DRY RUN COMMENTS

DR#: 2015-0009
PROJECT GENERAL INFORMATION AND CONTACT
Greenberg Traurig

305 579-0500

bailiner@gtlaw.com

APPLICANT

APPLICANT PHONE NUMBER

APPLICANT E-MAIL

Ryan D. Bailine

305 579-0508

OWNER/PROFESSIONAL OF RECORD

PHONE NUMBER/CONTACT INFO

Fairholme Foundation Headquarters

2626 Biscayne Blvd.

33131

PROJECT NAME

PROJECT ADDRESS
ZIP CODE
01-3230-022-0060 / 01-3230-022-0090 / 01-3230-022-0140
01-3230-022-0120 / 01-3230-020-0140 / 01-3230-022-0110 / 01-3230-020-0150
Office
01-3230-020-0110 / 01-3230-020-0120 / 01-3230-020-0130 / 01-3230-022-0130
T6-36A-O
PROPOSED USE
FOLIO NUMBER
TRANSECT ZONE

REVIEWER NOTES
Devin Cejas
REVIEWER NAME

001

6/22/2015

REVISION NUMBER

/ COMMENTS DATE

SURVEY
The signed and sealed survey by Schwebke Shiskin & Associates, Inc., Manuel G. Vera, Reg. No.
4775, with last revision date 02-04-2015 is acceptable.
UNITY OF TITLE
The development of this Site requires a Unity of Title. Unity of Title Must be provided with Master
Building Permit Application.
ELEVATION
The Development site falls within the Federal Flood Hazard Zone X. FEMA does not establish a
Base Flood Elevation. FEMA Panel Number: 12086C0312L-September 11, 2009.
FRONTAGES
It has been determined by the Zoning Administrator the proposal has one Principal Frontage on
Biscayne Boulevard and three (3) Secondary Frontage on NW 26th Terrace, 26th Street, and NW
2nd Avenue. This Proposal encompasses the entire City Block.
BUILDING FUNCTION: USES
The proposed Building is new construction with a proposed Office Use. Pursuant to Article 4, Table
3, this Use is allowed by Right in the T6-36-O Transect Zone.
Zoning Data Table proposed two Uses, Office and Civic (Gallery/Exhibition). Pursuant to Article 1
Section 1.1(e), Civic, This category is intended to encompass land Use functions predominantly of
community-oriented purposes or objectives including those of not-for-profit organizations dedicated
to arts and culture, education, recreation, religion, government and the like. Sub-category
Community Facility, further establishes that a museum, library, cultural facility etc is a noncommercial facility established primarily for the benefit and service of the general public of the
community in which is located.
The principal Use of this project is Office and one of a Civic facility. Zoning Table is not
Compliant and must be revised to reflect appropriate Use. Habitable Rooms and Parking
calculations will be affected and must be revised.

CITY

OF

MIAMI

O f f i c e
o f
Z o n i n g
Ph: 305-416-1495
444 SW 2nd Ave 4th Floor Miami, FL 33130
www.miamigov.com/zoning

DENSITY AND INTENSITY

Lot Area for the proposed Site totals 97,092.64 square feet before dedications. After dedications
Lot Area totals 88,374.30 square feet. Proposed Lot Area far exceeds the minimum requirement
for a T6-36A-O Transect Zone of 5,000 square feet and is compliant.
Lot Width minimum requirement is 100 feet. Lot width for this project is 188.29 feet and is compliant.
Allowable Density for this project is 150 du/acre max. and is not applicable.
The maximum allowable FLR for this site and project is twenty four (12) allowing a maximum by
Right Floor Area total of 1,165,112 square feet (97,092.64 square feet x 12). An additional forty
percent (40%) of FLR totaling 466,045 square feet is allowed by Public Benefit and is not proposed.
Pursuant to Article 3.4.1 Floor Area calculations are taken from Lot Area totals inclusive of any
dedications. Above information must be corrected on the Zoning Data table.
Proposed project complies by Right with a Floor Area totaling 195,302 square feet if 100%
of parking is located completely underground.
Provide north-south section of East Building along eastern most low-lying grade elevation
to verify underground parking placement.
PARKING CALCULATIONS
Parking requirements pursuant to Article 4 Table 4 are as follows:
1. Office - One (1) parking space for every 800 square feet when located in a T6-36-O
Transect Zone. Pursuant to Article 3.6.1(a) off-street parking requirements are based off
of the square footage of Use and the Calculation shall only include Habitable Rooms and
Habitable Space.
a. 101,355 square feet of Office Use is proposed, requiring 126.69 parking spaces
(101,355 / 800).
b. 30,646 Square feet of Civic Use is proposed, requiring 30.65 parking spaces
(30,646 / 1000).
Project proposes on the zoning data table a required total of 158 parking spaces and is
proposing total parking spaces.
Intended Gallery Use may not fall under the Criteria stated under Article 1 Section 1.1 and
subsequent parking calculations may be affected. Parking may not be compliant.
Parking Stall widths are not provided. The plans have not been developed to this level of detail at
the time of this review. A final approval for parking requirement compliance will not be given
until parking floor plan diagrams with accurate dimensions that meet the City of Miami offstreet Parking Guides and Standards are provided and reviewed by Zoning.
LOADING
Zoning Data Table reflects the Loading requirements for each respective Use totaling three (3) 420
square foot Berths. Ground Level Floor Plan on sheet A1.01 illustrates all required Loading Berths
with Truck Maneuvering Diagrams. Loading is accessed through a Secondary Frontage and is
located within the Third Layer. A height of fifteen (15) feet is required and is not listed on Plan
or Section. Height must be listed and dimensioned on Sheet A1-01 and A3-04. Loading
requirements are not compliant until height is verified.
ZONING Data Table
A Zoning Legend has been provided and is compliant. Corrections must be made accordingly.

CITY

OF

MIAMI

O f f i c e
o f
Z o n i n g
Ph: 305-416-1495
444 SW 2nd Ave 4th Floor Miami, FL 33130
www.miamigov.com/zoning

CONTEXT
Arial Satellite images are provided for context along with ground level photographs of existing site
and context. Context Images are compliant.
SITE PLAN
BUILDING DISPOSTION:
Section 5.6.1(a): Not applicable.
Section 5.6.1(b): The maximum allowable Lot coverage is 80% (70,699 square feet) of the Lot
Area after dedications (88,374 square feet) and 68% (60,221 square feet) has been provided, thus
compliant with the requirements of this section of the Code.
Section 5.6.1(c): The proposed Building is disposed in relation to the boundaries of the Lot
according to Illustration 5.6, as required.
Section 5.6.1(d): Building does comply with having their principal pedestrian entrance trough a
courtyard at the Second Layer.
Section 5.6.1(e): For the minimum Height (2 Stories), the Faade must be built parallel to the
Principal Frontage Line along a minimum of 70% percent of its length on the Setback Line. The
site plan shows that the Building Forecourt plinth at ground level is compliant with this Section of
the Code, but the minimum Height of 2 stories is not compliant with approximately 80 feet
(43%).
Section 5.6.1(f): Facades along a Frontage Line must have frequent doors and windows;
pedestrian entrances shall occur at a maximum spacing of seventy five (75). Project is compliant
along East and West Buildings along NW 26th Terrace. Not compliant along Biscayne
Boulevard, NE 2nd Avenue and NW 26th Street.
Vehicular entrances shall occur at a minimum spacing of sixty (60) feet. Project complies.
Vehicular and loading entries are located along the Secondary Frontage.
Section 5.6.1(g): Building Setbacks for the project are compliant with Miami 21.
1. First eight (8) Stories dispositions are as follows:
a. At the Principal Frontage, Biscayne Blvd. a minimum 10 Setback is required and
provided.
i. Water Feature
10 feet
ii. Forecourt
20 feet
iii. Building at ground level
45 feet
iv. Building above 6th level/roof
20 feet
b. At the Secondary Frontage, NW 26th Street a minimum ten (10) feet is required
and provided.
i. Water Feature
2 inches N/A along West Building
ii. Forecourt
10 feet
iii. Building at Ground Level:
1. East Building
60 feet
2. West Building
10 feet
iv. Building above 6th level/roof
1. East Building
+25 feet
2. West Building
Not applicable
c. At the Secondary Frontage, NW 2 Avenue a minimum ten (10) feet is required and
provided.
i. Building at Ground Level:
20 feet
ii. Building above 6th level/roof
Not applicable
d. At the Secondary Frontage, NW 26th Terrace a minimum ten (10) feet is required
and provided.
CITY OF MIAMI
O f f i c e
o f
Z o n i n g
Ph: 305-416-1495
444 SW 2nd Ave 4th Floor Miami, FL 33130
www.miamigov.com/zoning

i. Forecourt East Building

ii. Building at Ground Level:
1. East Building
2. West Building
iii. Building above 6th level/roof
1. East Building
2. West Building

10 feet
35 feet
11 feet
10 feet
Not Applicable

Section 5.6.1(h): Not applicable.

Section 5.6.1(i): For Sites with 340 feet Frontage or more, a cross-Block passage shall be
provided. Proposed project is compliant and provides a vehicular cross-Block that meets the
standards of a Pedestrian Cross-Block. This Section of the Code is compliant.
If the Frontage Line of a Site is at any point 650 feet from a Thoroughfare intersection, a vehicular
cross-Block passage shall be provided. Not Applicable
Section 5.6.1(j): Not applicable.

BUILDING CONFIGURATION

Section 5.6.2(a): The Development within Private Frontages does not comply with Article 4, Table
2 and Article 5, Illustration 5.5.
Groundcovers can be minimized along NW 26 Street to allow for additional seating/site furnitings
as proposed along Biscayne Boulevard.
Sidewalk along Biscayne Boulevard can be widened to a minimum of 8-10 feet.
Sidewalk along NW 26 Terrace can be widened to 8 feet at sections away from the layby by
allocating Street to the Verge.
Section 5.6.2(b): Above the eighth floor, the Building Floorplate dimensions for this project shall
be limited as follows: Not applicable
Section 5.6.2(c): No encroachments into the setback within the First Layer exist. This Section of
the Code is compliant.
Section 5.6.2(d): Not applicable. Galleries and Arcades are not part of the design.
Section 5.6.2(e): All outdoor storage, electrical plumbing, mechanical, and communications
equipment and appurtenant enclosures must be located within the Second or Third Layer and
concealed from view from any Frontage. The plans comply.
Section 5.6.2(f): Loading and service entries shall be within the Third Layer and be accessed from
an Alley when available and otherwise from the Secondary Frontage. Loading and service areas
and maneuverability are internal to the Building and located within the Third Layer. Access is
accessed from the Secondary Frontage. The proposed Loading and Service configuration is
Compliant.
Section 5.6.2(g): The maximum Building Height allowable (without Public Benefits) is 36 Stories.
The proposed Building consists of six (6) Stories of habitable floors reaching a height of 100 feet.
Proposed Building Height is compliant.

CITY

OF

MIAMI

O f f i c e
o f
Z o n i n g
Ph: 305-416-1495
444 SW 2nd Ave 4th Floor Miami, FL 33130
www.miamigov.com/zoning

Section 5.6.2(h): Mechanical equipment on the roof is concealed by parapet and has no height
limitation past the Maximum Height for this Transect Zone.
Section 5.6.2(i): All ground floor and roof top utility infrastructure and mechanical equipment must
be concealed from public view. The plans have not been developed to the level of detail for review
of this section at this time. This requirement, if applicable, must be met at the time of Building
permit application review.
Section 5.6.2(j): Streetscreens and fences located co-planar to the Building Faade are not
applicable to this project.
Section 5.6.2(k): Not applicable.
Section 5.63(l): The ground floor does comply with Habitable Space along all Frontages.

Additional Sections of the Code will be reviewed upon revisions made of this Draft.

CITY

OF

MIAMI

O f f i c e
o f
Z o n i n g
Ph: 305-416-1495
444 SW 2nd Ave 4th Floor Miami, FL 33130
www.miamigov.com/zoning