HomeMy WebLinkAbout2026-075-2532_-_Redwood_Mixed-Use_Development_Variance_-_Adopted_-_PdfRESOLUTION NO. 2026-075-2532
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
MIAMI GARDENS, FLORIDA, APPROVING THE APPLICATION
SUBMITTED BY REDWOOD LEGACY TTM, LLC, FOR THE
PROPERTY ST, 183 NW MORE AT LOCATED 2775
PARTICULARLY DESCRIBED IN EXHIBIT “A” ATTACHED
HERETO, FOR A VARIANCE OF THE LAND DEVELOPMENT
REGULATIONS TO ALLOW A REDUCTION IN THE GROUND
STORY WHERE 10 PERCENT, TO SPACE RETAIL 6.88
PERCENT IS REQUIRED IN SECTION 34-415(A)(8)a.iii FOR
THE OF PROPOSED PROJECT AND A WAIVER THE 15
PERCENT OFFICE SPACE REQUIREMENT IN SECTION 34-
415(A)(8)a.ii; ADOPTION THE OF PROVIDING FOR
REPRESENTATIONS; PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the City of Miami Gardens has entered into a long-term lease
agreement with Redwood Legacy TTM, LLC (“Applicant”) to develop the subject
property located at 2775 NW 183rd Street, within the Entertainment Overlay District as
shown in Exhibit “A” attached hereto, and
WHEREAS, the proposed project consists of a mixed-use development of 232
residential units and a total of 17,000 square feet of retail, restaurant, and entertainment
uses to include amenities such as a gym, outdoor pool, and recreational space for
residents to enjoy, and
WHEREAS, in order to facilitate the development, the Applicant is requesting a
variance of the City's mixed-use requirements, and
WHEREAS, Section 34-415(a)(8)(a)(ii) minimum use mix requirements, of the
City of Miami Gardens Code of Ordinances requires commercial/ office uses to be
fifteen percent of the gross floor area
WHEREAS, for the proposed project the Applicant is requesting waiver of the
commercial/ office use fifteen percent gross floor area requirement, and
WHEREAS, Section 34-415(a)(8)(a)(iii) minimum use mix requirements, of the
City of Miami Gardens Code of Ordinances requires ground story
retail/service/entertainment uses to be ten percent of the gross floor area, and
WHEREAS, the Applicant is requesting a variance to reduce the ground story
retail space to 6.88 percent instead of the required 10 percent, and
WHEREAS, City Staff recommends that the City Council approve the Applicant,
Redwood Legacy TTM, LLC’s, request for variance for property located at 2775 NW
183rd Street, more particularly described in Exhibit “A” attached hereto, to reduce the
Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6
ground story retail space to 6.88 percent instead of the required 10 percent and a
waiver of the commercial/ office use fifteen percent gross floor area requirement, 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 “C” 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.
Section 2: AUTHORIZATION: The City Council of the City of Miami Gardens
hereby approves the application submitted by Redwood Legacy TTM, LLC, for the
property located at 2775 NW 183 ST, more particularly described in Exhibit “A” attached
hereto, for a variance of the Land Development Regulations to allow a reduction in the
ground story retail space to 6.88 percent, where 10 percent is required in section 34-
415(A)(8)a.iii for the proposed project and a waiver of the 15 percent office space
requirement in section 34-415(A)(8)a.ii.
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 JUNE 24, 2026.
________________________________
RODNEY HARRIS, MAYOR
ATTEST:
________________________________
MARIO BATAILLE, MMC, CITY CLERK
PREPARED BY: SONJA KNIGHTON DICKENS, CITY ATTORNEY
SPONSORED BY: CAMERON BENSON, CITY MANAGER
Page 2 of 16Resolution No. 2026-075-2532
Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6
Moved by: Vice Mayor Stephens
Seconded by: Councilman Leon
VOTE: 5-0
Mayor Harris Yes
Vice Mayor Stephens, III Yes
Councilwoman Baskin Yes
Councilman Leon Yes
Councilwoman Powell Yes
Councilwoman Julien Absent
Page 3 of 16
Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6
CVAR-2026-000013
Redwood Mixed-Use Variance
Exhibit “A”
Survey and Legal Description
Page 4 of 16
Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6
NW 183RD STNW 27TH AV
Schwebke-Shiskin & Associates, Inc.Schwebke-Shiskin & Associates, Inc.No. 4775STATE OFLICENSEFLORIDAPROFESSIONAL SURVEYOR AND MAPPER MARK STEVEN JOHNSONPage 5 of 16This Survey has been electronically signed and sealed by MarkSteven Johnson, PSM on the date noted hereon. All signaturesmust be verified on electronic copies. Printed copies are notconsidered signed and sealed, unless they include an additionalraised embossed seal of the surveyor.Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6
VACA
N
T
L
A
N
D
Schwebke-Shiskin & Associates, Inc.Page 6 of 16Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6
Schwebke-Shiskin & Associates, Inc.Page 7 of 16Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6
VACANT LANDSchwebke-Shiskin & Associates, Inc.Page 8 of 16Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6
CVAR-2026-000013
Redwood Mixed-Use Variance
Exhibit “B”
Proposed Site Plan
Page 9 of 16
Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6
PROJECT LOCATION2775 NW 183RD STMIAMI GARDENS | FL | 33056
PROJECT LOCATION2775NW 183RD STMIAMI GARDENS | FL | 33056
PROPERTY ADDRESS2775 NW 183RD STMIAMI GARDENS | FL | 33056
FOLIO #34-2104-001-0570 | 34-2104-001-0580
LEGAL DESCRIPTION4 52 41 1.936 AC, MIAMI GARDENS PB 2-96, W190FT OF S460FT OF TRACT 127, LESS PORT LYG IN R/W, LOT SIZE 84550 SQUARE FEET, F/A/U, 30-2104-001-0570, OR 26960-1335 06 2009 18 | 4 52 41 2.726 AC, MIAMI GARDENS PB 2-96, TRACT 127 LESS W190FT OF, S460FT THEREOF &, LESS PORT LYG IN, R/W, LOT SIZE 118756 SQ FT, F/A/U 30-2104-001-0580, OR 26924-0393 06 2009 18 (2)
LOT AREA:210,039 SF = 4.822 ACRESYEAR BUILT: VACANT LOT
GOVERNING CODES
2023 LIFE SAFETY CODE NFPA 101 2023 FLORIDA FIRE PREVENTION CODE 2023 FLORIDA BUILDING CODE 2023 NATIONAL ELECTRIC CODE2023 FBC MECHANICAL (8TH EDITION) 2023 FBC PLUMBING (8TH EDITION) 2023 FBC ACCESSIBILITY (8TH EDITION)
CLASSIFICATION OF WORK: NEW CONSTRUCTION
SCOPE OF WORK:CONSTRUCTION OF A PROPOSED 8-STORY MARKET RATE MIXED USED BUILDING WITH 232 STUDIOS, 1BD, 2BD, 3BD, AND AMENITIES WITH 323 ON GRADE-PARKING
ZONING: PCD (PLANNED CORRIDOR DEVELOPMENT)OVERLAY: EO (ENTERTAINMENT OVERLAY)
ZONING GUIDELINES:
FLOOD ZONE:XLOT SIZE:~350'-2" (W) x ~610'-1" (L)LOT AREA: 210,039 SF = 4.822 ACRES
PROVIDEDPROPERTY INFOALLOWED/REQUIRED
NET LOT AREA10,000 SF [SEC. 34-342 TABLE 2]
SETBACKS
GENERAL SITE INFORMATION:
210,039 SF
LOT FRONTAGE MINIMUM150 FT [SEC. 34-342 TABLE 2]260 FT
FRONT20 FT MINIMUM [SEC. 34-342 TABLE 2]64 FT
REAR10 FT MINIMUM [SEC. 34-342 TABLE 2]315 FT
SIDE10 FT MINIMUM [SEC. 34-342 TABLE 2]47 FT
ABUTTING RESIDENTIAL ZONE LOT25 FT MINIMUM [SEC. 34-342 TABLE 2]49 FT
UNIT MIX
LEVELS1BR (645 SF)2BR (968 SF)3BR (1,346 SF)STUDIO (488 SF)TOTAL
8
232TOTAL
03
02
0171XX
141422
32141422
141499105
32
0432141422
0532141422
0632141422
0732141422
0832141422
REQUIRED PARKING
REQUIRED RESIDENTIAL PARKING:
(1) PS PER 1BR UNIT = 105 (1BR) + 14 (STUDIO) = 119 x 1 = 119 PS(1.25) PS PER 2BR UNIT= 99 (2BR) x 1.25 = 124 PS(2) PS PER 3BR UNIT = 14 (3BR) x 2 = 28 PS
TOTAL RESIDENTIAL SPACES = 271 PS
REQUIRED RETAIL PARKING:
(1) PS PER 250 SF5,469 SF / 250SF/PS = 22 PS
TOTAL RETAIL SPACES = 22 PS
REQUIRED RESTAURANT PARKING:
1 PS PER 4 OCCUPANTS4,889 SF RESTAURANT = 1,958 SF (KITCHEN/ BOH) = 2,931 SF (DINNING)
OCCUPANT LOAD KITCHEN BOH = 200 SF/ PERSON1,958 SF / 200 SF = 10 OCCUPANTS
OCCUPANT LOAD DINNING = 15 SF/ PERSON2,931 SF/ 15 SF = 196 OCCUPANTS
TOTAL RESTAURANT PARKING SPACES = 206/ 4 = 51.5 PS
TOTAL RESTAURANT PARKING SPACES = 52 PS
TOTAL RESIDENTIAL = 271 PSTOTAL RESTAURANT = 52 PSTOTAL RETAIL = 22 PSTOTAL GYM = 9 PSTOTAL REQUIRED PARKING SPACES = 354 PS
AVERAGE UNIT SIZE 851 SF
FLOOR AREA RATIO MAXIMUM3.0 MIXED-USE [SEC. 34-342 TABLE 2] = 3 X 210,039 SF = 630,117 SF252,763.9 SF = 1.2 FAR OR 40 %
IMPERVIOUS AREA MAXIMUM82% [SEC. 34-342 TABLE 2]
MAXIMUM HEIGHT10 STORIES [SEC. 34-342 TABLE 2]8 STORIES
79.5 %
45%43%6%6%
PROVIDED PARKING
TOTAL RESIDENTIAL = 402 PSTOTAL RESTAURANT = 52 PSTOTAL RETAIL = 22 PS TOTAL GYM = 9 PSTOTAL PROVIDED PARKING SPACES = 487 PS
REQUIRED PROVIDED
REQUIRED VARIANCES
PERCENTAGE
MINUMIM AVERAGE UNIT SIZE 950 SFAVERAGE UNIT SIZE 851 SF89.5 % OF COMPLIANCEREQUIRES 10.5 % OF ADMINISTRATIVE APPROVAL
•
•
GROUND-STORY RETAIL, SERVICE, OR ENTERTAINMENT USES MUST COMPRISE 10% OF GROSS FLOOR AREA.
COMMERCIAL/OFFICE USES MUST COMPRISE 15% OF GROSS FLOOR AREA.
•
•
6.88%RETAIL/SERVICE/ENTERTAINMENT
0% COMMERCIAL OFFICE
•
•
31.2%RETAIL/SERVICE/ENTERTAINMENTREQUIRES CITY COUNCIL APPROVAL
100% COMMERCIAL OFFICEREQUIRES CITY COUNCIL APPROVAL
REQUIRED GYM PARKING:
(1) PS PER 300 SF2,455 SF / 300SF/PS = 9 PS
TOTAL GYM SPACES = 9 PS
PROJECT LOCATION2775 NW 183RD STMIAMI GARDENS | FL | 33056
R-1PCDPCD
R-25GP
R-1
R-25
GP
R-1PCDGP R-1
PCD
8 STORY SPRINKLERED MIXED-USE BUILDING232 UNITSFIRE APPARATUS SET UP SITESFIRE APPARATUS SET UP SITESCAROL CITY CANAL BFIRE APPARATUS SET UP SITES
94 ON-GRADE PARKING SPACES
SETBACK
SETBACKSETBACKPROPERTY LINE
PROPERTY LINEPROPERTY LINE367' - 0"606' - 0"330' - 0"610' - 0"SETBACK
PROPERTY LINE
8%12%8%
393 GARAGE PARKING SPACES 350
351
352
353
356
355
354
357
303
302
301
298
299
300
297
358
295
296
292
293
294
291
411410385384304 422423424425426427428429430431432421420419418417416415414399398397396395394393392391390389400401402403404405406407433388434387412413409408435386362373374375376377378379380381382372371370369368367366365363364361360383359460461449448447446445444443442441440439450451452453454455456457472473474475476477478479480481482471470469468467466465464438483437484459458462463436485306
307
308
305
311
310
309
349
348
347
346
345
343
344
32832732632532432332232132031931832933033133233333433533631731631534034134233933833731231331490 92
47504946MAILMAIL33343635383940414243444537575860596364545352323130292827262524787980818283848586878877767574737271706968676261555665489189
5166DROP OFF/ PICK UP ZONELOADING ZONEFPL & TRASH PICK UP ZONE161718192021222315131214765432181011910' - 0"10' - 0"
10' - 0"20' - 0"20' - 0"25' - 0"25' - 0"1212 11111110109988776655443322
11
22
1111
11
11
00
99887766 55 44 33 22
JJ
AA
HH
GG
FF
EE
DD
CC
BB
II
AA
HH
GG
FF
EE
DD
CC
BB
CONSULTING ENGINEERS:
CIVIL ENGINEER:CIVIL ENGINEER:
STRUCTURAL ENGINEER:STRUCTURAL ENGINEER:
LANDSCAPE ARCHITECT:LANDSCAPE ARCHITECT:
MEP:MEP:
DESIGN ARCHITECT:
KEY PLAN:
REPRTWÄR 20262026
SEAL:SEAL:
SHEET ISSUE DATE: SHEET ISSUE DATE:
DRAWN BY:DRAWN BY:APPROVED BY:APPROVED BY:
PROJECT NO.:PROJECT NO.:
SCALE:SCALE:
SHEET TITLE:SHEET TITLE:
SHEET NO:SHEET NO:
SIGNATURE:SIGNATURE:
N.T.S.N.T.S.
T. TODD MARTIN RA,T. TODD MARTIN RA,
LIC# AR0017090LIC# AR0017090
PERMIT APPLICATION: PERMIT APPLICATION:
7244 NE 4TH AVE7244 NE 4TH AVE
MIAMI | FL | 33138MIAMI | FL | 33138
t| 305 673 2121 t| 305 673 2121
REPRTWAR.COMREPRTWAR.COM
ALL DRAWINGS AND WRITTEN ALL DRAWINGS AND WRITTEN
MATERIALS HEREIN MATERIALS HEREIN
CONSTITUTE ORIGINAL WORK CONSTITUTE ORIGINAL WORK
OF THE ARCHITECT AND MAY OF THE ARCHITECT AND MAY
ONLY BE DUPLICATED WITH ONLY BE DUPLICATED WITH
THEIR CONSENT.THEIR CONSENT.
PROJECT AND OWNER:
ARCHITECT OF RECORD:
MIAMI GARDENSMIAMI GARDENS
DRIVEDRIVE
RESIDENCESRESIDENCES
SRS ENGINEERING INC.SRS ENGINEERING INC.5001 SW 74 COURT SUITE 2015001 SW 74 COURT SUITE 201MIAMI | FL | 33155MIAMI | FL | 33155t |305 662 8887t |305 662 8887
REDWOOD DEV COREDWOOD DEV CO3921 ALTON ROAD | SUITE 3493921 ALTON ROAD | SUITE 349MIAMI BEACH | FL | 33140MIAMI BEACH | FL | 33140
MARIANO CORRAL LANDSCAPEMARIANO CORRAL LANDSCAPE3001 SW 109 COURT3001 SW 109 COURTMIAMI | FL | 33165MIAMI | FL | 33165t |305 551 1262t |305 551 1262
25062506
G-2
ZONING, SITEZONING, SITE
PLAN & LOCATIONPLAN & LOCATION
DIAGRAMSDIAGRAMS
11-07-202511-07-2025
DRC SETDRC SET
2775 NW 183RD STREET2775 NW 183RD STREET
MIAMI GARDENS | FL | 33056MIAMI GARDENS | FL | 33056
N.T.S.22AERIAL VIEW
N.T.S.11LOCATION MAP
N.T.S.33ZONING MAP
PARKING SCHEDULE
PARKING LOCATIONPARKING TYPECOUNT
GARAGE LEVEL 1REGULAR168
GARAGE LEVEL 1TANDEM30
GARAGE LEVEL 1: 198
GARAGE LEVEL 2REGULAR195
GARAGE LEVEL 2: 195
ON GRADEHC12
ON GRADEPARALLEL7
ON GRADEREGULAR75
ON GRADE: 94
TOTAL PARKING SPACES PROVIDED: 487
1" = 40'-0"44 SITE PLAN
1
1
1
1
1 DRC REV #1 02-30-26Page 10 of 16Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6
CVAR-2026-000013 Redwood Mixed-Use Development
EXHIBIT C
STAFF RECOMMENDATION
Page 11 of 16
Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6
CVAR-2026-000013 Redwood Mixed-Use Development
STAFF RECOMMENDATION
CVAR-2026-000013
APPLICATION INFORMATION
Applicant: Redwood Legacy TTM, LLC
Property Location: 2775 NW 183rd Street
Folio Number: 34-2104-001-0580, 0570,
1230
Property Size: 4.822 +/- acres
Future Land Use: Commerce
Existing Zoning: EO, Entertainment Overlay District
Requested Action(s): Approval of a Variance to reduce the required ground-story retail
space to 6.88 percent, where 10 percent is required in section 34-
415(A)(8)a.iii. for the proposed mixed-use project and a waiver of
the 15 percent office space requirement in section 34-415(A)(8)a.ii
PROJECT BACKGROUND:
Neighborhood Land Use Characteristics
Property Future Land Use
Designation Zoning Classification Existing Use
Site Commerce EO, Entertainment Overlay
District Vacant
North Commerce EO, Entertainment Overlay
District
Commercial
South Commerce EO, Entertainment Overlay
District Gas Station
East Commerce EO, Entertainment Overlay
District
Gas Station
West Neighborhood R-1, Single Family Single Family Residential
The applicant Redwood Legacy TTM, LLC, is requesting a variance of the City's mixed-use
requirements for retail and office space for a new mixed-use development in the Entertainment
Overlay District. The proposed development site is located at 2775 NW 183 St, and the land is
owned by the City of Miami Gardens. The City has entered into a long-term lease agreement with
Redwood Legacy TTM, LLC to develop a mixed-use development of 232 residential units that
includes studios, one-bedroom, two-bedroom, and three-bedroom units. The development will
offer a total of 17,000 square feet of retail, restaurant, and entertainment uses. The development
project provides amenities such as a gym, an outdoor pool, and recreational space for residents to
enjoy.
The variance request would reduce the required ground story retail space to 6.88 percent, where
10 percent is required in section 34-415(A)(8)a.iii for the proposed mixed-use project, and a waiver Page 12 of 16
Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6
CVAR-2026-000013 Redwood Mixed-Use Development
of the 15 percent office space requirement in section 34-415(A)(8)A.ii. It’s important to note that
the proposed variance will apply solely to the prospective business. 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. The variance is not transferable and shall not extend to any other uses or future
businesses.
The City’s Land Development Regulations allow for the review of variances based on Section 34-
47 Granting of Variances and Waivers. Staff has determined that the criteria for the granting of
variances and waivers have been met, and the proposed retail space of 6.88 percent and waiver
of the office space will not prevent the proposed development from being an acceptable
mixed-use project. The proposed decrease is also deemed to be generally consistent with the
Goals, Objectives and Policies of the Comprehensive Development Master Plan. As such, staff
recommends approval of the request to reduce the required retail and office space for the
proposed Redwood mixed-use development.
Section 34-415(A)(8)
Minimum use mix requirements.
1. Residential: Forty percent of gross floor area or four dwelling units, whichever
is greater.
2. Commercial/office: Fifteen percent of gross floor area.
3. Ground story retail/service/entertainment uses: Ten percent of gross floor
area.
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 that all the following
have been met:
(1) The particular physical surroundings, shape, topographical condition, or other physical
or environmental condition of the specific property involved would result in a
particular 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.
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Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6
CVAR-2026-000013 Redwood Mixed-Use Development
(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.
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CVAR-2026-000013 Redwood Mixed-Use Development
Consistency with City of Miami Gardens Comprehensive Development Master Plan (CDMP)
The subject property is designated as “Commerce” in the Comprehensive Development Master
Plan (CDMP). The “Commerce” land use designation The Commerce designation is intended for
planned urban commercial, urban industrial, urban cultural and economic hubs. Commerce areas
shall include existing and planned activity centers that are primarily located along the City’s three
major arterial roadway corridors.
The subject property is consistent with the following CDMP Goals, Objectives and Policies:
Encourage infill development and redevelopment within the existing urban service area and with
already available facilities and services
Policy 1.3.1: Commerce areas shall provide for a wide variety of uses that range from major
educational institutions, civic and governmental centers to major retail services as well as
single purpose industrial areas.
Policy 1.3.5: Future development and redevelopment in Commerce areas shall be
designed to provide attractive urban places to live, work and shop.
Policy 1.3.6: Residential Uses that are consistent with the Commerce land use category include
mixed use developments such as Urban Center, Urban Core and Golden Glades-Palmetto
Area, single use developments including Urban Commercial and Office, Urban Industrial,
residential development including Medium Density Residential, Medium-High Density
Residential, High Density Residential, and Very High Density Residential plus Public and
Semi-Public uses.
Conclusion:
The requested variance has been analyzed based on Section 34-47 of the Code of Ordinance. Staff
has that, determined met been have waivers of granting criteria and the general, in for the
recommends approval of the subject variance. In addition, the proposed variance is found to be
generally consistent with the Goals, Objectives and Policies of the Comprehensive Development
Master Plan as outlined above.
Anticipated Facilities Impact
General: Any unforeseen impacts shall be evaluated by the City and appropriate State, County and
local agencies at the site plan review and permitting phase.
Public Notification/Comments
Public notification of the application is in accordance with Section 34-46. - Applications to the
Zoning Appeals Board of the City’s Land Development Regulations.
Attachments
Attachment A - Location Map
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CVAR-2026-000013 Redwood Mixed-Use Development
Attachment A
LOCATION MAP
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Docusign Envelope ID: 73373484-E516-8509-809A-7FC36CC5DFE6