CONTACT US!
For more information, contact us via email at mrc@rsmas.miami.edu

MIAMI RIVER COMMISSION 
c/o Rosenstiel School
4600 Rickenbacker Cswy,
Miami, Fl. 33149
305-361-4850
Fax: 305-361-4755
  e-mail: mrc@rsmas.miami.edu

TheThe Miami River Commission ’s (MRC) Urban Infill Working Group (UIWG) met on Tuesday, March 16, 2004 at 10:00 AM , in the Miami Riverside Center , 444 SW 2^nd Avenue , 8^th Floor, North Conference Room.  Mr. Jim Murley chaired the meeting.  The attendance sheet it enclosed..

I.   “Terrazas de Miami River” Major Use Special Permit Application – Mr. Brett Bibeau, MRC Managing Director, provided the UIWG with copies of the UIWG’s May 15, 2003 and MRC’s July 7, 2003 minutes (enclosed), regarding Phase I of the proposed “Terrazas de Miami River” development, located at 1861 NW South River Drive.  The MRC unanimously recommended approval for the presented one building proposal.  The developers have revised their plans to two buildings, partially due to Federal Aviation Administration (FAA) regulations, and will be submitting a MUSP application, which requires City Commission consideration.  Mr. Alan S. Lester, B Developments, informed the UIWG that the MUSP has a total of 324 residential units, therefore is an “as-of-right development” complying with all current zoning (C1) and land use regulations.  Mr. Lester stated the proposed Phase I, which the MRC recommended approval of, has been reduced from 35 stories (350 feet) to 27 stories (270 feet), and a new Phase II building consists of 20 floors (225 feet).  Mr. Lester noted the developers desire to incorporate a water taxi stop on the publicly accessible riverwalk connecting with 5,000 square feet of accessory commercial space (potential restaurant or office).  The parking garages are facaded with 4 floors of town-home units, which front the riverwalk and Sewell Park .  The sites major trees have been preserved and others are being relocated on the property to provide a buffer with Sewell Park .  The residential units will range from $250,000 to $400,000. 

Dr. Ernie Martin, Chair of the MRC’s Greenway’s subcommittee, lead the discussion on the proposed riverwalk.  Mr. Lester stated the developers are willing to provide public access during City Park hours (sunrise to sunset) and have a gate connecting to the immediately adjacent Sewell Park .  The subcommittee asked for the width of the proposed unobstructed pedestrian riverwalk path, and building setback from the Miami River .  Mr. Lester replied the although only a 10-foot setback is required, 30-37 feet are provided, and the unobstructed riverwalk is 10-15 feet wide, with an additional 15-23 feet of trees, benches, lighting, etc. (measurements exclude additional planned boardwalk area).  Dr, Martin stated the Miami River Greenway Action Plan recommends a minimum 16-foot wide unobstructed pedestrian riverwalk path.  Dr. Martin asked Mr. Lester if the developers would agree to a covenant protecting the public’s permanent access to the riverwalk during City Park Hours, and Lester indicated they would agree to such a provision.  Dr. Martin asked Lester about the planned “on-road” Greenway section located along NW South River Drive .  Lester replied the plans contain a 5-foot sidewalk and 10- foot swale area with landscaping, including some existing trees.  Dr. Martin stated the Miami River Greenway Action Plan’s “on-road” greenway calls for a minimum 8-foot sidewalk with an additional 7-foot landscaped swale area.  Dr. Martin asked Mr. Lester how the proposed publicly accessible riverwalk connects with the on-road greenway, and Lester replied through Sewell Park .  Sewell Park is setback 50 feet from the developments phase I, and 10 feet (minimum required “side-yard setback”) from Phase II.       

Dr. Ernie Martin, stated that although the proposed building footprint allows for consistency with the Miami River Greenway Action Plan the following three amendments are necessary to become consistent with the plan:

1)      Provide a 16-foot wide unobstructed riverwalk pedestrian path

2)      Provide an 8-foot wide unobstructed “on-road” greenway pedestrian path

3)      Provide connectivity between the publicly accessible Riverwalk and “on-road” greenway sections

Dr. Martin and Jim Murley directed Brett Bibeau to schedule a meeting with Terraza’s de Miami River developers, Trust for Public Land , and the MRC, to work on improving with Riverwalk design prior to the MRC’s hearing of the project’s MUSP.

Jim Murley stated he felt Sewell Park would benefit from the proposal because it would bring “eyes on the park”, and new residents.  Murley noted Sewell Park does not have a sidewalk in front of it along NW South River Drive .  Murley cited the new proposed riverwalk section on private property is a public amenity.  Murley stated he felt the proposal was consistent with Miami River Corridor Urban Infill Plan, does not require any waivers or special exceptions, is consistent with all existing zoning and land use regulations (please see enclosed March 16, 2004 UIWG Development Technical Review Form). Dr. Martin stated he believed the proposed 2 building development was inconsistent with the Plan, because it is too large for the “middle river”, and this low-medium density residential neighborhood.  Dr. Martin believes the proposal does not preserve the neighborhoods character (Lawrence Subdivision and Durham Park ), and some neighbors will be in favor, and others opposed to the project.  Dr. Martin offered to schedule a meeting between the “Council of River Groups” and the potential developers, prior to the MRC’s hearing on the MUSP application.

Miami River Commission ’s Urban Infill Working Group
Development Technical Review Report

Project Name:  Terrazas de Miami River
Project Address: 1861 NW South River Drive
Developer Name and Contact Information: B Developments, LLC, 2600 SW Third Ave., Suite 730, Miami , FL   33129
Alan Lester, (305) 859-9787 X106
Fax (305) 859-9250, asl@bdevelopments.com
Project Review Date: March 16, 2004

Is the proposed development consistent with the Miami River Corridor Urban Infill Plan?

Yes, the proposed “Terrazas de Miami River” residential development is consistent with the Miami River Corridor Urban Infill Plan.  The residential project features a publicly accessible riverwalk, accessory commercial space, maintains and relocates the major trees on the site.  Furthermore, the proposal is consistent with all existing zoning and land use regulations.

I s the proposed development consistent with the Miami River Greenway Action Plan?

Although the proposed building footprint allows for consistency with the Miami River Greenway Action Plan, the following three changes are necessary to become consistent with the plan:

1)      Provide a 16 foot wide unobstructed riverwalk pedestrian path

2)      Provide an 8-foot wide unobstructed “on-road” greenway pedestrian path

3)      Provide connectivity between the publicly accessible Riverwalk and “on-road” greenway sections

MRC July 7, 2003 Minutes Excerpt

V.      Terrazas de Miami River Development

            Jim Murley advised the MRC that this proposed development does not require any zoning or land-use amendment as the property is zoned R4 and the developers are building “as of right”.  Lucia Dougherty started the presentation and introduced Alan Lester who is the project manager for the principle, Mr. Angel Barb Gallo.  Lucia advised that this project does not require any zoning amendments and they are not asking for any variances. 

The project is 200 units and it immediately west of Sewell Park , which will enhance the park by increasing usage and have “eyes” on the park to reduce crime or other illegal activities.  It is designed to maximize the number of trees onsite and the setback from Sewell Park is 50 feet.  Alan Lester then advised the MRC that this is a 2.1-acre site on the river and they have designed a riverwalk area that may connect to Sewell Park if allowed by the city.  The building design is tall and narrow to minimize the building footprint and allow the maximum number of trees to remain.  The building will have 6 levels of parking facaded with townhouses so the parking structure is internal and not visible.  The residential tower will be 30 stories above the parking levels and have 200 units.  The ground floor facing the river will have multi-use spaces that may include a restaurant.  This is a very lush site and the developers will maintain this tree canopy.  Discussion ensued with a question of the building casting a shadow on Sewell Park .  The landscape architect, Steve Lefton, stated that this was reviewed and yes it will cast a shadow, but the building is tall and somewhat narrow and the shadow would not be detrimental to the Park trees and plants.  Commissioner Barreiro recommended approval of the project Terrazas de Miami River and Henry Sori seconded the motion.  It passed unanimously.

            Steve Lefton advised the MRC that the Urban Infill Plan won the Florida Chapter of the American Society of Landscape Architects Planners Association Award of Excellence.  Also, the Urban Infill Plan was selected to be the subject of a panel discussion at the American Planners Association annual meeting.  This will give the Plan wide visibility with both government officials and the planning community.”

MRC UIWG May 15, 2003 Minutes Excerpt

“Mr. Alan Lester, B Development, and Mr. Jaime Schapiro, Schapiro and Associates, presented “Terrazas de Miami River ” located at 1861 NW South River Drive .  Lester and Schapiro explained the development is “as-of right” in the existing “Multifamily High-Density Residential” R-4 zoning, and no special exceptions or waivers are being requested.  The project consists of two phases of residential, with a total of 320 units.  Lester and Schapiro stated the project will be on the same building footprint as the existing Dodge hospital, therefore preserving the existing trees, with only a few requiring relocation on the site. Schapiro noted that although the required building setback from the Miami River at this site is only 10 feet, the project is setback 30 feet, including a 10-foot riverwalk clear path, and town homes fronting and additional 20 feet of landscaping and an accessory restaurant connecting to the riverwalk.  In addition, the required setback from Sewell Park is 10 feet, and the project is setback 50 feet, again with town homes facing the park.  Lester stated the developers are willing to have a gate on the existing fence where the proposed Riverwalk meets Sewell Park , which would be open and publicly accessible during daylight.  Lester expressed the desire to have a water taxi stop on the projects riverwalk.  Sandra Brooks, a nearby resident and member of “Friends of Sewell Park”, noted the development is “as-of-right” and stated she was pleased that the project increases the required setback from Sewell Park and the River, and uses town homes to façade and step back the taller buildings.  Elizabeth Chacon, local resident and member of “Friends of Sewell Park ” expressed concern about the project’s traffic impact on South River Drive , but generally liked the proposal.  Lester stated the developers will conduct a traffic study for this area of South River Drive , and work with the City of Miami Planning Department on traffic related issues.  Murley introduced the new “ Miami River Commission ’s Urban Infill Working Group Development Technical Review Report” form, which the UIWG will complete for each proposed development project.  Murley informed the developers that the UIWG would report that “Terrazas de Miami River” is compatible with the Miami River Corridor Urban Infill Plan, compatible with the Miami River Greenway Action Plan, building “as-of-right”, and positive impacts of the project would be optimized by including the publicly accessible section of the Miami River Greenway as a riverwalk and on-road section, and conduct a traffic study for South River Drive.  Murley agreed to the developer’s request to come before the Miami River Commission during the July 7 meeting.

Miami River Commission ’s Urban Infill Working Group
Development Technical Review Report

Project Name:  Terrazas de Miami River
Project Address: 1861 NW South River Drive
Developer Name and Contact Information: B Developments, LLC
2600 SW Third Ave., Suite 730 , Miami , FL   33129
Alan Lester, (305) 859-9787 X106
Fax (305) 859-9250, asl@bdevelopments.com |
Project Review Date: May 15, 2003

Is the proposed development consistent with the Miami River Corridor Urban Infill Plan?

Yes, the proposed “Terrazas de Miami River” residential development is consistent with the Miami River Corridor Urban Infill Plan.  This section of the Miami River is covered in the Urban Infill Plan’s “Vision of the Miami River : Durham Park / West Little Havana” section, starting on page 35.  One focus of the section is on protecting Sewell Park .  The UIWG found that the developer is being sensitive to Sewell Park by increasing the building’s required 10 foot setback from the park to 50 feet, and is willing to have an open gate during daylight on the Park’s fence, where the “Terrazas de Miami River” riverwalk intersects the park.

Is the proposed development consistent with the Miami River Greenway Action Plan?

Yes, the proposed development in consistent with the Miami River Greenway Action Plan.  The Miami River Greenway Action Plan recommends an on-road Greenway at this location, located adjacent to NW South River Drive .  The developer agreed to work with the appropriate city agencies to implement the Greenway in front of their project.  Although not required, “Terrazas de Miami River” has incorporated a publicly accessible by day 10 foot-wide riverwalk path, with an additional 20 foot-wide landscaping and accessory restaurant seating area connecting to it.  Public access to this riverwalk will be determined by public safety considerations and discussions with the City Parks Department.  The required building setback from the Miami River is 10 feet, and a 30 foot-setback is being provided, while the required building setback from Sewell Park is 10 feet, and a 50 foot-setback is being provided. 

Does the proposed project require any zoning amendments, land use amendments, special exceptions, waivers, or Major Use Special Permit?

“Terrazas de Miami River” requires a Major Use Special Permit, yet does not require any zoning special exceptions, waivers, or amendments to the existing C1 Zoning and Land Use.

Additional recommendations to optimize the positive impacts of the project
on the Miami River Corridor and to improve coordination among public and private entities.

• Meet with the Trust for Public Land to work on making the proposed Riverwalk dimensions consistent with the Miami River Greenway Action Plan.
• Work on properly planning and linking the interface between Sewell Park and the proposed Development
• Conduct a traffic study for this area of NW South River Drive ”

II.    Status of River Drive Study – Mr. Bibeau distributed a draft letter to Mr. Jose Mesa, Metropolitan Planning Organization, recommending a comprehensive transportation study of the Multi-Modal Miami River Corridor.  The study should consist of North and South River Drives, the port, railroads, metro-rail, metro mover, water-buses, etc. Karen McGuire, Florida Department of Transportation (FDOT), stated Gary Dunn believes FDOT may have available planning funding to conduct the study.  The UIWG noted if the MPO agreed to the MRC’s recommendation, their study would probably commence in 2005.  Therefore the UIWG directed Bibeau to hold the draft MPO letter, and work with the FDOT on commencing the recommended study.  McGuire and Bibeau will provide a status report during the UIWG’s April 2004 meeting.

III.   Status of Strategic Intermodal System Plan – Bibeau distributed a letter he wrote to Mr. Terry Kraft, Florida Department of Transportation (FDOT), recommending that the multi-modal Miami River Corridor be included in the draft Strategic Inter-modal System (SIS) Plan.  Mr. Murley stated that the State legislature may review the draft plan in the2005 session, rather than the 2004.

IV.   New Business – Mr. Bibeau stated Carmen Sanchez, City of Miami Department of Economic Development, recently rejected the MRC’s offer to assist the City and their consultants with their “Miami River Economic Study”, which was a recommendation of the Miami River Corridor Urban Infill Plan. Mr. Jim Murley recommended the MRC write the Department’s Director, re-offering the MRC’s assistance and river expertise in the creation of the  “Miami River Economic Study”. 

The meeting adjourned.

     HOME      CALENDAR       ABOUT THE RIVER         ABOUT THE COMMISSION       DREDGING      GREENWAYS    URBAN INFILL PLAN  
    STORMWATER RETROFITTING   MINUTES OF MEETINGS      LINKS