GreenbergTraurig vis Bsearra (305) 579-0737 escarrai@gtlaw.com October 15,2019 Joseph Ruiz Zoning Administrator, Zoning Department City of Miami 444 SW 2 Avenue, 2" Floor Miami, Florida 33131 Re: WECK 29", LLC / 280 NW 28 Street, Miami, Florida / Letter of Intent for Waiver Submittal Dear Joe: On behalf of Weck 29", LLC (the “Applicant”), we respectfully submit the enclosed Waiver application for your review and approval for the development of the property located at approximately 252/268/286 NW 29" Street and 2801 NW 3 Avenue, all in the City of Miami, Florida (collectively, the “Property”), as depicted in the enclosed site plan, dated October 15, 2019, and prepared by Arquitectonica (the “Development Plans”). PROPERTY INFORMATION Under Miami 21, the Property is zoned T5-O and T6-8-O with an NRD-1 Overlay. Pursuant to the City of Miami's Future Land Use Map, the Property has a land use designation of General Commercial. As depicted in the enclosed survey prepared by Schwebke-Shiskin & Associates, Inc., (the “Survey”), the Property consists of a total lot area of approximately 32,831 square feet or 0.75 acres of TS-O zoned area and 56,030 sq. ft.! or 1.29 acres of T6-8-O zoned area. The Property currently consists of industrial structures and surface parking, The Property fronts NW 28" Street to the south and NW 29" Street to the north comprising the Property’s Principal Frontages. NW 3 Avenue abuts the Property to the West, and also serves as a Principal Frontage, The Property is to be developed pursuant to the Development Plans with a twelve (12) Story mixed use structure consisting of Retail and Residential Uses on the T6-8-O portion and an eight (8) Stories on the T5-O portion. ' Please note that the Property was assembled prior to the adoption of Miami 21 and may be developed in excess of the maximum lot area restrictions pursuant to Miami 21 Section 3.3.1. Greenberg Traurig, PA. | Attorneys at Law 333 SE Ind Avenue | Suite 4400 | Miami,FL 38151 | T +4 $05.5790500 | F +1 3055790717 ~~ eertiowcom280 NW 28 Street Waiver Letter of Intent GUIDING PRINCIPALS ‘The Guiding Principals in support of all the Waivers described below are as follows: Section 2.1.3.1. The City: b. Growth strategies should encourage Infill and redevelopment. ~ The proposed Project is an infill project adjacent to two highly traversed streets, NW 29" Street and NW 3 Avenue. The Property is located within the ‘Wynwood neighborhood, which has seen a rapid growth over the last few years as it transitions from an industrial neighborhood to an arts and culture destination. The Project seeks to redevelop the industrial structures and provide Residential, Office, and Commercial Uses throughout the Property. ¢. New Development should be structured to reinforce a pattern of Neighborhoods and urban centers focusing growth at transit nodes rather than along Corridors. ~ The Project is propésed as an urban center mixed use project providing for a variety of uses, with a lined parking garage. The Project accomplishes being a traffic node with nearby bus stops on North Miami Avenue, NW 2 Avenue, and NW 29 Street. Trolley stops in the area add to the transit options available to the Property. £. The City should include a framework of transit, pedestrian, and bicycle systems that provide alternatives to automobile use. ~ The Project includes vehicular and bicycle parking options and is being built within walking distance of multiple bus routes along North Miami Avenue, NW 2 Avenue, and NW 29 Street. Wynwood is a retail and restaurant destination, and the Midtown Miami shopping center is within walking distance, providing numerous shopping, dining, and grocery options. Section 2.1.3.2 The Community - Guiding Principles a. Neighborhoods and urban centers should be the preferred pattem of Development and Transect Zones emphasizing single use should be the exception. ~ The Project is proposed as urban center mixed use project providing for Residential, Office, and Retail Uses. b. Neighborhoods and Urban centers should be compact, pedestrian-oriented and Mixed-Use. Density and Intensity of Use should relate to degree of transit service. P.A.| Attorneys at Law 2 wwegtlawcom280 NW 28 Street Waiver Letter of Intent ~ The Project provides a variety of uses adjacent to three major corridors, NW 3 Avenue, and NW 29 Street. The density and intensity of the Project are reflective of the degree of transit service provided in the area. Furthermore, the site has Frontages on three (3) streets. c. The ordinary activities of daily living should occur within walking distance of most dwellings, allowing independence to those who do not drive. ~ The Project is centrally located within the Wynwood Neighborhood which has a variety of retail and civic uses surrounding the Project. Therefore, there are several locations which can be reached within a walking distance of the site, including Midtown Miami. The nearby bus and trolley routes provide access to all of Miami for those who do not drive. 4. Interconnected networks of Thoroughfares should be designed to disperse and reduce the length of automobile trips and to encourage walking and bicycling. ~- The Project is located near Thoroughfares, NW 2 Avenue, and NW 29 Street. The nearby bus and trolley routes encourage mass transit options. The ‘Wynwood Neighborhood and Midtown Miami are within walking distance. £. Appropriate building Densities and land uses should occur within walking distance of transit stops. ~- There are multiple Bus Stops on North Miami Avenue, NW 2 Avenue, and NW 29 Street within walking distance of the Project site. i. Within Neighborhoods, a range of housing types and price levels should accommodate diverse ages and incomes. ~- The Project proposes to have a Residential Condominium, which provides a variety of residential options. 2.1.3.3 The Block and the Bui ling - Guiding Principles a. Buildings and landscaping should contribute to the physical definition of Thoroughfares as civic places. ~- The Project provides the required Open Space in Miami 21. Furthermore, with the redevelopment of the industrial structures, all three (3) Frontages provide for retail frontages which create the physical description of the building. b. Development should adequately accommodate vehicles while respecting the pedestrian and the spatial form of public space. Greenberg Traurig, PA. | Attorneys at Law280 NW 28 Street Waiver Letter of Intent ~ The Project has lined the parking garage along the Principal Frontage of NW 29 Street. The provided bike spaces and proximity to bus lines provide the pedestrian with alternatives to utilizing a vehicle. . The design of Thoroughfares and Buildings should reinforce safe environments, but not at the expense of accessibility. Designs should incorporate principles of Crime Prevention Through Environmental Design (CPTED). -- The Parking access has been internalized within the site. 4. Architecture and landscape design should grow from local climate, topography, history, and building practice. ~- The Landscape plan incorporates native trees into the proposed landscaping plan. €. Buildings should allow their inhabitants to experience the geography and climate through energy efficient design. ~- The Project is being proposed as a LEED Silver project or its equivalent. Section 1.2 of the NRD-1 of the Code of the City of Miami a, Section 1.2 of the NRD-1 provides the intent of the NRD-I as transitioning the existing industrial district to an active, diverse, mixed use neighborhood, while preserving the unique street art and industrial characteristics of Wynwood, and promoting a 24-hour environment to work, live, and play. ~ The Project utilizes the NRD-1 regulations to contribute to the transition of Wynwood from industrial to mixed use, while also adding art to an otherwise underutilized parce! along a major thoroughfare. The Project utilizes the cross block pedestrian’ paseo regulations of the NRD-1 to create a courtyard gathering space. Additionally, the Project provides a true live, work, and play environment with residential, office, and commercial uses at the Property. LIST OF WAIVERS: 1, _ Waiver pursuant to Section 1.7.1(d)(1) of the NRD-1 to allow parking to extend into the Second Layer, above the first Story, along the Primary Frontage. Miami 21 and the NRD-1 permit parking to extend into the Second Layer, above the first Story, along a Primary Frontage, where an art or glass treatment is provided for 100% of the encroachment. The art or glass treatment must be approved by the Planning Director, with the recommendation of the WDRC. The design of the Project, as dictated by the unique Property, requires parking to extend into the Second Layer at the Primary Frontage of NW 29 Street. An art, glass, or architectural treatment, of a design to be wwowgtlawcom280 NW 28 Street Waiver Letter of Intent approved by the Planning Director with the recommendation of the WDRC, will be provided for the portion of the fagade where parking extends into the Second Layer. The encroachment into the Second Layer is s depicted in the Development Plans, but is required in order to provide a safe drive aisle for the vehicles in the parking structure, 2. Waiver pursuant to Article 7, Section 7.1.2.5(a)(14) to permit Loading access from a Principal Frontage where a Property only has Principal Frontages. As previously noted, the Property has no Secondary Frontages, with NW 3 Avenue, NW 28 Street, and NW 29 Sireet all serving as Principal Frontages. Miami 21 permits Loading access from a Principal Frontage, on sites with only Principal Frontages, by Waiver. This Waiver is appropriate and required, as the designation of all three abutting roadways as Principal Frontages create an undevelopable site if the Waiver is not granted, 5. Waiver pursuant to Article 7, Section 7.1.2.5(a)(8) ARTICLE 4, TABLE 4 — decrease of required parking by thirty percent (30%) within the quarter-mile radius of a Transit Corridor. Miami 21 permits a reduction in the number of required parking spaces for properties located within a Transit Corridor located more than 500 feet from a T3 zoned A Transit Corridor is defined as an area not exceeding one quarter-mile radius from a non-limited access thoroughfare that includes designated transit stop locations and is served by one or more mass transit routes with transit vehicles operating at an average of ten (10) minute or less headway. As depicted in Sheet A011, the Property is located within a one quarter mile radius of multiple bus and trolley stops. Greenberg Traurig, PA.| Attorneys at Lav gioco280 NW 28 Street Waiver Letter of Intent As depicted above, the Property is within the Transit Corridor created by NW 2 Avenue. Therefore, a Waiver for the 30% reduction in required parking is requested and appropriate. The Waiver would reduce the required parking from 400 spaces to 280 spaces for the residential use. The Development Plans propose 280 residential parking spaces, meeting the required number of parking spaces. If you require any additional information or would like to discuss this request further, please contact me at 305-579-0737. Thank you for your attention and favorable consideration of Iris Escarra Enclosures Greenberg Tauris, PA Attorneys at Law wenvatlawcom