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HomeMy WebLinkAbout2025-154-2457_-_Serenity_Grove_Parking_Variance_-_Adopted.docxRESOLUTION NO. 2025-154-2457 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MIAMI GARDENS, FLORIDA, APPROVING THE VARIANCE APPLICATION SUBMITTED BY SERENITY GROVE VENTURE LLC FOR THAT CERTAIN PROPERTY LOCATED AT 18330 NW 12TH AVE, MORE PARTICULARLY DESCRIBED ON EXHIBIT “A” ATTACHED HERETO, PERMITTING A REDUCTION IN THE NUMBER OF PARKING SPACES TO 169, WHERE 344 SPACES ARE REQUIRED FOR THE PROPOSED PROJECT; PROVIDING FOR THE ADOPTION OF REPRESENTATIONS; PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the applicant is requesting a parking variance to support the future development of a Senior Living facility with 153 units, including access control, a gym, a computer center, a library, a pool, and walking trails, and WHEREAS, the proposed Senior Living Facility, known as “Serenity Garden,” proposes a total of 169 parking spaces, where 344 spaces are required which results in a parking ratio of 1 space per unit and 0.10 guest spaces per unit or 1.10 spaces per unit, and WHEREAS, the additional parking spaces will increase impervious surface area and may place an undue burden on the ability to develop affordable senior living housing, therefore, the applicant requests less parking to preserve the natural wooded area, enhance stormwater infiltration, reduce heat-island effects, and significantly improve the quality of life for senior residents, and WHEREAS, City Staff recommends that the City Council approve the application for parking variance for that certain property located at 18330 NW 12th Ave, more particularly described in Exhibit “A”, and WHEREAS, the City Council considered the testimony of the Applicant, if any, and WHEREAS, the City Council also considered the testimony of the City’s Planning and Zoning Staff, and the Staff Report attached hereto as Exhibit “B” is hereby incorporated by reference, NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MIAMI GARDENS, FLORIDA AS FOLLOWS: Section 1: ADOPTION OF REPRESENTATIONS: The foregoing Whereas paragraphs are hereby ratified and confirmed as being true, and the same are hereby made a specific part of this Resolution. Docusign Envelope ID: 535146B0-EBCA-49AE-8D10-CEB35B12DEF0 Page 2 of 2 Resolution No. 2025-154-2457 Section 2: AUTHORIZATION: The City Council of the City of Miami Gardens hereby approves the application for a parking variance for that certain property located at 18330 NW 12th Ave, more particularly described in Exhibit “A”. Section 3. EFFECTIVE DATE: This Resolution shall take effect immediately upon its final passage. PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF MIAMI GARDENS AT ITS REGULAR MEETING HELD ON DECEMBER 10, 2025. ________________________________ RODNEY HARRIS, MAYOR ATTEST: ________________________________ MARIO BATAILLE, CMC, CITY CLERK PREPARED BY: SONJA KNIGHTON DICKENS, CITY ATTORNEY SPONSORED BY: CAMERON BENSON, CITY MANAGER Moved by: Councilman Leon Seconded by: Councilwoman Julien VOTE: 7-0 Mayor Harris Yes Vice Mayor Stephens, III Yes Councilwoman Baskin Yes Councilman Leon Yes Councilwoman Powell Yes Councilwoman Wilson Yes Councilwoman Julien Yes Docusign Envelope ID: 535146B0-EBCA-49AE-8D10-CEB35B12DEF0 City of Miami Gardens Agenda Cover Memo Meeting: City Council - Dec 10 2025 25-237 Department Planning & Zoning Department Sponsored By City Manager Agenda Item Title A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MIAMI GARDENS, FLORIDA, BY SUBMITTED APPLICATION THE APPROVING VARIANCE SERENITY GROVE VENTURE LLC FOR THAT CERTAIN PROPERTY LOCATED AT 18330 NW 12TH AVE, MORE PARTICULARLY DESCRIBED ON EXHIBIT “A” ATTACHED THE OF NUMBER IN REDUCTION A PERMITTING HERETO, PARKING SPACES TO 169, WHERE 344 SPACES ARE REQUIRED FOR THE PROPOSED PROJECT; PROVIDING FOR THE ADOPTION OF REPRESENTATIONS; PROVIDING FOR AN EFFECTIVE DATE. Strategic Pillar Objectives STRATEGIC PILLAR III: HOUSING • H-2 Diversify Housing Types • H-5 Make Housing More Affordable Staff Summary The applicant is requesting a parking variance to support the future development of a Senior Living facility with 153 units, including access control, a gym, a computer center, a library, a pool, and walking trails. The proposed Senior Living Facility, known as “Serenity Garden,” proposes a total of 169 parking spaces, where 344 spaces are required. This results in a parking ratio of 1 space per unit, plus 0.10 guest spaces per unit or 1.10 spaces per unit. The rationale for the parking variance is that the City's parking requirement exceeds the number of spaces needed to support a Senior Living Facility. The additional parking spaces will increase impervious surface area and may place an undue burden on the ability to develop affordable senior living housing. Furthermore, the applicant requests less parking to preserve the natural wooded area, enhance stormwater infiltration, reduce heat-island effects, and significantly improve the quality of life for senior residents. As the variance request exceeds the 25% threshold for staff approval, approval by the City Council is required. The purpose of this application is to request a reduction of the parking count for the Senior living housing to 169 parking spaces. Of the proposed parking total, 16 spaces will be designated for guest parking. This modification is essential to accommodate the operational needs of a prospective tenant who intends to develop on this site. It’s important to note that the proposed variance will apply solely to the prospective tenant. The variance is not transferable and shall not extend to any other uses or future businesses. Fiscal Impact/Business Impact Statement There will be no fiscal impact on the budget Recommended Action Staff recommends approving the parking variance. The application is generally consistent with the policies, goals, and objectives of the City’s Comprehensive Development Master Plan (CDMP), and generally satisfies Section 34-47 of the City’s Land Development Regulations (LDR) for granting of variances and waivers. Granting of the variance maintains the general intent and purpose of the code and will not alter the essential character of this industrial area. The variance accommodating a future senior living facility aligns with the City's strategic plan for Housing under key action H-2: Diversity Housing Types and H-5 Making Housing More Affordable. Attachments Resolution 2025 - Serenity Grove Parking Variance Exhibit A - Survey - Legal Description - Serenity Gardens Exhibit B- Staff Recommendation - Serenity Gardens Parking Variance Exhibit C - Conceptual Site Plan - Serenity Gardens CREZ-2025-000008 Serenity Gardens Parking Variance Exhibit “A” Survey and Legal Description NW 14TH AV NW 11TH PL NW 188TH TE NW 185TH TENW 188TH TE NW 180TH TE NW 179TH TE NW 180TH TE NW 179TH TENW 16TH AV NW 181ST ST NW 182ND STNW 13TH AV NW 187TH ST NW 186TH ST NW 184TH DR NW 182ND ST NW 181ST ST NW 179TH STFLORIDA'S TURNPIKE NW 17TH AVENUE NW 183RD STREET NW 181ST ST NW 182ND STSUBJECTSITEMIAMI GARDENS DRIVENW 12TH AVENUE STATE ROAD No. 91SECTION 6) LIMITATIONS:Since no other information were furnished other than that is cited in the Sources ofData, the Client is hereby advised that there may be legal restrictions on the SubjectProperty that are not shown on the Survey Map that may be found in the Public Recordsof Miami-Dade County.The Surveyor makes no representation as to ownership or possession of the SubjectProperty by any entity or individual that may appear in the public records of thisCounty.No excavation or determination was made as to how the Subject Property is served byutilities.No improvements were located, other than those shown. No underground foundations,improvements and/or utilities were located or shown hereon.SECTION 7) NOTES CORRESPONDING TO THE TITLE EXCEPTIONS' REVIEW:SUBJECT TO:The exceptions of Schedule B, Section II, Commitment Number: NCS-1258791-MIA,Commitment Effective Date: April 08, 2025 at 7:30 A.M., Issuing Office File Number:NCS-1258791-MIA, prepared by FIRST AMERICAN TITLE INSURANCE COMPANY, and furnishedto the undersigned Land Surveyor to show any matter of records affecting thesubject property as follows:Items # 1 through # 9, inclusive, contain general conditions that have been addressedon this Survey Map or falls outside the purview of the Land Surveying profession.1.Easement, granted from The Most Reverand John C. Favalora, as Archbishop of TheArchdiocese of Miami, His successors in Office to City of North Miami Beach, recorded inBook 21399, Page 3405, of Official Records.Affect the Subject Property and is shown in the map of survey2.Easement, granted from The Most Reverand John C. Favalora, as Archbishop of TheArchdiocese of Miami, His successors in Office to City of North Miami Beach, recorded inBook 22156, Page 2825, of Official Records.Contains blanket conditions that affect the Subject Property.NOT TO SCALELOCATION MAPHADONNETECH BY:Field Book:DRAWN BY:Job No.:of for REVISIONS 1985 NW 88th Court, Suite 101 · Doral, Fl 33172 · P: +1(305)266-1188 ·F: +1(305)207-6845 ·W: www.hadonne.com LAND SURVEYOR AND MAPPERS 3D LASER SCANNING UTILITY COORDINATION SUBSURFACE UTILITY ENGINEERINGQA/QC BY:RIFILEJA1/325071Swerdlow Group 18330 NW 12th Avenue, Miami Gardens, Florida 33169 BOUNDARY AND TOPOGRAPHIC SURVEY JSSURVEYOR'S NOTES:SECTION 1) DATE OF FIELD SURVEY:1.The date of completion of the field work of the Boundary & Topographic Survey was onJuly 26, 2022.2.The date of completion of the field work of the Update Survey was on June 26, 2023.3.The date of completion of the field work of the Update Survey was on September 23,2024.4.The date of completion of the field work of the Update Survey was on January 13,2025.SECTION 2) LEGAL DESCRIPTION:A portion of land in the Southeast 1/4 of the Southwest 1/4 of Section 2, Township 52South, Range 41 East, Miami-Dade County, Florida, lying Easterly of the NortheasterlyRight—of-Way Line of State Road 91 (Florida's Turnpike, Sunshine State Parkway), beingmore particularly described as follows:COMMENCE at the Southeast Corner of the Southwest 1/4 of said Section 2; thenceN02°39'16"W along the East Line of the Southwest 1/4 of said Section 2 for 666.33 feet;thence S86°03'55"W for 35.01 feet to the POINT OF BEGINNING of the parcel of landhereinafter described parcel of land; thence continue S86°03'55"W for 745.42 feet; thenceN37°33'46"W for 52.93 feet; thence N02°48'04"W for 244.99 feet; thence N87°09'13"E alongthe North Line of the South 940 feet of the Southwest 1/4 of said Section 2, said linealso being the South Boundary Line of Block 81 of "NORWOOD FIFTH ADDITION SECTION 3",according to the plat thereof, as recorded in Plat Book 65, at Page 124, of the PublicRecords of Miami-Dade County, Florida for 776.23 feet; thence S02°38'19"E along a lineparallel with and 35 feet West of the East Line of the Southwest 1/4 of said Section 2,said line also being the West Right of Way Line of NW 12th Avenue, for 274.34 feet to thePoint of Beginning.Containing 217,891 Square Feet or 5.00 Acres, more or less, by calculations.Property Address and Tax Folio Number:18330 NW 12 AVE, Miami Gardens, FL. 33169Folio No.: 34-2102-000-0040.SECTION 3) ZONING INFORMATION:Zoning Designation:GP (Government Property)Zoning information was obtained from the Miami Gardens Code of Ordinances.SECTION 4) ACCURACY:The accuracy obtained by field measurement methods and office calculations of closedgeometric figures meets and exceeds the Standards of Practice requirement for this Typeof Survey as defined in Rule 5J-17.051, Florida Administrative Code.Elevations of well identified features as depicted on the Survey Map were measured to anestimated vertical position accuracy of 1/100 of a foot on hard surfaces and 1/10 of afoot on ground surfaces.Well identified features as depicted on the Survey Map were measured to an estimatedhorizontal position accuracy of 1/10 of a foot.This Map of Survey is intended to be displayed at a scale of (1"=30') or smaller.SECTION 5) SOURCES OF DATA:North arrow direction is based on an assumed Meridian.Warranty Deed, dated August 17th, 2009, recorded in Official Records Book 26980, Page1358, Miami-Dade County Records.Bearings as shown hereon are based upon the Esterly Boundary Line of the Subject Sitewith an assumed bearing of N02°39'16"W, said line to be considered a well established andmonumented line.This property appears to be located in Flood Zone "X", as per Federal EmergencyManagement Agency (FEMA) Community Number 120345 (City of Miami Gardens), Map Panel12086C0128, Suffix L, Map Revised Date: September 11, 2009.Elevations as shown hereon are based on the National Geodetic Vertical Datum of 1929(NGVD 29), as per Miami-Dade County's Benchmark Number N-823, Elevation 9.31 feet NAVD88).This Benchmark Elevation was added 1.55 from North American Vertical Datum (NAVD 1988) tobe converted to (NGVD 1929), to obtain elevation 10.86 feet (NGVD 29).M A P OF B O U N D A R Y A N D T O P O G R A P H I C S U R V E YPORTION OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 2, TOWNSHIP 52 SOUTH, RANGE 41 EAST MIAMI, MIAMI-DADE COUNTY, FLORIDA3.Easement, granted from The Most Reverand John C. Favalora, as Archbishop of TheArchdiocese of Miami, His successors in Office to State of Florida Department OfTransportation, recorded in 26460, Page 262, of Official Records.Does not affect the Subject Property.4.Easement, granted from The Most Reverand John C. Favalora, as Archbishop of TheArchdiocese of Miami, His successors in Office to State of Florida Department OfTransportation, recorded in Book 26460, Page 265, of Official Records.Does not affect the Subject Property.5. The terms, provisions, and conditions contained in that certain Surveyor'sAffidavit, recorded in Book 26980, Page 1363, of Official Records.Contains blanket conditions that affect the Subject Property.6. The terms, provisions, and conditions contained in that certain Resolution 2012-07,recorded in Book 28164, Page 1076, of Official Records.Affect the Subject Property and is shown in the map of survey7. The terms, provisions, and conditions contained in that certain Covenant, recordedin Book 30874, Page 3954, of Official Records.Contains blanket conditions that affect the Subject Property.8. Easement, granted from City of Miami Gardens to Florida Power and Light, recorded inBook 32313, Page 4143, of Official Records.Does not affect the Subject Property.9. The terms, provisions, and conditions contained in that certain Unity of Title,recorded in Book 32513, Page 4184, of Official Records.Contains blanket conditions that affect the Subject Property.10. Easement, granted from City of North Miami Beach to SR. Family Center, recorded inBook 32609, Page 3564, of Official Records.Does not affect the Subject Property.11. The terms, provisions, and conditions contained in that certain Unity of Title,recorded in Book 32651, Page 2500, of Official Records.Contains blanket conditions that affect the Subject Property.SECTION 8) CLIENT INFORMATION:This Map of Survey was prepared at the insistence of:·Swerdlow GroupSECTION 9) SURVEYOR'S CERTIFICATE:I hereby certify: That this "Boundary and Topographic Survey" and the Survey Mapresulting therefrom was performed under my direction and is true and correct to thebest of my knowledge and belief and further, that said "Boundary and TopographicSurvey" meets the intent of the applicable provisions of the "Standards of Practice forLand Surveying in the State of Florida", pursuant to Rule 5J-17.051 through 5J-17.052of the Florida Administrative Code and its implementing law, Chapter 472.027 of theFlorida Statutes.Abraham Hadad, PSMFor the FirmRegistered Surveyor and Mapper LS6006State of FloridaHADONNE CORP., a Florida CorporationFlorida Certificate of Authorization Number LB70978935 NW 35th Lane, Suite 201Doral, Florida, 33172305.266.1188 office305.207.6845 faxNOTICE:Not valid without the original electronic signature and seal of a FloridaLicensed Surveyor and Mapper. Additions or deletions to Survey Maps by other than thesigning party are prohibited without the written consent of the signing party.NOTICE:This Document is not full and complete without all pages.(Total of Three (3) pages) N.W. 12th AVENUE N.W. 185thTERRACEN.W. 186thSTREETN.W. 186th ST.LOT 26 BLOCK 52 "NORWOOD 3RD ADDITION" (PB. 57, PG. 33) LOT 1 LOT 18 BLOCK 53 "NORWOOD 3RD ADDITION" (PB. 57, PG. 33) LOT 1 BLOCK 81"NORWOOD FIFTH ADDITION SECTION 3"(PB. 65, PG. 124)LOT 4LOT 3LOT 2LOT 1LOT 5LOT 6LOT 7LOT 8STATE ROAD No. 91 (FLORIDA'S TURNPIKE)PROJECT BOUNDARYI M P R O V E M E N T S N O T S H O W NN.W. 12th AVE.S.R. 860 / MIAMI GARDEN DRIVE (N.W. 183rd STREET)......ASSUMED HADONNETECH BY:Field Book:DRAWN BY:Job No.:of for REVISIONS 1985 NW 88th Court, Suite 101 · Doral, Fl 33172 · P: +1(305)266-1188 ·F: +1(305)207-6845 ·W: www.hadonne.com LAND SURVEYOR AND MAPPERS 3D LASER SCANNING UTILITY COORDINATION SUBSURFACE UTILITY ENGINEERINGQA/QC BY:RIFILEJA2/325071Swerdlow Group 18330 NW 12th Avenue, Miami Gardens, Florida 33169 BOUNDARY AND TOPOGRAPHIC SURVEY JSSYMBOLDESCRIPTIONLEGENDCB1M A P OF B O U N D A R Y A N D T O P O G R A P H I C S U R V E YPORTION OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 2, TOWNSHIP 52 SOUTH, RANGE 41 EAST MIAMI, MIAMI-DADE COUNTY, FLORIDANOTICE:This Document is not full and complete without all pages.(Total of Three (3) pages) N.W. 12th AVENUE N.W. 186th ST.LOT 26 BLOCK 52 "NORWOOD 3RD ADDITION" (PB. 57, PG. 33) LOT 1 LOT 18 BLOCK 53 "NORWOOD 3RD ADDITION" (PB. 57, PG. 33) LOT 1 BLOCK 81"NORWOOD FIFTH ADDITION SECTION 3"(PB. 65, PG. 124)LOT 4LOT 3LOT 2LOT 1LOT 5LOT 6LOT 7N.W. 185thTERRACEN.W. 186thSTREET.......................................N.W. 12th AVE.S.R. 860 / MIAMI GARDEN DRIVE (N.W. 183rd STREET) NW 14TH AV NW 11TH PL NW 185TH TENW 188TH TE NW 180TH TE NW 179TH TE NW 180TH TE NW 179TH TENW 16TH AV NW 181ST ST NW 182ND STNW 13TH AV NW 187TH ST NW 186TH ST NW 184TH DR NW 182ND ST NW 181ST STFLORIDA'S TURNPIKE NW 17TH AVENUE NW 183RD STREET NW 181ST ST NW 182ND STPROJECTMIAMI GARDENS DRIVENW 12TH AVENUE STATE ROAD No. 91BOUNDARYASSUMED HADONNETECH BY:Field Book:DRAWN BY:Job No.:of for REVISIONS 1985 NW 88th Court, Suite 101 · Doral, Fl 33172 · P: +1(305)266-1188 ·F: +1(305)207-6845 ·W: www.hadonne.com LAND SURVEYOR AND MAPPERS 3D LASER SCANNING UTILITY COORDINATION SUBSURFACE UTILITY ENGINEERINGQA/QC BY:RIFILEJA3/325071Swerdlow Group 18330 NW 12th Avenue Miami Gardens, Florida 33169 BOUNDARY AND TOPOGRAPHIC SURVEY JSSYMBOLDESCRIPTIONLEGEND......M A P OF B O U N D A R Y A N D T O P O G R A P H I C S U R V E YPORTION OF THE SOUTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 2, TOWNSHIP 52 SOUTH, RANGE 41 EAST MIAMI, MIAMI-DADE COUNTY, FLORIDACB1NOTICE:This Document is not full and complete without all pages.(Total of Three (3) pages) CVAR-2025-000008 Serenity Gardens Parking Variance Exhibit “B”- Staff Recommendation CVAR-2025-000008 Serenity Gardens Parking Variance STAFF RECOMMENDATION CVAR-2025-000008 APPLICATION INFORMATION Applicant: SERENITY GROVE VENTURE, LLC Property Location: 18330 NW 12th Ave, Miami Gardens, Florida 33169 Folio Number: 34-2102-000-0040 Property Size: 10.9 +/- Acres Future Land Use: Neighborhood Existing Zoning: PD, Planned Development Requested Action(s): Non-use variance of Section 34-381 to allow a reduction in the number of required off-street parking spaces to 169 spaces, where 344 spaces are required. RECOMMENDATION: It is recommended that the City Council adopt a Resolution allowing a decrease in the number of required off-street parking spaces for the Serenity Garden Senior Housing development located at 18330 NW 12th Avenue. Neighborhood Land Use Characteristics Property Future Land Use Designation Zoning Classification Existing Use Subject Site Neighborhood PD, Planned Development Senior Living Housing North Neighborhood GP, Government Property R-1 Single Family Dwelling Residences Educational Facility - Single Family Residences South Neighborhood PD, Planned Development – Florida Turnpike Senior Center East Commerce R-1, Single Family – PCD – Planned Corridor Development Single Family Residences/Place of Worship West Florida Turnpike CVAR-2025-000008 Serenity Gardens Parking Variance Project Summary/Background The current development site is 10.9 acres in size and is owned by the City of Miami Gardens. The development site is currently being utilized as a Senior Center and a community garden. The Subject property is zoned PD, Planned Development, and has a “Neighborhood” land use designation in the City of Miami Gardens Comprehensive Development Master Plan (CDMP). The purpose of the Planned Development District is to provide flexibility in the design and development of relatively large properties for residential, commercial, mixed residential- commercial, public and institutional, and recreation and entertainment uses. The subject property is surrounded by single-family homes, an Elementary school to the north, a place of worship to the east, and is adjacent to the turnpike to the southwest. The applicant, Serenity Grove Venture, LLC, has entered into a lease agreement with the City of Miami Gardens to occupy the parcel of land for the purpose of constructing, maintaining, and operating a multi-family residential housing facility for the elderly. The applicant is requesting a parking variance to support the future development of a Senior Living facility with 153 units, including access control, a gym, a computer center, a library, a pool, and walking trails. The proposed Senior Living Facility, known as “Serenity Garden,” proposes a total of 169 parking spaces, where 344 spaces are required. This results in a parking ratio of 1 space per unit; plus 0.10 guest spaces per unit or 1.10 spaces per unit. The rationale for the parking variance is that the City's parking requirement exceeds the number of spaces needed to support a Senior Living Facility. The additional parking spaces will increase impervious surface area and may place an undue burden on the ability to develop affordable senior living housing. Furthermore, the applicant requests less parking to preserve the natural wooded area, enhance stormwater infiltration, reduce heat-island effects, and significantly improve the quality of life for senior residents. As the variance request exceeds the 25% threshold for staff approval, approval by the City Council is required. All other development standards are intended to be met, and the structure will otherwise be consistent with the current code. REVIEW AND ANALYSIS The City Council may grant variances and waivers subject to the property meeting the criteria set forth in Section 34-47 of the City’s Land Development Regulations (LDR): Sec. 34-47. - Granting of variances and waivers. (h) Criteria for granting variances. Upon appeal or direct application in specific cases to hear and grant applications for non-use variances and waivers of this chapter, when authorized, the zoning appeals board may grant approval, approval with conditions of the application, upon showing by the applicant that the non-use variance or waiver meets all of the following: (1) The particular physical surroundings, shape, topographical condition, or other physical or environmental condition of the specific property involved would result in a particular CVAR-2025-000008 Serenity Gardens Parking Variance hardship upon the owner, as distinguished from a mere inconvenience, if the regulations were carried out literally. (2) The conditions upon which the request for a variance is based are unique to the parcel and would not be generally applicable to other property within the vicinity. (3) The alleged difficulty or hardship was not deliberately created to establish a use or structure which is not otherwise consistent with this Code. (4) The granting of the variance will not be detrimental to the public welfare or injurious to other property or improvements in the vicinity. (5) The proposed variance will not substantially increase the congestion in the public streets, or increase the danger of fire, or endanger the public safety, or substantially diminish or impair property values within the vicinity. (6) The variance request is the minimum variance that will make possible the reasonable use of the land, building, or structure; (7) The granting of the variance request will be in harmony with the general intent and purpose of these regulations and the comprehensive plan; (8) Nonconforming use of neighboring lands, structures, or buildings in the same zoning district, and the permitted use of lands, structures, or buildings in other zoning districts, shall not be considered grounds for the authorization of a variance; and (9) Financial hardship is not the only evidence of a hardship considered in the authorization of a variance. Staff Comment The requested variance is both necessary and reasonable for the operation of the Senior Living housing. The requested variance is consistent with the City’s goal and objectives of promoting quality, age-friendly housing options and facilitating the development of affordable senior communities. The affordable senior living housing aligns with the strategic plan's goals for affordable housing and diversifying housing types. Serenity Gardens intends to provide a safe, walkable, and environmentally responsible senior community while ensuring adequate parking based on real-world demand. The proposed parking supply satisfies the needs of residents and guests without imposing unnecessary costs or environmental impacts. The purpose of this application is to request a reduction of the parking count for the Senior living housing to 169 parking spaces. Of the proposed parking total, 16 spaces will be designated for guest parking. This modification is essential to accommodate the operational needs of a prospective tenant who intends to develop on this site. It’s important to note that the proposed variance will apply solely to the prospective tenant. The variance is not transferable and shall not extend to any other uses or future businesses. CVAR-2025-000008 Serenity Gardens Parking Variance The proposed 169 parking spaces are sufficient for users without causing any adverse impact on traffic circulation or adjacent properties. Granting this variance will not create a parking shortage nor negatively affect the surrounding area. • The Applicant's request for a variance is based on affordable housing for the senior residents will be provided, and is not generally applicable to other properties in the vicinity of the Project. The maximum number of spaces that can reasonably be provided while preserving operational capabilities of the senior living housing, clearly being the minimum possible request for reasonable and necessary use of the Project. The Project will result in a positive impact to the City, by creating a significant amount of affordable housing for senior residents. • The proposed variance is not expected to substantially increase congestion or endanger the public safety. Granting of the variance will assist the applicant in building out the site to its full potential. All other development standards are intended to be met and the structure will otherwise be consistent with the current code. • The proposed variance is not related to any nonconforming use on neighboring lands, structures or buildings in this zoning district. The permitted use of lands, structures, or buildings in other zoning districts, is not being used as grounds for the proposed variance. Consistency with City of Miami Gardens Comprehensive Development Master Plan (CDMP) The application is specifically consistent with the following policies of the CDMP: Policy 1.2.1: Uses consistent with the Neighborhood land use designation shall primarily include low and low-medium density residential uses. Medium and medium-high densities, suburban commercial and office, and mixed- use planned uses may be permitted subject to the performance criteria set forth in this Plan. Policy 1.2.2: The Neighborhood land use designation shall provide for a variety of housing types and densities. Anticipated Facilities Impact Concurrency determinations or requirements will be addressed as part of the development review process prior to issuance of a building permit. Public Notification/Comments Notification of the applicant’s request was provided in accordance with Section 34-46(d)(7) CVAR-2025-000008 Serenity Gardens Parking Variance Conclusion The requested non-use variance for decreasing the number of required off-street parking spaces does not affect or change the current use of the property. The application is generally consistent with the policies, goals and objectives of the City’s Comprehensive Development Master Plan (CDMP), and generally satisfies Section 34-47 of the City’s Land Development Regulations (LDR) for granting of variances and waivers. Granting of the variance maintains the general intent and purpose of the code and will not alter the essential character of the existing neighborhood. Attachments Attachment A - Location Map CVAR-2025-000008 Serenity Gardens Parking Variance ATTACHMENT A Location Map Subject Property CREZ-2025-000008 Serenity Gardens Parking Varaince Exhibit “C” Conceptual Site Plan project number : drawing scale : drawing date : phase : sheet number : drawing data :Copyright © 2021| MODIS ARCHITECTS, LLC | All Rights Reserved |ROBERT K. MORISETTE, AIA, NCARB, LEED AP BD+C, CDP FLORIDA REGISTERED ARCHITECT # AR 93259 revisions : seal :4955 SW 75th Avenuet.786.879.8882Miami, Florida 33155f.786.350.1515MODIS Architects, LLCe.MODIS@MODISarchitects.comaarrcchhiitteeccttssproject info :NEW CONSTRUCTION AFFORDABLE/SENIOR LIVING"Designer Architect, Arquitectonica". 1" = 1'-0"Autodesk Docs://25069 - SERENITY GARDENS/25069 - Serenity Gardens_ZONING.rvtA-004A-004 ZONING AND PROJECT TABULATIONS 11/10/2025 25069 Site Plan SubmittalSERENETY GARDENS18330 NW 12th Ave.Miami, FL 33137Serenity Grove Venture, LLC;Loading N/A One bicycle rack with least five bicyclesfor every 50 vehicular parking spaces provided Bicycle Parking 3 bike rack 15 bike pkg sp 3 bike rack 15 bike pkg sp Electric Vehicle or EV No EV spaces required per Senate Bill N/A Required/Allowed Provided Electric Vehicle & Bicycle Parking Off-Street (Surface)159 sp 10 sp 169 spProvidedStandardHCTotalPROPOSED PARKING Grand Total Required:168.30 spSubtotal Total Required :168.30 spVisitor @ .10 sp/unit 15.30 spUnits @ 1.0 sp/unit 153 units 153.00 sp Multifamily Residential Required Off-Street Parking # DU or sf # SpacesREQUIRED PARKING Landscape islands—Off-street parking areas 1 per every 10 req. parking spaces 1 per every 10 req. parking spaces Landscape Buffer Off-Street Parking Area 7 ft 7'-0" Interior Side Landscape Buffer(South)5 ft 7'-2"Interior Side Landscape Buffer (North)5 ft 5'-0"Rear Landscape Buffer (West)5 ft 5'-0"Front Landscape Buffer (NW 12 AVE)10 ft 14'-0"Landscape Open Space,30%65,367 sf 55%120,017 sfMIN. LANDSCAPE & BUFFERING N/A ACCESSORY BUILDING SETBACKS AND SPACINGSpacing Between Principal Buildings, Min.N/A Separated from Residentially Zoned Lot By Street, Alley Or Other Right-Of- Way, Min.N/A Abutting Residentially Zoned Lot, Min.N/A Side Street Setback, Min.N/AInterior Side Setback, Min. (South)N/A 19'-0"Interior Side Setback, Min. (North)N/A 177'-0"Rear setback, Min. (West)N/A 131'-7"Front Setback, Min. (NW 12 AVE)N/A 25'-0"Building Length, Max.N/A 301'-6"Required/Allowed ProposedPRINCIPAL BUILDING SIZE, SETBACKS AND SPACINGAccessory Building(s)10 Stories 40 ft N/APrincipal Building(s)10 Stories 8 StoriesRequired/Allowed ProposedMAX HEIGHT OF BUILDING AND STRUCTURESImpervious Area, Max.N/ACommon Open Space, Min.40%87,156.40 sf 60%130,633.89 sf FAR, Max.1 217,891.00 sf 1.61 135,715.08 sf Density (Based on NSF)50 du/ac 250 units 153 units Total Area:217,891.00 nsf 5.00 ac Net Area 90,263.00 nsf 2.07 ac Net Area 127,628.00 nsf 2.93 acSite Area:5.00 ac Square Footage (sf)Acres (ac) Frontage 200 ft Frontage 200 ft FrontageDevelopment Site Min. Dimensions Required/Allowed ProposedLOT AND DENSITY PARAMETERSFuture Land Use:Neighborhood Zoning:PD-Planned DevelopmentProperty Address:18330 NW 12 AVE, MIAMI GARDENS, FL 33169 Folio:34-2102-000-0040Property Information Affordable Senior Independent Living Development ZONING DATA Variance: 25% Average Unit Size Reduction from 950 sf to 712.5sf Variance: 25% Studio Unit Size Reduction from 650 sf to 487.5 sfVariance: 25% Unit Size Reduction from 800 sf to 600 sf 712.51 avg sf/unit Grand Total 13 units 20 units 153 units 109,014.17 sf 100.00% 1 units 2 units 15 units 15,509.55 sf B1 1,033.97 sf 1 units 2 units 15 units 15,509.55 sf 9.80% 2BD - 600 sf Min. Required Sub-Total 10 units 16 units 122 units 84,264.30 sfA3725.21 sf 0 units 2 units 14 units 10,152.94 sfA2828.22 sf 2 units 2 units 16 units 13,251.52 sfA1661.52 sf 8 units 12 units 92 units 60,859.84 sf 79.74% 1BD - 600 sf Min. Required 2 units 2 units 16 units 9,240 sf ST1 577.52 sf 2 units 2 units 16 units 9,240.32 sf 10.46% STUDIO - 487.5 sf Min. Required Unit Type SF/Unit Provided Level 1 Levels 2-8 (per level)Total # of Units Leasable SF.% of Totals UNIT BREAKDOWN N SCALE: 1" = 1'-0"1ZONING MAP N SCALE: 1" = 1'-0"2LAND USE MAP Rev. #Description Date 1 SITE PLAN REVISION 11/10/2025 Robert K Morisette Digitally signed by Robert K Morisette Date: 2025.11.11 16:14:48-05'00' UP E E S E E PHASE 1SUBJECTSITE40.2'37.4' CL CL 2 LOADING SPACE 23X10 DRY RETENTION PONDN.W. 185th N.W. 185th TERRACETERRACE N.W. 12th AVENUEN.W. 12th AVENUEN.W. 12th AVENUEN.W. 12th AVENUEPOOL DECK AREA DESIGN – REFER TO LANDSCAPE DRAWINGS STBKSTBK19'-1"19'-1"PROPERTY LINE 458.05'PROPERTY LINE 273.86'PROPERTY LINE 459.11'STBKSTBK177'-0"177'-0" UNITST-1 UNITA-1UNITST-1 CORRIDOR UNITA-1 UNITA-1 UNITB-1.1UFAS UNITA-1 UNITA-1 TRASHROOM STAIR#2 POOL UNITA-1 UNITA-2.1UFAS UNITA-1 MAILROOM LEASINGOFFICE LOBBY MAINTENANCEROOM M/PROOM GYM&FITNESS UNITA-1 PACKAGEROOM UNITA-2 FIRE&DOMESTICPUMP MAINELECTRICALROOM GENERATORROOM CORRIDOR WOMEN'SREST. MEN'SREST. WOMEN'SREST. MEN'SREST. BIKE RACK, 9 BIKES BIKE RACK, 9 BIKESLANDSCAPE BUFFER STAIRS#1   Compact Cars OnlyCompact Cars Only PERVIOUS SURFACE SOLID COMPOSITE FENCE 7.5' HIGH @ POOL AREA, WEST & SOUTH SIDE. METAL PICKET FENCE 6' HIGH. SEE SHEET A-005 FOR DETAILS. PERIMETER FENCE 6' HIGH. SEE SHEET A-005 FOR DETAILS. PERIMETER FENCE 6' HIGH. SEE SHEET A-005 FOR DETAILS. PERIMETER FENCE 6' HIGH. SEE SHEET A-005 FOR DETAILS. NATURAL PRESERVE AREANATURAL PRESERVE AREA EXISTING PERIMETER FENCE (8' CHAIN LINK AS PER SURVEY). EXISTING PERIMETER FENCE (8' CHAIN LINK AS PER SURVEY). PERIMETER FENCE 6' HIGH. SEE SHEET A-005 FOR DETAILS. EXISTING PERIMETER FENCE (6' PICKET FENCE). project number : drawing scale : drawing date : phase : sheet number : drawing data :Copyright © 2021| MODIS ARCHITECTS, LLC | All Rights Reserved |ROBERT K. MORISETTE, AIA, NCARB, LEED AP BD+C, CDP FLORIDA REGISTERED ARCHITECT # AR 93259 revisions : seal :4955 SW 75th Avenuet.786.879.8882Miami, Florida 33155f.786.350.1515MODIS Architects, LLCe.MODIS@MODISarchitects.comaarrcchhiitteeccttssproject info :NEW CONSTRUCTION AFFORDABLE/SENIOR LIVING"Designer Architect, Arquitectonica". 1" = 30'-0"Autodesk Docs://25069 - SERENITY GARDENS/25069 - Serenity Gardens_ZONING.rvtA-101A-101 SITE PLAN 11/10/2025 25069 Site Plan SubmittalSERENETY GARDENS18330 NW 12th Ave.Miami, FL 33137Serenity Grove Venture, LLC;N SCALE: 1" = 30'-0"1SITE PLAN Rev. #Description Date 1 SITE PLAN REVISION 11/10/2025 Robert K Morisette Digitally signed by Robert K Morisette Date: 2025.11.11 16:15:02-05'00' NATURAL PRESERVE AREANATURAL PRESERVE AREA DRY RETENTION PONDDRY RETENTION POND01 01 01 01 02 02 02 02 02 02 03 03 03 03 04 04 04 05 050504 04 0404 06 06 08 08 08 08 08 08 08 08 0909 01-PROPOSED PERMEABLE PAVERS: "PAVE DRAIN".02-WALKING PATH: "CONCRETE".03-POOL PAVEMENT 05-METAL COMPOSITE FENCE 7.5' HIGH.06-PEDESTRIAN CROSSWALK STRIPING 08-GREEN BUTTONWOOD HEDGES 09-OUTDOOR BIKE RACK 04-METAL PICKET FENCE 6' HIGH project number : drawing scale : drawing date : phase : sheet number : drawing data :Copyright © 2021| MODIS ARCHITECTS, LLC | All Rights Reserved |ROBERT K. MORISETTE, AIA, NCARB, LEED AP BD+C, CDP FLORIDA REGISTERED ARCHITECT # AR 93259 revisions : seal :4955 SW 75th Avenuet.786.879.8882Miami, Florida 33155f.786.350.1515MODIS Architects, LLCe.MODIS@MODISarchitects.comaarrcchhiitteeccttssproject info :NEW CONSTRUCTION AFFORDABLE/SENIOR LIVING"Designer Architect, Arquitectonica". As indicatedAutodesk Docs://25069 - SERENITY GARDENS/25069 - Serenity Gardens_ZONING.rvtA-101.1A-101.1 COLOR SITE PLAN / SITE MATERIAL 11/10/2025 25069 Site Plan SubmittalSERENETY GARDENS18330 NW 12th Ave.Miami, FL 33137Serenity Grove Venture, LLC;Rev. #Description Date 1 SITE PLAN REVISION 11/10/2025 N SCALE: 1" = 30'-0"2SITE PLAN SCALE: 1/2" = 1'-0"1MATERIAL BOARD Robert K Morisette Digitally signed by Robert K Morisette Date: 2025.11.11 16:15:05-05'00' E E S E E PHASE 1SUBJECTSITE40.2'37.4' CL CL Luminaire Schedule Project: 11_10_2025 SERENITY GARDENS, MIAMI GARDENS - SITE - REV2 SymbolQtyLabelArrangementLuminaire LumensLLDLuminaire Watts Total Watts Description 4SABack-Back334080.900201.8 1614.4 GARDCO (2)OPF-M-A15-740-T5W POLE MOUNT 25' AFG 4SBSingle212050.900176.3 705.2 GARDCO OPF-M-A13-740-BLC POLE MOUNT 25' AFG 3SB1Single95780.90074.41 223.23 GARDCO OPF-M-A08-740-BLC POLE MOUNT 25' AFG 1SCSingle74740.90074.41 74.41 GARDCO OPF-M-A08-740-LCL POLE MOUNT 25' AFG 3WSingle17140.90010.2 30.6 GARDCO GWS-A01-740-T4M 5WSSingle33500.90048 240 SCOTT S9322-L48-40K-xx Calculation Summary Project: 11_10_2025 SERENITY GARDENS, MIAMI GARDENS - SITE - REV2 Label CalcType Units Avg Max Min Avg/Min Max/Min Point Spacing Calc. Plane Height FRONT ENTRANCE Illuminance Fc 7.27 8.6 6.2 1.17 1.39 N.A.N.A. PARK & DRIVE Illuminance Fc 3.81 8.0 1.1 3.46 7.27 10 0 POOL DECK (NO NIGHTTIME SWIMMING)Illuminance Fc 2.19 2.9 1.1 1.99 2.64 10 0 PROPERTY LINE Illuminance Fc 0.21 0.6 0.0 N.A.N.A.N.A.N.A. STAIR #1 ENTRY Illuminance Fc 6.30 6.3 6.3 1.00 1.00 N.A.N.A. STAIR #2 ENTRY Illuminance Fc 5.50 5.5 5.5 1.00 1.00 N.A.N.A. WEST ENTRY Illuminance Fc 5.00 5.0 5.0 1.00 1.00 N.A.N.A. WALKWAYS Illuminance Fc 2.11 5.5 0.7 3.01 7.86 SB1 MH: 25 SB1 MH: 25 SA MH: 25 SA MH: 25 SA MH: 25 SB1 MH: 25 SC MH: 25 SB MH: 25 SB MH: 25 SB MH: 25 SA MH: 25 SB MH: 25 WS MH: 7.5 WS MH: 7.5 WS MH: 7.5 WS MH: 7.5 WS MH: 7.5 W MH: 8 W MH: 8 W MH: 8 6.6 7.6 8.6 8.0 6.6 6.2 2.32.32.52.83.33.5 3.5 4.1 5.2 5.9 6.2 5.9 5.3 4.8 4.1 3.4 1.61.82.22.52.93.54.14.4 3.7 3.6 3.7 4.2 4.8 5.3 5.3 4.9 4.5 4.2 3.9 3.7 3.9 1.51.81.92.12.32.83.54.65.55.95.54.8 4.5 4.5 4.8 5.7 6.1 5.9 5.2 4.4 4.1 3.9 4.2 4.8 5.7 6.3 6.2 5.5 4.7 4.3 4.1 4.3 4.8 5.5 5.6 5.1 4.2 3.8 3.8 3.8 3.8 3.7 2.0 1.82.02.32.63.24.45.86.77.16.96.0 5.3 5.3 6.2 7.1 7.3 7.2 6.5 5.5 4.7 4.5 4.9 5.9 6.8 7.2 7.2 6.7 5.6 4.9 4.7 5.2 6.1 6.8 6.7 6.3 5.4 4.3 3.8 3.4 3.1 3.0 1.8 1.92.02.02.22.42.93.65.06.47.57.87.56.8 6.0 6.0 7.0 7.7 8.0 8.0 7.1 6.1 5.2 5.0 5.4 6.5 7.3 7.7 7.9 7.2 6.3 5.4 5.3 5.9 6.8 7.4 7.1 7.0 6.0 4.7 4.0 3.3 3.0 2.5 2.62.42.22.32.52.93.65.06.37.67.87.56.8 5.9 6.0 6.9 7.7 8.0 8.0 7.1 6.1 5.2 5.0 5.4 6.5 7.3 7.7 8.0 7.1 6.2 5.3 5.2 5.8 6.8 7.5 7.2 7.0 5.9 4.6 3.7 3.1 2.92.82.42.32.42.63.24.35.76.66.96.75.9 5.2 5.2 6.0 6.9 7.2 7.0 6.4 5.4 4.6 4.4 4.8 5.7 6.6 7.0 6.9 6.4 5.4 4.7 4.6 5.1 6.0 6.6 6.6 6.2 5.2 3.9 3.1 2.6 3.02.82.52.32.22.42.83.44.45.45.75.34.7 4.4 4.5 4.8 5.6 6.0 5.8 5.1 4.4 4.0 3.9 4.1 4.5 5.3 5.8 5.7 5.1 4.4 4.1 4.0 4.2 4.7 5.3 5.5 4.9 3.9 3.1 2.6 2.1 1.7 1.3 2.42.22.12.32.62.93.54.04.34.24.0 4.0 4.0 4.0 4.3 4.7 4.5 4.1 3.8 3.7 3.7 3.7 3.8 4.1 4.4 4.4 4.1 3.8 3.8 3.8 3.7 3.8 4.0 4.1 3.6 3.0 2.6 2.3 1.8 1.4 1.1 2.72.52.32.22.22.32.42.52.93.33.53.53.5 3.7 3.7 3.6 3.7 3.8 3.7 3.5 3.4 3.5 3.7 3.4 3.4 3.5 3.6 3.6 3.5 3.4 3.6 3.6 3.3 3.3 3.3 3.2 2.9 2.5 2.2 2.1 1.8 1.4 1.1 2.12.22.22.22.22.22.22.32.62.93.13.23.2 3.2 3.2 3.3 3.4 3.5 3.4 3.3 3.1 3.2 3.2 3.2 3.1 3.2 3.3 3.3 3.2 3.1 3.1 3.1 3.1 3.0 3.0 2.9 2.6 2.2 2.0 1.9 1.7 1.5 1.2 1.62.02.12.22.22.12.12.22.42.52.72.92.9 2.8 2.9 3.0 3.1 3.1 3.1 3.0 2.9 2.8 2.8 2.9 2.9 3.0 3.0 3.0 2.9 2.9 2.8 2.7 2.7 2.7 2.7 2.5 2.4 2.2 2.0 1.8 1.7 1.5 1.2 1.41.82.12.32.42.32.22.12.12.22.32.52.6 2.6 2.8 2.9 2.9 2.8 2.7 2.6 2.6 2.6 2.6 2.7 2.7 2.8 2.7 2.7 2.7 2.6 2.5 2.4 2.4 2.4 2.4 2.3 2.3 2.2 2.1 1.9 1.8 1.6 1.2 1.41.82.22.62.82.72.62.42.22.22.22.42.6 2.7 3.0 3.2 3.2 3.0 2.8 2.6 2.5 2.4 2.5 2.7 2.9 3.1 3.1 3.0 2.8 2.6 2.4 2.2 2.2 2.3 2.4 2.6 2.7 2.7 2.5 2.3 2.0 1.7 1.2 1.52.12.73.23.63.63.32.92.62.32.22.52.8 3.2 3.6 4.0 3.9 3.5 3.1 2.7 2.5 2.4 2.6 3.0 3.4 3.8 4.0 3.7 3.3 2.9 2.5 2.2 2.2 2.5 2.8 3.1 3.5 3.7 3.4 3.0 2.5 1.9 1.3 1.62.53.44.34.94.94.33.52.92.32.12.53.1 3.8 4.7 5.1 5.1 4.3 3.5 2.9 2.4 2.3 2.7 3.4 4.1 5.0 5.1 4.9 4.0 3.3 2.6 2.1 2.1 2.6 3.2 3.9 4.8 4.9 4.8 3.8 3.0 2.1 1.3 5.55.75.75.54.12.92.11.82.3 4.5 5.6 5.9 5.8 5.5 3.9 2.8 2.0 2.6 3.7 5.1 5.7 5.9 5.6 4.8 3.5 2.4 1.7 2.4 3.5 4.8 5.6 5.8 5.6 4.8 4.64.54.54.63.52.31.51.21.6 3.9 4.8 4.5 4.7 4.7 3.3 2.1 1.4 1.9 3.0 4.6 4.8 4.6 4.8 4.4 2.8 1.8 1.2 1.8 2.9 4.5 4.8 4.5 4.6 4.3 1.11.31.21.21.41.82.52.72.52.62.4 1.81.81.71.61.82.12.52.82.82.72.3 2.62.52.42.0 2.72.72.01.7 2.82.82.62.32.12.01.92.02.12.12.0 2.82.92.42.22.12.02.02.02.22.52.7 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.4 0.4 0.4 0.5 0.5 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.3 0.2 0.1 0.1 0.10.10.20.20.10.20.20.20.20.20.30.30.20.30.30.20.20.30.30.30.20.30.30.30.30.30.20.20.30.20.20.20.30.30.20.30.20.20.20.20.20.20.20.20.20.1 0.1 0.3 0.5 0.5 0.6 0.5 0.5 0.6 0.5 0.4 0.3 0.3 0.3 0.4 0.5 0.4 0.4 0.5 0.5 0.4 0.3 0.3 0.2 0.3 0.4 0.3 0.2 0.1 0.10.10.20.20.20.20.20.10.10.10.10.10.10.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 6.3 5.5 5.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.8 1.5 1.6 3.3 3.3 2.2 2.4 1.8 3.1 3.4 3.5 3.6 3.7 3.9 4.0 3.8 4.03.53.33.02.62.32.22.22.12.02.0 1.8 1.5 1.1 0.9 1.1 1.6 1.8 1.6 1.6 1.8 1.6 1.2 1.0 0.9 0.9 0.9 0.9 0.8 0.9 1.11.41.40.70.71.01.51.30.90.70.91.3 1.5 1.2 0.7 0.7 1.2 1.5 1.3 0.9 0.7 1.0 1.4 1.5 1.0 0.7 0.8 1.6 1.5 1.1 0.7 0.7 1.0 1.4 1.6 1.1 0.7 0.7 1.3 1.3 1.0 0.8 0.8 0.9 1.0 1.0 1.0 1.0 1.0 1.0 0.9 1.0 1.1 1.5 1.9 1.2 1.63.84.74.13.73.63.64.14.54.4 3.6 3.2 3.23.94.33.3 3.4 3.7 3.7 4.24.75.04.94.44.0 4.9 3.9 4.2 CL E E UP Luminaire Schedule Project: 11_10_2025 SERENITY GARDENS, MIAMI GARDENS - SITE - REV2 SymbolQtyLabelArrangementLuminaire LumensLLDLuminaire WattsTotal WattsDescription 4SABack-Back334080.900201.81614.4GARDCO (2)OPF-M-A15-740-T5W POLE MOUNT 25' AFG 4SBSingle212050.900176.3705.2GARDCO OPF-M-A13-740-BLC POLE MOUNT 25' AFG 3SB1Single95780.90074.41223.23GARDCO OPF-M-A08-740-BLC POLE MOUNT 25' AFG 1SCSingle74740.90074.4174.41GARDCO OPF-M-A08-740-LCL POLE MOUNT 25' AFG 3WSingle17140.90010.230.6GARDCO GWS-A01-740-T4M 5WSSingle33500.90048240SCOTT S9322-L48-40K-xx Calculation Summary Project: 11_10_2025 SERENITY GARDENS, MIAMI GARDENS - SITE - REV2 Label CalcType Units Avg Max Min Avg/Min Max/Min Point Spacing Calc. Plane Height FRONT ENTRANCE Illuminance Fc 7.27 8.6 6.2 1.17 1.39 N.A.N.A. PARK & DRIVE Illuminance Fc 3.81 8.0 1.1 3.46 7.27 10 0 POOL DECK (NO NIGHTTIME SWIMMING)Illuminance Fc 2.19 2.9 1.1 1.99 2.64 10 0 PROPERTY LINE Illuminance Fc 0.21 0.6 0.0 N.A.N.A.N.A.N.A. STAIR #1 ENTRY Illuminance Fc 6.30 6.3 6.3 1.00 1.00 N.A.N.A. STAIR #2 ENTRY Illuminance Fc 5.50 5.5 5.5 1.00 1.00 N.A.N.A. WEST ENTRY Illuminance Fc 5.00 5.0 5.0 1.00 1.00 N.A.N.A. WALKWAYS Illuminance Fc 2.11 5.5 0.7 3.01 7.86 SB1 MH: 25 SB1 MH: 25 SA MH: 25 SA MH: 25 SA MH: 25 SB1 MH: 25 SC MH: 25 SB MH: 25 SB MH: 25 SB MH: 25 SA MH: 25 SB MH: 25 WS MH: 7.5 WS MH: 7.5 WS MH: 7.5 WS MH: 7.5 WS MH: 7.5 W MH: 8 W MH: 8 W MH: 8 6.67.6 8.6 8.0 6.6 6.2 2.32.32.52.83.33.53.54.15.25.9 6.2 5.9 5.3 4.8 4.1 3.4 1.61.82.22.52.93.54.14.43.73.63.74.24.85.3 5.3 4.9 4.5 4.2 3.9 3.7 3.9 1.51.81.92.12.32.83.54.65.55.95.54.84.54.54.85.76.15.95.24.44.13.94.24.85.76.3 6.2 5.5 4.7 4.3 4.1 4.3 4.8 5.5 5.6 5.1 4.2 3.8 3.8 3.8 3.8 3.7 2.0 1.82.02.32.63.24.45.86.77.16.96.05.35.36.27.17.37.26.55.54.74.54.95.96.87.2 7.2 6.7 5.6 4.9 4.7 5.2 6.1 6.8 6.7 6.3 5.4 4.3 3.8 3.4 3.1 3.0 1.8 1.92.02.02.22.42.93.65.06.47.57.87.56.86.06.07.07.78.08.07.16.15.25.05.46.57.37.7 7.9 7.2 6.3 5.4 5.3 5.9 6.8 7.4 7.1 7.0 6.0 4.7 4.0 3.3 3.0 2.5 2.62.42.22.32.52.93.65.06.37.67.87.56.85.96.06.97.78.08.07.16.15.25.05.46.57.37.7 8.0 7.1 6.2 5.3 5.2 5.8 6.8 7.5 7.2 7.0 5.9 4.6 3.7 3.1 2.92.82.42.32.42.63.24.35.76.66.96.75.95.25.26.06.97.27.06.45.44.64.44.85.76.67.0 6.9 6.4 5.4 4.7 4.6 5.1 6.0 6.6 6.6 6.2 5.2 3.9 3.1 2.6 3.02.82.52.32.22.42.83.44.45.45.75.34.74.44.54.85.66.05.85.14.44.03.94.14.55.35.8 5.7 5.1 4.4 4.1 4.0 4.2 4.7 5.3 5.5 4.9 3.9 3.1 2.6 2.1 1.7 1.3 2.42.22.12.32.62.93.54.04.34.24.04.04.04.04.34.74.54.13.83.73.73.73.84.14.4 4.4 4.1 3.8 3.8 3.8 3.7 3.8 4.0 4.1 3.6 3.0 2.6 2.3 1.8 1.4 1.1 2.72.52.32.22.22.32.42.52.93.33.53.53.53.73.73.63.73.83.73.53.43.53.73.43.43.53.6 3.6 3.5 3.4 3.6 3.6 3.3 3.3 3.3 3.2 2.9 2.5 2.2 2.1 1.8 1.4 1.1 2.12.22.22.22.22.22.22.32.62.93.13.23.23.23.23.33.43.53.43.33.13.23.23.23.13.23.3 3.3 3.2 3.1 3.1 3.1 3.1 3.0 3.0 2.9 2.6 2.2 2.0 1.9 1.7 1.5 1.2 1.62.02.12.22.22.12.12.22.42.52.72.92.92.82.93.03.13.13.13.02.92.82.82.92.93.03.0 3.0 2.9 2.9 2.8 2.7 2.7 2.7 2.7 2.5 2.4 2.2 2.0 1.8 1.7 1.5 1.2 1.41.82.12.32.42.32.22.12.12.22.32.52.62.62.82.92.92.82.72.62.62.62.62.72.72.82.7 2.7 2.7 2.6 2.5 2.4 2.4 2.4 2.4 2.3 2.3 2.2 2.1 1.9 1.8 1.6 1.2 1.41.82.22.62.82.72.62.42.22.22.22.42.62.73.03.23.23.02.82.62.52.42.52.72.93.13.1 3.0 2.8 2.6 2.4 2.2 2.2 2.3 2.4 2.6 2.7 2.7 2.5 2.3 2.0 1.7 1.2 1.52.12.73.23.63.63.32.92.62.32.22.52.83.23.64.03.93.53.12.72.52.42.63.03.43.84.0 3.7 3.3 2.9 2.5 2.2 2.2 2.5 2.8 3.1 3.5 3.7 3.4 3.0 2.5 1.9 1.3 1.62.53.44.34.94.94.33.52.92.32.12.53.13.84.75.15.14.33.52.92.42.32.73.44.15.05.1 4.9 4.0 3.3 2.6 2.1 2.1 2.6 3.2 3.9 4.8 4.9 4.8 3.8 3.0 2.1 1.3 5.55.75.75.54.12.92.11.82.34.55.65.95.85.53.92.82.02.63.75.15.75.9 5.6 4.8 3.5 2.4 1.7 2.4 3.5 4.8 5.6 5.8 5.6 4.8 4.64.54.54.63.52.31.51.21.63.94.84.54.74.73.32.11.41.93.04.64.84.6 4.8 4.4 2.8 1.8 1.2 1.8 2.9 4.5 4.8 4.5 4.6 4.3 1.11.31.21.21.41.82.52.72.52.62.4 1.81.81.71.61.82.12.52.82.82.72.3 2.62.52.42.0 2.72.72.01.7 2.82.82.62.32.12.01.92.02.12.12.0 2.82.92.42.22.12.02.02.02.22.52.7 0.0 0.0 0.0 0.0 0.0 0.0 0.3 0.4 0.4 0.4 0.5 0.5 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.4 0.3 0.2 0.1 0.1 0.10.10.20.20.10.20.20.20.20.20.30.30.20.30.30.20.20.30.30.30.20.30.30.30.30.30.20.20.30.20.20.20.30.30.20.30.20.20.20.20.20.20.20.20.20.1 0.1 0.3 0.5 0.5 0.6 0.5 0.5 0.6 0.5 0.4 0.3 0.3 0.3 0.4 0.5 0.4 0.4 0.5 0.5 0.4 0.3 0.3 0.2 0.3 0.4 0.3 0.2 0.1 0.10.10.20.20.20.20.20.10.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 6.3 5.5 5.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.8 1.5 1.6 3.3 3.3 2.2 2.4 1.8 3.1 3.4 3.5 3.6 3.7 3.9 4.0 3.8 4.03.53.33.02.62.32.22.22.12.02.0 1.8 1.5 1.1 0.9 1.1 1.6 1.8 1.6 1.6 1.8 1.6 1.2 1.0 0.9 0.9 0.9 0.9 0.8 0.9 1.11.41.40.70.71.01.51.30.90.70.91.31.51.20.70.71.21.51.30.90.71.01.41.51.00.7 0.8 1.6 1.5 1.1 0.7 0.7 1.0 1.4 1.6 1.1 0.7 0.7 1.3 1.3 1.0 0.8 0.8 0.9 1.0 1.0 1.0 1.0 1.0 1.0 0.9 1.0 1.1 1.5 1.9 1.2 1.63.84.74.13.73.63.64.14.54.4 3.6 3.2 3.23.94.33.3 3.4 3.7 3.7 4.24.75.04.94.44.0 4.9 3.9 4.2 UNITST-1 UNITA-1UNITST-1 CORRIDOR UNITA-1 UNITA-1 UNITB-1.1UFAS UNITA-1 UNITA-1 TRASHROOM STAIR#2 POOL UNITA-1 UNITA-2.1UFAS UNITA-1MAILROOM LEASINGOFFICE LOBBY MAINTENANCEROOM M/PROOM GYM&FITNESSUNITA-1 PACKAGEROOM UNITA-2 FIRE&DOMESTICPUMP MAINELECTRICALROOM GENERATORROOM CORRIDOR WOMEN'SREST. MEN'SREST. WOMEN'SREST. MEN'SREST.STAIRS#1 PROPERTY LINE 458.05'PROPERTY LINE273.86'PROPERTY LINE 459.11'PROPERTY LINE283.05'N.W. 185th TERRACE N.W. 12thAVENUEN.W. 12thAVENUELandscape Buffer CompactCarsOnly CompactCarsOnly CL E E UPDRY RETENTION PONDN.W. 185th N.W. 185th TERRACETERRACE N.W. 12th AVENUEN.W. 12th AVENUEN.W. 12th AVENUEN.W. 12th AVENUEproject number : drawing scale : drawing date : phase : sheet number : drawing data :Copyright © 2021| MODIS ARCHITECTS, LLC | All Rights Reserved |ROBERT K. MORISETTE, AIA, NCARB, LEED AP BD+C, CDP FLORIDA REGISTERED ARCHITECT # AR 93259 revisions : seal :4955 SW 75th Avenuet.786.879.8882Miami, Florida 33155f.786.350.1515MODIS Architects, LLCe.MODIS@MODISarchitects.comaarrcchhiitteeccttssproject info :NEW CONSTRUCTION AFFORDABLE/SENIOR LIVING"Designer Architect, Arquitectonica". As indicatedAutodesk Docs://25069 - SERENITY GARDENS/25069 - Serenity Gardens_ZONING.rvtA-501A-501 PHOTOMETRIC PLAN 11/10/2025 25069 Site Plan SubmittalSERENETY GARDENS18330 NW 12th Ave.Miami, FL 33137Serenity Grove Venture, LLC;N SCALE: 1" = 30'-0"1SITE PLAN PHOTOMETRIC Rev. #Description Date 1 SITE PLAN REVISION 11/10/2025 Robert K Morisette Digitally signed by Robert K Morisette Date: 2025.11.11 16:15:27-05'00' 1 23 4 SCALE: N.T.S.13D VIEW 1 N SCALE: 1" = 80'-0"2 KEY PLAN project number : drawing scale : drawing date : phase : sheet number : drawing data :Copyright © 2021| MODIS ARCHITECTS, LLC | All Rights Reserved |ROBERT K. MORISETTE, AIA, NCARB, LEED AP BD+C, CDP FLORIDA REGISTERED ARCHITECT # AR 93259 revisions : seal :4955 SW 75th Avenuet.786.879.8882Miami, Florida 33155f.786.350.1515MODIS Architects, LLCe.MODIS@MODISarchitects.comaarrcchhiitteeccttssproject info :NEW CONSTRUCTION AFFORDABLE/SENIOR LIVING"Designer Architect, Arquitectonica". As indicatedAutodesk Docs://25069 - SERENITY GARDENS/25069 - Serenity Gardens_ZONING.rvtA-901A-901 RENDERING 11/10/2025 25069 Site Plan SubmittalSERENETY GARDENS18330 NW 12th Ave.Miami, FL 33137Serenity Grove Venture, LLC;Rev. #Description Date 1 SITE PLAN REVISION 11/10/2025 Robert K Morisette Digitally signed by Robert K Morisette Date: 2025.11.11 16:15:31-05'00' 1 23 4 project number : drawing scale : drawing date : phase : sheet number : drawing data :Copyright © 2021| MODIS ARCHITECTS, LLC | All Rights Reserved |ROBERT K. MORISETTE, AIA, NCARB, LEED AP BD+C, CDP FLORIDA REGISTERED ARCHITECT # AR 93259 revisions : seal :4955 SW 75th Avenuet.786.879.8882Miami, Florida 33155f.786.350.1515MODIS Architects, LLCe.MODIS@MODISarchitects.comaarrcchhiitteeccttssproject info :NEW CONSTRUCTION AFFORDABLE/SENIOR LIVING"Designer Architect, Arquitectonica". As indicatedAutodesk Docs://25069 - SERENITY GARDENS/25069 - Serenity Gardens_ZONING.rvtA-902A-902 RENDERING 11/10/2025 25069 Site Plan SubmittalSERENETY GARDENS18330 NW 12th Ave.Miami, FL 33137Serenity Grove Venture, LLC;SCALE: N.T.S.13D VIEW 2 N SCALE: 1" = 80'-0"2 KEY PLAN Rev. #Description Date 1 SITE PLAN REVISION 11/10/2025 Robert K Morisette Digitally signed by Robert K Morisette Date: 2025.11.11 16:15:34-05'00' 1 23 4 project number : drawing scale : drawing date : phase : sheet number : drawing data :Copyright © 2021| MODIS ARCHITECTS, LLC | All Rights Reserved |ROBERT K. MORISETTE, AIA, NCARB, LEED AP BD+C, CDP FLORIDA REGISTERED ARCHITECT # AR 93259 revisions : seal :4955 SW 75th Avenuet.786.879.8882Miami, Florida 33155f.786.350.1515MODIS Architects, LLCe.MODIS@MODISarchitects.comaarrcchhiitteeccttssproject info :NEW CONSTRUCTION AFFORDABLE/SENIOR LIVING"Designer Architect, Arquitectonica". As indicatedAutodesk Docs://25069 - SERENITY GARDENS/25069 - Serenity Gardens_ZONING.rvtA-903A-903 RENDERING 11/10/2025 25069 Site Plan SubmittalSERENETY GARDENS18330 NW 12th Ave.Miami, FL 33137Serenity Grove Venture, LLC;N SCALE: 1" = 80'-0"2 KEY PLAN SCALE: N.T.S.13D VIEW 3 Rev. #Description Date 1 SITE PLAN REVISION 11/10/2025 Robert K Morisette Digitally signed by Robert K Morisette Date: 2025.11.11 16:15:37-05'00'