U
M
+187
'
DAT
U
M
+187' DATUM
+187' DATUM
+187' DATUM
MEC
H
A
N
I
C
A
L
2
823
SFPH 1
ROOF TERRACE
2,545 SF
PH 2
ROOF TERRACE
1,699 SF
PH 2
ROOF TERRACE
1,358 SF
STAI
R
81 SF
STAI
R
80 SF
STAI
R
100
SF
PH 1 67 SF
PH 2 206
SF
PH 3 493
SF
62 SF
MEC
H
. COR
R
I
D
O
R
835
SF
FIRE
LOB
B
Y
186
SF
ELEC
T
.RM. 138
SF
A
Z-501
A
Z-501
ABCDE
F
G
H
1 2 3 4 5 6 7 8
9
10
4
3
1
2
567
1
OUTLINE OF APPROVED
BUILDING ENCLOSURE
OUTLINE OF APPROVED
BUILDING BALCONIES
PROPERTY LINE 215.99'
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
.
1
4
'
PROPERTY LINE 215.99
P
R
O
P
E
R
T
Y
L
I
N
E
2
0
1
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1
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ELEV
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MEC
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STAI
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1 185
SF
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R
2 204
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S.E. 1 97 SF
P.E. 3 94 SF
P.E. 2 96 SF
P.E. 1 102
SF
20 SF
FAR: 72 sq ft
FAR: 69 sq ft
FAR: 215 sq ft
FAR: 473 sq ft
PROPERTY LINE 215.99'
P
R
O
P
E
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L
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2
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1
.
1
4
'
PROPERTY LINE 215.99
P
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O
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Y
L
I
N
E
2
0
1
.
1
4
'
SCALE: 1/16" = 1'-0"
ROOF
FAR PLAN
N
NEW PROPOSED
STAIRS &
ELEVATORSUNITS
ONLY TERRACES
ELECTRICAL ROOM
& A/C
FAR AREAS NON FAR AREAS
COMMON CORRIDORS
FIRE
LOBBY
BALCONY REDUCTION
KITCHEN RELOCATION & LIVING/DINING
RECONFIGURATION
BEDROOM RELOCATION
REDUCTION OF FLOOR AREA AND NEW
WINDOW
STRUCTURAL ALIGMENT
NEW ELECTRICAL ROOM
BEDROOM RECONFIGURATION
1
2
3
4
5
6
7
PROFILE AT THIS LEVEL FOLLOW OF
ADJUSTMENTS TYPICAL LEVELS
Project
VERZASCA GROUP
Th
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2 /24
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1
6
2000 Biscayne Boulevard
Miami , FL 33137
#Client Phone Number
NO
T
FO
R
CO
N
S
T
R
U
C
T
I
O
N
123456
123456
A
B
C
D
A
B
C
D
17
5
5
0
CO
L
L
I
N
S
AV
E
.
17
5
5
0
CO
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I
N
S
AV
E
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SU
N
N
Y
IS
L
E
S
BE
A
C
H
,
FL
33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
EAST ELEVATION
Z-401
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
EL. +2'-1" DATUM
GROUND LEVEL - LOBBY AND COMM.
EL. +2'-1" DATUM
GROUND LEVEL - LOBBY AND COMM.
EL. +17'-1" DATUM
LEVEL 2 - PARKING
EL. +17'-1" DATUM
LEVEL 2 - PARKING
EL. +26'-8" DATUM
LEVEL 3 - PARKING
EL. +26'-8" DATUM
LEVEL 3 - PARKING
EL. +42'-2" DATUM
LEVEL 4 - AMENITIES
EL. +42'-2" DATUM
LEVEL 4 - AMENITIES
EL. +54' DATUM
LEVEL 5
EL. +54' DATUM
LEVEL 5
EL. +64'-9" DATUM
LEVEL 6
EL. +64'-9" DATUM
LEVEL 6
EL. +75'-6" DATUM
LEVEL 7
EL. +75'-6" DATUM
LEVEL 7
EL. +86'-3" DATUM
LEVEL 8
EL. +86'-3" DATUM
LEVEL 8
EL. +97' DATUM
LEVEL 9
EL. +97' DATUM
LEVEL 9
EL. +107'-9" DATUM
LEVEL 10
EL. +107'-9" DATUM
LEVEL 10
EL. +118'-6" DATUM
LEVEL 11
EL. +118'-6" DATUM
LEVEL 11
EL. +129'-3" DATUM
LEVEL 12
EL. +129'-3" DATUM
LEVEL 12
EL. +140' DATUM
LEVEL 13
EL. +140' DATUM
LEVEL 13
EL. +150'-9" DATUM
LEVEL 14
EL. +150'-9" DATUM
LEVEL 14
EL. +161'-6" DATUM
LEVEL 15
EL. +161'-6" DATUM
LEVEL 15
EL. +173'-3" DATUM
LEVEL 16 - PH
EL. +173'-3" DATUM
LEVEL 16 - PH
EL. +187' DATUM
ROOF
EL. +187' DATUM
ROOF
EL. +204' DATUM
TOP OF FEATURE
EL. +204' DATUM
TOP OF FEATURE
49'-6" DATUM
20
4
'
2'
-
1
"
15
'
9'
-
7
"
15
'
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6
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11
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10
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11
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9
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13
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17
'
155-8 1/2 24'36'-3 1/2"
20
4
'
2'
-
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15
'
9'
-
7
"
15
'
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"
11
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17
'
42
'
-
2
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16
1
'
-
1
0
"
42
'
-
2
"
16
1
'
-
1
0
"
10
'-0 "
SE
T
B
A
C
K
LI
N
E
AT
10
0
'
OF
CO
L
L
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N
S
10
'-0 "
SE
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B
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C
K
LI
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25
'
OF
CO
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10
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10
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LI
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AT
25
'
OF
CO
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S
CURB CUT
TOP OF CABANA
LAMINATED TINTED GLASS
WITH PVDF FINISH ALUMINUM
PAINT
PERFORATED METAL
ART WORK
GLASS AND ALUMINUM RAILING
WITH PVDF FINISH
ALUMINUM PAINT (TYP.)
9/16 LAMINATED TINTED GLASS
WITH PDVF FINISH
ALUMINUM PAINT (TYP.)
LIGHT COLOR
STUCCO (TYP.)
PARAPET WALL TO
CONCEAL MECHANICAL
EQUIPMENT
LIGHT COLOR STUCCO
(TYP.)
LIGHT COLOR
STUCCO (TYP.)
CABANA
DFE +8.00' NGVD
CROWN OF THE ROAD
GRADE +5.97' NGVD
= +0.00' DATUM
BFE +7.00' NGVD
COMMERCIAL SIGN
2' PEDESTAL HEIGHT
15' TOTAL HEIGHT
78 SF TOTAL AREA
RESIDENTIAL SIGN
2' PEDESTAL HEIGHT
8' TOTAL HEIGHT
36 SF TOTAL AREA
WATER FEATURE
(SEE GROUND FLOOR PLAN)
TENANT
WALL SIGN (TYP.)
CROWN OF THE ROAD
GRADE +5.97' NGVD
= +0.00' DATUM
LINE OF APPROVED
OUTLINE
LINE OF APPROVED
OUTLINE
COMMERCIAL CANOPY SIGN
EA
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PR
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PR
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LI
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SCALE: 1/16" = 1'-0"
EAST ELEVATION
Project
VERZASCA GROUP
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2 /24
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1
6
2000 Biscayne Boulevard
Miami , FL 33137
#Client Phone Number
NO
T
FO
R
CO
N
S
T
R
U
C
T
I
O
N
123456
123456
A
B
C
D
A
B
C
D
17
5
5
0
CO
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AV
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CO
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AV
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.
SU
N
N
Y
IS
L
E
S
BE
A
C
H
,
FL
33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
SOUTH ELEVATION
Z-402
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
EL. +2'-1" DATUM
GROUND LEVEL - LOBBY AND COMM.
EL. +2'-1" DATUM
GROUND LEVEL - LOBBY AND COMM.
EL. +17'-1" DATUM
LEVEL 2 - PARKING
EL. +17'-1" DATUM
LEVEL 2 - PARKING
EL. +26'-8" DATUM
LEVEL 3 - PARKING
EL. +26'-8" DATUM
LEVEL 3 - PARKING
EL. +42'-2" DATUM
LEVEL 4 - AMENITIES
EL. +42'-2" DATUM
LEVEL 4 - AMENITIES
EL. +54' DATUM
LEVEL 5
EL. +54' DATUM
LEVEL 5
EL. +64'-9" DATUM
LEVEL 6
EL. +64'-9" DATUM
LEVEL 6
EL. +75'-6" DATUM
LEVEL 7
EL. +75'-6" DATUM
LEVEL 7
EL. +86'-3" DATUM
LEVEL 8
EL. +86'-3" DATUM
LEVEL 8
EL. +97' DATUM
LEVEL 9
EL. +97' DATUM
LEVEL 9
EL. +107'-9" DATUM
LEVEL 10
EL. +107'-9" DATUM
LEVEL 10
EL. +118'-6" DATUM
LEVEL 11
EL. +118'-6" DATUM
LEVEL 11
EL. +129'-3" DATUM
LEVEL 12
EL. +129'-3" DATUM
LEVEL 12
EL. +140' DATUM
LEVEL 13
EL. +140' DATUM
LEVEL 13
EL. +150'-9" DATUM
LEVEL 14
EL. +150'-9" DATUM
LEVEL 14
EL. +161'-6" DATUM
LEVEL 15
EL. +161'-6" DATUM
LEVEL 15
EL. +173'-3" DATUM
LEVEL 16 - PH
EL. +173'-3" DATUM
LEVEL 16 - PH
EL. +187' DATUM
ROOF
EL. +187' DATUM
ROOF
EL. +204' DATUM
TOP OF FEATURE
EL. +204' DATUM
TOP OF FEATURE
31'-11"15'-10 1/2"36'-0"24'- 1/2"92'-2"
20
4
'
42
'
-
2
"
16
1
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1
0
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2'
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"
15
'
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"
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11
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9
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10
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10
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10
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10
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9
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10
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11
'
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9
"
13
'
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9
"
17
'
20
4
'
42
'
-
2
"
16
1
'
-
1
0
"
2'
-
1
"
15
'
9'
-
7
"
15
'
-
6
"
11
'
-
1
0
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
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9
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10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
11
'
-
9
"
13
'
-
9
"
17
'
49'-6" DATUM
WATER
FEATURE
CURB CUTCURB CUT
TOP OF CABANA
SO
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T
H
PR
O
P
E
R
T
Y
LI
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E
SO
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PR
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LAMINATED
TINTED GLASS WITH PVDF FINISH
ALUMINUM PAINT
PERFORATED METAL
ART WORK
GLASS AND ALUMINUM RAILING
WITH PVDF FINISH
ALUMINUM PAINT (TYP.)
9/16 LAMINATED TINTED GLASS
WITH PDVF FINISH
ALUMINUM PAINT (TYP.)
LIGHT COLOR
STUCCO (TYP.)
LIGHT COLOR STUCCO (TYP.)
PARAPET WALL TO CONCEAL
MECHANICAL EQUIPMENT
CABANAS
GLASS AND ALUMINUM RAILING
WITH PVDF FINISH ALUMINUM PAINT (TYP.)
DFE +8.00' NGVD
BFE +7.00' NGVD
RESIDENTIAL SIGN
2' PEDESTAL HEIGHT
8' TOTAL HEIGHT
36 SF TOTAL AREA
RESIDENTIAL SIGN
2' PEDESTAL HEIGHT
8' TOTAL HEIGHT
36 SF TOTAL AREA
(FACING COLLINS AV.)
CROWN OF THE ROAD
GRADE +5.97' NGVD
= +0.00' DATUM
COLONNADE
LINE OF APPROVED
OUTLINE
5 '
SE
T
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'
SE
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B
A
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40
'
SE
T
B
A
C
K
LI
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SCALE: 1/16" = 1'-0"
SOUTH ELEVATION
Project
VERZASCA GROUP
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a
n
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:
2 /24
/20
1
6
2000 Biscayne Boulevard
Miami , FL 33137
#Client Phone Number
NO
T
FO
R
CO
N
S
T
R
U
C
T
I
O
N
123456
123456
A
B
C
D
A
B
C
D
17
5
5
0
CO
L
L
I
N
S
AV
E
.
17
5
5
0
CO
L
L
I
N
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AV
E
.
SU
N
N
Y
IS
L
E
S
BE
A
C
H
,
FL
33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
NORTH ELEVATION
Z-403
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
SO
T
H
PR
O
P
E
R
T
Y
LI
N
E
EL. +2'-1" DATUM
GROUND LEVEL - LOBBY AND COMM.
EL. +2'-1" DATUM
GROUND LEVEL - LOBBY AND COMM.
EL. +17'-1" DATUM
LEVEL 2 - PARKING
EL. +17'-1" DATUM
LEVEL 2 - PARKING
EL. +26'-8" DATUM
LEVEL 3 - PARKING
EL. +26'-8" DATUM
LEVEL 3 - PARKING
EL. +42'-2" DATUM
LEVEL 4 - AMENITIES
EL. +42'-2" DATUM
LEVEL 4 - AMENITIES
EL. +54' DATUM
LEVEL 5
EL. +54' DATUM
LEVEL 5
EL. +64'-9" DATUM
LEVEL 6
EL. +64'-9" DATUM
LEVEL 6
EL. +75'-6" DATUM
LEVEL 7
EL. +75'-6" DATUM
LEVEL 7
EL. +86'-3" DATUM
LEVEL 8
EL. +86'-3" DATUM
LEVEL 8
EL. +97' DATUM
LEVEL 9
EL. +97' DATUM
LEVEL 9
EL. +107'-9" DATUM
LEVEL 10
EL. +107'-9" DATUM
LEVEL 10
EL. +118'-6" DATUM
LEVEL 11
EL. +118'-6" DATUM
LEVEL 11
EL. +129'-3" DATUM
LEVEL 12
EL. +129'-3" DATUM
LEVEL 12
EL. +140' DATUM
LEVEL 13
EL. +140' DATUM
LEVEL 13
EL. +150'-9" DATUM
LEVEL 14
EL. +150'-9" DATUM
LEVEL 14
EL. +161'-6" DATUM
LEVEL 15
EL. +161'-6" DATUM
LEVEL 15
EL. +173'-3" DATUM
LEVEL 16 - PH
EL. +173'-3" DATUM
LEVEL 16 - PH
EL. +187' DATUM
ROOF
EL. +187' DATUM
ROOF
EL. +204' DATUM
TOP OF FEATURE
EL. +204' DATUM
TOP OF FEATURE
42
'
-
2
"
16
1
'
-
1
0
"
42
'
-
2
"
16
1
'
-
1
0
"
2'
-
1
"
15
'
9'
-
7
"
15
'
-
6
"
11
'
-
1
0
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
11
'
-
9
"
13
'
-
9
"
17
'
20
4
'
2'
-
1
"
15
'
9'
-
7
"
15
'
-
6
"
11
'
-
1
0
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
11
'
-
9
"
13
'
-
9
"
17
'
20
4
'
49'-6" DATUM
TOP OF CABANA
NO
R
T
H
PR
O
P
E
R
T
Y
LI
N
E
NO
R
T
H
PR
O
P
E
R
T
Y
LI
N
E
ALUMINUM SHELL (TYP.)
GLASS AND ALUMINUM RAILING
WITH PVDF FINISH
ALUMINUM PAINT (TYP.)
9/16 LAMINATED TINTED GLASS
WITH PDVF FINISH
ALUMINUM PAINT (TYP.)
LIGHT COLOR
STUCCO (TYP.)
PARAPET WALL TO CONCEAL
MECHANICAL EQUIPMENT
CABANAS
GREEN WALL
LIGHT COLOR
STUCCO (TYP.)
DFE +8.00' NGVD
BFE +7.00' NGVD
CROWN OF THE ROAD
GRADE +5.97' NGVD
= +0.00' DATUM
LINE OF APPROVED
OUTLINE
PROPOSED
EYEBROW (TYP.)
10
'
SE
T
B
A
C
K
5 '
SE
T
B
A
C
K
10
0
'
SE
T
B
A
C
K
LI
N
E
25
'
SE
T
B
A
C
K
LI
N
E
40
'
SE
T
B
A
C
K
LI
N
E
SCALE: 1/16" = 1'-0"3 NORTH ELEVATION
Project
VERZASCA GROUP
Th
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De
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An
d
Dr
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Pr
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m
a
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n
-
Da
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e
:
2 /24
/20
1
6
2000 Biscayne Boulevard
Miami , FL 33137
#Client Phone Number
NO
T
FO
R
CO
N
S
T
R
U
C
T
I
O
N
123456
123456
A
B
C
D
A
B
C
D
17
5
5
0
CO
L
L
I
N
S
AV
E
.
17
5
5
0
CO
L
L
I
N
S
AV
E
.
SU
N
N
Y
IS
L
E
S
BE
A
C
H
,
FL
33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
WEST ELEVATION
Z-404
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
EL. +2'-1" DATUM
GROUND LEVEL - LOBBY AND COMM.
EL. +2'-1" DATUM
GROUND LEVEL - LOBBY AND COMM.
EL. +17'-1" DATUM
LEVEL 2 - PARKING
EL. +17'-1" DATUM
LEVEL 2 - PARKING
EL. +26'-8" DATUM
LEVEL 3 - PARKING
EL. +26'-8" DATUM
LEVEL 3 - PARKING
EL. +42'-2" DATUM
LEVEL 4 - AMENITIES
EL. +42'-2" DATUM
LEVEL 4 - AMENITIES
EL. +54' DATUM
LEVEL 5
EL. +54' DATUM
LEVEL 5
EL. +64'-9" DATUM
LEVEL 6
EL. +64'-9" DATUM
LEVEL 6
EL. +75'-6" DATUM
LEVEL 7
EL. +75'-6" DATUM
LEVEL 7
EL. +86'-3" DATUM
LEVEL 8
EL. +86'-3" DATUM
LEVEL 8
EL. +97' DATUM
LEVEL 9
EL. +97' DATUM
LEVEL 9
EL. +107'-9" DATUM
LEVEL 10
EL. +107'-9" DATUM
LEVEL 10
EL. +118'-6" DATUM
LEVEL 11
EL. +118'-6" DATUM
LEVEL 11
EL. +129'-3" DATUM
LEVEL 12
EL. +129'-3" DATUM
LEVEL 12
EL. +140' DATUM
LEVEL 13
EL. +140' DATUM
LEVEL 13
EL. +150'-9" DATUM
LEVEL 14
EL. +150'-9" DATUM
LEVEL 14
EL. +161'-6" DATUM
LEVEL 15
EL. +161'-6" DATUM
LEVEL 15
EL. +173'-3" DATUM
LEVEL 16 - PH
EL. +173'-3" DATUM
LEVEL 16 - PH
EL. +187' DATUM
ROOF
EL. +187' DATUM
ROOF
EL. +204' DATUM
TOP OF FEATURE
EL. +204' DATUM
TOP OF FEATURE
42
'
-
2
"
16
1
'
-
1
0
"
42
'
-
2
"
16
1
'
-
1
0
"
2'
-
1
"
15
'
9'
-
7
"
15
'
-
6
"
11
'
-
1
0
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
11
'
-
9
"
13
'
-
9
"
17
'
20
4
'
2'
-
1
"
15
'
9'
-
7
"
15
'
-
6
"
11
'
-
1
0
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
11
'
-
9
"
13
'
-
9
"
17
'
20
4
'
SE
T
B
A
C
K
LI
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10
0
'
OF
CO
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25
'
OF
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25
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10
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PR
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LI
N
E
10
'
SE
T
B
A
C
K
10
'
SE
T
B
A
C
K
PERFORATED METAL
ART WORK
GLASS AND ALUMINUM
RAILING WITH PVDF FINISH
ALUMINUM PAINT (TYP.)
9/16 LAMINATED TINTED
GLASS WITH PDVF FINISH
ALUMINUM PAINT (TYP.)
LIGHT COLOR STUCCO
(TYP.)
LIGHT COLOR STUCCO
(TYP.)
PARAPET WALL TO
CONCEAL MECHANICAL
EQUIPMENT
LIGHT COLOR
STUCCO (TYP.)
GREEN WALLDFE +8.00' NGVD
BFE +7.00' NGVD
CROWN OF THE ROAD
GRADE +5.97' NGVD
= +0.00' DATUM
LINE OF APPROVED
OUTLINE
LINE OF APPROVED
OUTLINE
PROPOSED
EYEBROW (TYP.)
SCALE: 1/16" = 1'-0"4 WEST ELEVATION
Project
VERZASCA GROUP
Th
e
s
e
De
s
i
g
n
An
d
Dr
a
w
i
n
g
s
Ar
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Th
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Co
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d
Pr
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Of
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m
a
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-
Da
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e
:
2 /24
/20
1
6
2000 Biscayne Boulevard
Miami , FL 33137
#Client Phone Number
NO
T
FO
R
CO
N
S
T
R
U
C
T
I
O
N
123456
123456
A
B
C
D
A
B
C
D
17
5
5
0
CO
L
L
I
N
S
AV
E
.
17
5
5
0
CO
L
L
I
N
S
AV
E
.
SU
N
N
Y
IS
L
E
S
BE
A
C
H
,
FL
33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
SECTION 1
Z-501
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
EL. +2'-1" DATUM
GROUND LEVEL - LOBBY AND COMM.
EL. +2'-1" DATUM
GROUND LEVEL - LOBBY AND COMM.
EL. +17'-1" DATUM
LEVEL 2 - PARKING
EL. +17'-1" DATUM
LEVEL 2 - PARKING
EL. +26'-8" DATUM
LEVEL 3 - PARKING
EL. +26'-8" DATUM
LEVEL 3 - PARKING
EL. +42'-2" DATUM
LEVEL 4 - AMENITIES
EL. +42'-2" DATUM
LEVEL 4 - AMENITIES
EL. +54' DATUM
LEVEL 5
EL. +54' DATUM
LEVEL 5
EL. +64'-9" DATUM
LEVEL 6
EL. +64'-9" DATUM
LEVEL 6
EL. +75'-6" DATUM
LEVEL 7
EL. +75'-6" DATUM
LEVEL 7
EL. +86'-3" DATUM
LEVEL 8
EL. +86'-3" DATUM
LEVEL 8
EL. +97' DATUM
LEVEL 9
EL. +97' DATUM
LEVEL 9
EL. +107'-9" DATUM
LEVEL 10
EL. +107'-9" DATUM
LEVEL 10
EL. +118'-6" DATUM
LEVEL 11
EL. +118'-6" DATUM
LEVEL 11
EL. +129'-3" DATUM
LEVEL 12
EL. +129'-3" DATUM
LEVEL 12
EL. +140' DATUM
LEVEL 13
EL. +140' DATUM
LEVEL 13
EL. +150'-9" DATUM
LEVEL 14
EL. +150'-9" DATUM
LEVEL 14
EL. +161'-6" DATUM
LEVEL 15
EL. +161'-6" DATUM
LEVEL 15
EL. +173'-3" DATUM
LEVEL 16 - PH
EL. +173'-3" DATUM
LEVEL 16 - PH
EL. +187' DATUM
ROOF
EL. +187' DATUM
ROOF
EL. +204' DATUM
TOP OF FEATURE
EL. +204' DATUM
TOP OF FEATURE
42
'
-
2
"
16
1
'
-
1
0
"
T.O. POOL DECK 42'-8" DATUM
T.O. RAILING 46'-8" DATUM
EL. 191'-7 1/2" DATUM
EL. 204' DATUM
20
4
'
-
0
"
42
'
-
2
"
16
1
'
-
1
0
"
20
4
'
-
0
"
2'
-
1
"
15
'
-
0
"
9'
-
7
"
15
'
-
6
"
11
'
-
1
0
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
11
'
-
9
"
13
'
-
9
"
17
'
-
0
"
2'
-
1
"
15
'
-
0
"
9'
-
7
"
15
'
-
6
"
11
'
-
1
0
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
-
9
"
10
'
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33
1
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Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
SE PERSPECTIVE VIEW
A-601
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
NOT TO SCALE
SOUTH EAST VIEW
A-601
Project
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33
1
6
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Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
DROP-OFF PERSPECTIVE VIEW
A-602
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
NOT TO SCALE
RESIDENTIAL DROP OFF AREA
A-602
Project
VERZASCA GROUP
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123456
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33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
NE PERSPECTIVE VIEW
A-603
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
NOT TO SCALE
NORTH EAST VIEW
A-603
Project
VERZASCA GROUP
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Miami , FL 33137
#Client Phone Number
NO
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FO
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CO
N
S
T
R
U
C
T
I
O
N
123456
123456
A
B
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AV
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SU
N
N
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IS
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BE
A
C
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,
FL
33
1
6
0
Revisions
Owner Information
Consultant
Design by
Date
Sheet No.
AR-0007972
Luis O. Revuelta
SITE PLAN REVISION
MINOR CHANGES
Drawn By
Checked By
Scale
Project No.
Sheet Name
02/05/2016
#CAD Technician Given Name
BP
AS SHOWN
1431
EAST FACADE
A-604
revuelta
architectureinternational
Miami
Santiago, Chile
revuelta-architecture.com
2950 SW 27TH AVE.SUITE 110MIAMI, FL 33133
T. 305.590.5000F. 305.590.5040
NOT TO SCALE
EAST FACADE
A-604