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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

Hurricane Cove attachments:

• June 11 meeting summary

• July 7 meeting summary

• Technical Report on  Hurricane Cove

Agenda Item I.  “Review of Revised Major Use Special Permit Application for 1884 NW North River Drive, (Hurricane Cove)” – Jim Murley stated the proposed development was originally presented to the UIWG on June 11, 2003 (see attached minutes).  On July 7, 2003 the MRC reviewed the project (see attached minutes and the Project Technical Review Report) and deferred formulating an advisory recommendation until the MRC hosted this workshop between the potential developer, local residents and the marine industry.  Today’s meeting serves as the additional meeting requested by the MRC.

Lucia Dougherty & Adrienne Pardo, Greenberg Trauig, developer Tony Acosta, architect Ed Llorca, and Transportation analyst Richard Eichinger, presented the revised Hurricane Cove proposal.  Mr. Llorca noted that in response to some of the previously expressed concerns, the following revisions have been made to the proposed project since July 7, 2003:

• The buildings were stepped back from the River at a 45-degree angle, starting at the 19^th floor, to provide a light plane.
• The original proposed height was 4, 24-story buildings.  The revised proposal is for the two end buildings to step back starting on the 19^th floor to the top 23^rd story, and the 2 middle buildings step back on the 24^th story to the top 25^th story.
• The number of residential-units were reduced from 1,172 to 1,111, with the required 1,800 parking spaces
• The 12-foot cantilevered boardwalk (part of the riverwalk) was removed from the plans due to concerns expressed from the Miami-Dade County Department of Environmental Resource Management (leaving a 12 foot set-back for the two western buildings)
• A partial fill in of the existing slip on the eastern end of the property is proposed

Mr. Richard Eichinger, Transportation Analysis Professionals, recommended the following two improvements for the project:

1.      Widen South Bound NW 19 Ave on the approach to NW North River Drive from 1 to 2 lanes

2.      Widen NW N River Drive to accommodate a NW left-turn lane into the site

Ms. Dougherty stated the Major Use Special Permit would require the private developer to fund any of the recommended transportation improvements that are approved by the City of Miami.

Jim Murley stated the UIWG seeks compatibility of projects to the following two plans:

1. When the City and County Commissions adopted the Miami River Greenway Action Plan in 2001, the current marine industrial boat yard was at this site.  Therefore, the plan has an on-road greenway along North River Drive, adjacent to this location.  The developer offered to fund and build the required street level greenway as a part of the proposed project.  In addition, the Miami River Greenway Action Plan recommends that the Greenway be on the river’s shore where feasible in future re-development projects.  The developer has proposed that the Hurricane Cove project provide a publicly accessible (during daylight hours) riverwalk, entering on the property’s eastern boundary and exiting on the western boundary, including a public greenspace in the eastern portion.

2. The Miami River Corridor Urban Infill Plan - “Vision for the River” for this area (page 35) includes the following relevant statements  “Allapattah’s waterfront industrial zoning should be maintained” and “The appropriateness of high density residential located directly on the River is highly questionable and should be reconsidered.  Likewise, lower density residential development may not be the most appropriate use of this neighborhood’s Miami River frontage.”

Murley opened the meeting to the public, whom expressed the following:

•  Tom and Norman Hempstead – The Miami River Corridor Urban Infill Plan calls for this “Middle River” section to be mixed use, therefore they are opposed to the application to remove Hurricane Cove’s current marine industrial zoning designation.

• Cory Offut – Regardless of Hurricane Cove’s “self help” boat yard nature, it supports 30-50 jobs per day, including contractors who use the facility, therefore Offut expressed opposition to the application.

• T. Boswell – Expressed opposition to the proposed project.

• Lawrence Ress – Hurricane Cove has 30 boats at a time, with an average of 3 people working on each boat, for an estimated total of 100 jobs.  Ress opposes the proposed project due to the loss of the boat-yard, its associated jobs, and the developments high-density.

• T.J. Marshall – Provided 10 letters in support of the project from residents of the River Run (1700 NW North River Drive) apartment building.  The letters note the potential for the proposed project to stimulate the creation of new businesses, “Blockbuster or a Publix or some small restaurants to walk to” and increased property values.  Marshall stated the yellow pages identify an additional 4 self-help boat yards on the Miami River where the contractors currently using Hurricane Cove may work.  Marshall favors the proposed development’s publicly accessible riverwalk and greenspace, versus the existing fenced boat-yard, which has no environmental oversight.  Marshall estimated that the project may generate $2,000,000 in ad-valorum taxes.

• Bud Morton – Expressed opposition to the proposed removal of the marine industrial zoning.

• Beau Payne – Opposed to the removal of the marine industrial zoning and stated there is only one other “self-help” boat yard on the River, which does not have the vessel size capacity of Hurricane Cove.

• Sandra Brooks – River Run Apartment (1700 NW North River Drive) stated her appreciation of the River’s current marine industrial character, and supports the goal of the Miami River Corridor Urban Infill Plan to have mixed uses in this “middle river”.  Brooks stated the architecture of the proposed development does not have the “River’s flavor” and she supports a lower density residential project at this site.

• Fran Bohnsack – Cited the City of Miami’s Neighborhood Comprehensive Plan, which supports the preservation of marine industrial land uses on the Miami River, and supports the City’s adoption of the Miami River Corridor Urban Infill Plan. 

• Augustin Ajustin Apalo  - River Run Apartment (1700 NW North River Drive) supports the proposed project.

• Esther de Varona – Representing the Spring Garden Civic Association, which is concerned about the high density of the proposed project, which would create canyon effect on the river with the minimal setback.

•  Horacio Stuart-Aguirre – Durham Park Neighborhood Assoc. has no position.

Jim Murley thanked the attendees for their input, and announced that the MRC would formulate their advisory recommendation on the MUSP application during the September 8, 2003 public hearing at noon in the United Way Ansin Building , 3250 SW 3^rd Ave

Agenda Item II - Discussion of North and South River Drives Re-Routing Study  - Jim Murley recommended a study of North and South River Drive’s, within the Miami River Corridor Urban Infill boundary.  Murley noted waterfront access roads are key to waterfront redevelopment.  The UIWG agreed that the proposed study should include the following considerations:

1)      Impact of developments on North and South River Drives

2)      Impact of on-road Greenway along North and South River Drives

3)      Miami River Corridor Urban Infill Plan River Drive recommendations

4)      Continued need to access marine industrial sites

5)      Examination of North and South River Drive as a route for a dedicated transit loop

6)      Good signage directing people to the River

7)      Noise barriers / buffers

8)      Consider all other plans and projects for river transportation that impact North and South River Drives

The UIWG estimated the study may cost between $300,000-400,000, and that coordination with the City of Miami and Miami-Dade County is critical to going

forward.  A presentation before the Metropolitan Planning Organization’s Transportation Improvement Program subcommittee should ultimately be considered.  Murley asked for this to be further discussed at the September 9, 2003 MRC Greenways subcommittee meeting, 10 am in the Miami Riverside Center, 444 SW 2^nd Ave, 8^th floor conference room.

Agenda Item III. Review of Urban Infill Plan’s Revised Draft “Annual Report” and “Integrated Five-Year Financial Plan” - Murley commended Brett Bibeau, MRC, for his work in creating the draft documents, which demonstrate the significant implementation of the Miami River Corridor Urban Infill Plan which has occurred during the one year since its adoption by the MRC as a strategic plan.  Murley asked for all final revisions to be submitted to Bibeau one week prior to the next UIWG meeting, September 16, 2003, 10 am, in the Miami Riverside Center, 444 SW 2^nd Ave, 8^th floor conference room.  The “Annual Report” and “Integrated Five-Year Financial Plan” will then be submitted to the MRC during the October 6, 2003 meeting.

Agenda Item IV. New Business – Capt. Smith asked the MRC to investigate a new fence line at “Jones Boat Yard”, 3399 NW South River Drive.  Smith stated he believes the fence impedes on the planned Miami River Greenway route at this location.

Dr. Fran Bohnsack expressed her desire for the MRC to re-introduce the Miami River Corridor Urban Infill Plan to the City Commission for adoption within the next three months.  Murley stated the MRC will consider doing so when the Miami River Corridor Urban Infill Plan’s “1^st Annual Update” is presented to them during the October 6, 2003 MRC meeting. 

The meeting adjourned.

UIWG June 11, 2003 Meeting summary 

Page 2

Ms. Lucia Dougherty, Greenberg Trauig, and Mr. Ed Llorca, Mouriz Salazar & Associates, Inc., presented Hurricane Cove, a Major Use Special Permit Project located on the River’s north shore at 1884 NW North River Drive.  The potential owner, Tony Acosta, has a contract to purchase the site, pending approval of the required zoning and land use amendments from Marine Industrial (SD-4) to Commercial (C1).  The proposal is to maintain and repair the existing 130 slip commercial marina, and develop 4 sets of 26 story residential buildings, in four phases, with 280 residential units each (1,140 residential units total).  With the Civic Center’s 10,000 employees working a ½ mile from Hurricane Cove, the $145,000 - $300,000 units are marketed as an “affordable market rate” home ownership condominium project.  Dougherty explained that if the residential density is decreased, the individual unit price would increase, and make it unaffordable for most Civic Center employees.  Portions of the marina will be commercial, and not limited for the sole use of residential unit owners.  The zoning amendment from Marine Industrial to Commercial would only result in the loss of the “self-service” boatyard component of the existing use, which potentially leads to pollution in the River.  A riverwalk, consisting of a 12-foot boardwalk and additional 12-foot passive green space, would be accessible to the general public during daylight.  The on-road Greenway would proceed down the NW 18^th Court alley to the riverwalk, with a connecting restaurant, market and harbor master facility, and at the end of the private property the riverwalk would turn north, re-connecting with the on-road Greenway along North River Drive.  Gates would block the general public from the residential buildings and marina slips.  Phase I would consist of the western most residential building and the Riverwalk.  The parking garage is facaded with town homes.  Per city code, the project is scaled from 16 stories along North River Drive, to 26 stories on the Riverside.

Dr. Ernie Martin, Chair of the MRC’s Greenway subcommittee, commended the projects treatment of the riverwalk.  Martin encouraged the developers to work with the City of Miami in creating an on-road Greenway with widened sidewalks, landscaping and lighting, along N. River Drive in front of Hurricane Cove, in addition to the publicly accessible riverwalk.  Martin noted the Miami River Corridor Urban Infill Plan’s questioning of high-density residential uses along the riverfront in this middle Allapattah section of the River.  Ms. Ann Fremont, River resident, stated she is concerned about the loss of the self-help boat-yard, because recreational vessels need locations for servicing, expressed concern about the loss of marine industrial riverfront, and does not like the height of the proposed development.  Dr. Fran Bohnsack, Miami River Marine Group, agreed and wants to protect marine industrial sites on the River because they must be located directly on the waterfront.  Bohnsack noted the projects beautiful aesthetic design, yet noted the recent loss of 5 marine industrial riverfront properties.  Ms. Sallye Jude asked the developers if they could incorporate a self-service boatyard within their project, and the developers responded they would consider it.  Dougherty noted to accommodate the self-help boatyard request, it must be made an allowable accessory use to the marina.    Tom Kierin, River resident, stated his support of preserving marine industrial uses along the River, and is concerned this may set a precedent for other marine industrial property owners to amend their zoning and land use for higher density uses in order to potentially sell their property at higher costs.  The UIWG completed the attached favorable “Development Technical Review Form” for the MRC’s consideration during the July 7, 2003 noon meeting at 3250 SW 3^rd Ave.

July 7, 2003 Minutes  Page 4

IV.       Hurricane Cove Development

            Ms. Lucia Dougherty started the presentation and introduced the principles of the project, Mr. Tony Acosta and the architect, Mr. Ed Llorca, with the firm Mouriz Salazar & Associates Inc.  Lucia advised that this project would include four residential towers, a riverwalk and beautiful green space park open to the public during daylight hours along the river.  Also the greenway along the roadway, as depicted in the Greenways Plan, is included.  The riverwalk and park area that will be open to the public during daylight hours exceeds the Greenway Plan requirements and is provided as a community amenity.  Additionally, there will be a small marine store and restaurant.  The developers will keep the marina and improve the dockage but residential buildings will replace the “self-help” boatyard.  The marina slips will be offered to the residents first and then the general public.  Lucia explained that they are seeking a Major Use Special Permit (MUSP) and re-zoning from SD-4, marine industrial, to C1, restricted commercial, to allow for the marina, restaurant and marine store.  She stated the condominiums would be priced from $135,000 to $300,000.  They expect to provide reasonably affordable housing for Civic Center employees.  Ed Llorca then explained the project location and its convenience to downtown, I-95 and the Civic Center.  This is one of the first large projects to be built in Allapattah.  There will be four residential towers 20 stories tall with approximately 268 units each for a total of 1048 units.  Janet McAliley expressed her concern about the density of having over 1000 units and the impact to local traffic.  Lucia explained that the

developers must complete a traffic analysis for the city to review and approve.  She emphasized that this project should reduce traffic as many of the expected buyers work in the Civic Center but commute long distances.  Commissioner Barreiro asked about the riverwalk section and Ed Llorca explained it would be a 12-foot wide boardwalk and another 12 feet of greenspace in front of the building making a 24-foot open area.  Also they plan to create a triangular park area where residents and visitors can enjoy the open area and view the river and marina.  MRC members and the attending public asked numerous questions.  One item that specifically was discussed was the need to stair-step the building down towards the river, instead of on the roadway side.  (Stair-step down means the highest section of the building should be on the road side and lower structures terraced or stair-stepped down towards the river creating better river views for owners and the building is more appealing when viewed from the riverside.  This is also a recommendation in the Urban Infill Plan.)  Lucia explained that the building step down towards the roadside was a city requirement.  Jim Murley stated that the Urban Infill Committee was pleased with the enhanced public access for the park area and riverwalk and that the marina would be improved.  The Committee was concerned about the loss of the “self-help” boatyard and questions the high density of the project, but found it generally consistent with the Urban Infill Plan and that it exceeds the Greenway Plan.  Numerous residents commented on the project with the general theme being the loss of the self-help boatyard, high density and mass of the building, and the potential neighborhood traffic problems.  Commissioner Barreiro stated that we are in the very early stages of the review and development process and suggested that the developers and residents discuss the issues and attempt to come to a better community and development resolution.  Dick Bunnell advised that this is yet another good reason to develop a “banking” of boat slips on the river.  He suggested that should this boatyard be lost, the slips associated with the boatyard should be allowed to be placed at another location of the river.  Janet McAliley made a motion to defer the MRC decision on this development and direct staff to facilitate a meeting between the developer and residents.  Commissioner Barreiro seconded the motion and it passed unanimously.

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