City of Miami Planning Department

WDRC APPLICATION FORM

(To be completed by Applicant)

PROJECT NAME ____________________________________________________________

PROJECT ADDRESS_________________________________________________________

PROPOSED USE____________________________________________________________

TRANSECT ZONE ___________________________________________________________

OWNER____________________________________________________________________

PHONE NUMBER __________________E-mail_____________________________________

MAILING ADDRESS __________________________________________________________

APPLICANT_________________________________________________________________

PHONE NUMBER___________________E-mail ____________________________________

MAILING ADDRESS___________________________________________________________

Please reflect all e-mail addresses where you wish to receive any information about your project as well as the WDRC Resolution.
GENERAL PROJECT DATA:

ITEM ALLOWED PROVIDED

TOTAL FLR (sq. ft.)

TOTAL DENSITY (units per acre)

RESIDENTIAL UNITS

HOTEL ROOMS
COMMERCIAL/ RETAIL AREA (sq.
ft.)
OFFICE AREA (sq. ft.)

OPEN SPACE (sq. ft.)

HEIGHT (stories)

HEIGHT (feet)

PARKING SPACES

BICYCLE PARKING

SUSTAINABILITY (i.e. LEED)

PUBLIC BENEFITS (type)

PUBLIC BENEFITS (% FLR)

DESCRIPTION OF PROJECT SUBMITTED TO WDRC

____________________________________________________________________
____________________________________________________________________
____________________________________________________________________
____________________________________________________________________

Pursuant to the Ch. 62 Planning and Zoning Department fee schedule, a application fee of $350 shall be required
prior to the review and issuance of this planning application. Application fees are non-refundable.

____________________________________________________________________________________________________
APPLICANT DATE

___________________________________________________________________________________________________
WDRC LIAISON DATE
 Steven J. Wernick, Esq. AICP
WERNICK & CO, PLLC
89 NE 27 Street | 113
Miami FL | 33137-4440
sjw@wernickco.com

August 25, 2021

Via Electronic Delivery

David Snow, Chief of Urban Design
City of Miami
Planning Department
Miami Riverside Center
444 SW 2nd Avenue, 3rd Floor
Miami, Florida 33130

RE: WYNWOOD STATION | 45 NE 27 Street (PZ-21-10723)

Wynwood Design Review Committee | September 2021 Meeting

Dear Mr. Snow,

WERNICK & CO, PLLC (the “Firm”) serves as land use counsel to FRC Realty, Inc. (the
“Applicant”) in connection with the anticipated redevelopment of the properties located at 45 NE 27
Street, 37 NE 27 Street, 42 NE 28 Street, 54 NE 28 Street, 58 NE 28 Street, 66 NE 28 Street, 72 NE 28
Street, and 80 NE 28 Street, Miami, FL (the “Property”), within the Wynwood Neighborhood
Revitalization District (“NRD-1”). The Property is a contiguous mid-block site located in the northeast
quadrant of the Wynwood neighborhood, fronting on NE 28th Street and NE 27th Street, between
North Miami Avenue and the FEC Rail Line.

WYNWOOD STATION is proposed as an 8-story multifamily residential building fronting on NE

27 Street and NE 28th Street including 210 apartment units, complemented by 11,576 square feet of
th

ground floor retail space, with on-site enclosed parking and a mix of amenity spaces and open
accessible spaces to support the future a residential community within the context of the rapidly
transforming NRD-1 (the “Project”). The Project has been submitted and reviewed by City of Miami
Office of Zoning and Planning Department pursuant to a Waiver Application (PZ-21-10723),
submitted on May 21, 2021.

On behalf of the Applicant, we hereby submit this application for presentation to the
Wynwood Design Review Committee (“WDRC”) at its September 2021 meeting, pursuant to NRD-1,
Appendix J of Miami 21 and Section 2-1328.1 of the City of Miami Code, for review for compatibility
with the cultural and architectural character of the Wynwood Arts District.
 Enclosed please find the completed WDRC application, accompanied by the Firm’s Letter of
Intent and the signed and sealed plans prepared by MSA Architects.

Thank you for your consideration and we look forward to presenting the project to the WDRC.

Sincerely,

Steven J. Wernick

cc: Erin L. Sutherland, Wernick & Co, PLLC

 Steven J. Wernick, Esq. AICP
WERNICK & CO, PLLC
89 NE 27 Street | 113
Miami FL | 33137
sjw@wernickco.com

May 21, 2021

Rev’d August 25, 2021
Via Electronic Submittal
Daniel S. Goldberg, Esq.
Zoning Administrator
City of Miami
Miami Riverside Center
444 SW 2nd Avenue, 2nd Floor
Miami, Florida 33130

RE: WYNWOOD STATION | 45 NE 27 Street PZ-21-10723

Letter of Intent – Waiver Application Submittal

Dear Mr. Goldberg,

Wernick & Co, PLLC (the “Firm”) serves as land use counsel to FRC Realty, Inc. (the
“Applicant”), in connection with anticipated redevelopment of property located at 45 NE 27 th Street,
37 NE 27th Street, 42 NE 28th Street, 54 NE 28th Street, 58 NE 28th Street, 66 NE 28th Street, 72 NE 28th
Street, and 80 NE 28th Street, Miami, FL (collectively, the “Property”), located in the Wynwood
Neighborhood Revitalization District (“NRD-1”).1

The Property is a contiguous mid-block site located in the northeast quadrant of the
Wynwood neighborhood, fronting on NE 28th Street and NE 27th Street, between North Miami
Avenue and the FEC Rail Line.

WYNWOOD STATION is proposed as an 8-story multifamily residential building fronting on NE

27 Street and NE 28th Street including 210 apartments, complemented by 11,576 square feet of
th

ground floor retail space, with on-site enclosed parking and a mix of amenity spaces and open
accessible spaces to support the future a residential community within the context of the rapidly
transforming Wynwood Neighborhood Revitalization District (the “Project”).

The Applicant submits this letter of intent to accompany an application for Waivers for the
Project pursuant to Miami 21 and Appendix J, NRD-1 Regulations, to redevelop this former industrial
yard into a mixed-use multifamily residential project that will activate NE 27 th Street and contribute
to the ongoing transformation of Wynwood into a 24/7 mixed use walkable neighborhood.

1
The Property is comprised of the following tax folios: 01-3125-006-0100 (45 NE 27 th Street), 01-3125-006-0110 (37 NE 27th Street),
01-3125-005-0400 (42 NE 28th Street), 01-3125-005-0390 (54 NE 28th Street), 01-3125-005-0370 (58 NE 28th Street), 01-3125-005-
0340 (66 NE 28th Street), 01-3125-005-0310 (72 NE 28th Street), 01-3125-005-0290 (80 NE 28th Street).
 Included in the ePlan submittal are the architectural plans prepared by MSA Architects, Inc.,
titled Wynwood Station, dated August 25, 2021 (the “Plans”) along with the supplemental application
materials such as landscape plans and a signed and sealed survey.

Property Location / Existing Conditions. The Subject Properties collectively comprise 61,215
square feet in gross land area (1.41 acres), as demonstrated on the signed and sealed survey. The net
lot area, inclusive of right of way dedications is 57,778 square feet. The Property is within the T5-O
transect (up to 5 stories by right and 8 stories with bonus Height). The future land use designation
of General Commercial permits a wide range of residential and non-residential uses up to 150
units/acre across the Subject Properties.

The Property is a sprawling industrial yard and currently used as a Sunbelt construction
equipment rental and storage facility. The existing conditions impose a hard-edge intent on buffering
the site from the public realm and pedestrians on the sidewalk. It is a site that is quite reminiscent
of Wynwood’s former self as an industrial warehouse district, with few trees or shade from the
elements.

NE 27th Street is a unique street as the link
between Wynwood & Edgewater and thus acts
as an eastern gateway into the arts district
planned for greater pedestrian orientation in
the Wynwood Streetscape Master Plan.
NE 28th Street in its current condition functions
as an oversized industrial alley, with little to no
right of way improvements and much narrower
than a standard right of way in Wynwood.

The Project gives considerable attention to the public realm in the immediate area, including
introducing a cross-block paseo connection that will provide much greater mobility and accessibility.
With the required right of way dedication contemplated with the Project, the Project will greatly
improve and activate NE 28th Street.

The Property is also steps away from the intersection of NE 27th Street and the FEC Northeast
Corridor is also the anticipated location for the future commuter rail station, which would further
catalyze this area as it continues to transform and explore new links between land use and
transportation that are critical to Miami’s evolution.

Background on Applicant. FRC Realty Inc. is an affiliate of Fifield Holdings. Founded in 1977
by Steven Fifield and headquartered in Chicago, Fifield is a
national real estate developer with deep expertise in land
acquisition, structured finance, construction management, architecture and design, and asset
management. Over the past four decades, Fifield has developed over 13,000 residential units and 8.7
million square feet of commercial projects – in markets from Chicago to Los Angeles.

Fifield has earned a reputation for creating dynamic living and working environments in some
of the nation’s most desirable locations, garnering multiple architectural and design awards,
including Developer of the Year at the Chicago Commercial Real Estate Awards in 2011. Fifield’s long
history and deep experience has helped refine the process to plan and build developments that not
only make sense economically, but also help improve markets and leave minimal environmental
impact.

Fifield is no stranger to emerging former industrial districts. In Chicago, Fifield was one of
the first developers in the West Loop/Fulton River District, creating the Kinzie Station mixed-use
corridor in an under-utilized part of Chicago’s former agri-industrial district. More recently, Fifield
has completed projects in River West and Logan Square, both transitioning/emerging
neighborhoods of Chicago, incorporating architectural design, materials and artistic interventions
compatible with the history and character of each neighborhood.

Having spent considerable time studying and understanding the context of Wynwood and
the goals and objectives of the NRD-1, the Applicant is committed to bringing a first-rate multifamily
residential project to the Property and contributing to Wynwood’s continued revitalization.

Project Intent and Description. The Project brings a resolve to offer a residential oasis that is
at once rugged and resilient amidst a growing transit-oriented neighborhood along the FEC Rail
Corridor and the bustle of the Wynwood Arts District, within two blocks of Midtown.

The Project is proposed as a 8-story multifamily residential building with 210 apartments,
ranging from studio apartments at 467 square feet to 2-bedroom apartments at 1,050 square feet,
incorporating a peaceful courtyard protected from the elements linked to a welcoming integrated
cross-block paseo (partially covered and partially open to the sky as permitted in T5-O within the
NRD-1) along the west side of the Property that will be a permanent connection for bringing
pedestrians from NE 28th Street to NE 27th Street, and expanding on the growing paseo network in
Wynwood. The Project will also include 11,576 square feet of ground floor retail, with full activation
of the ground floor along NE 27th Street.

The building includes a total floor area of 331,846 square feet, inclusive of 102,138 square feet
above the 5th story, which will be achieved through participation in the Wynwood Public Benefits
Program (Appendix J, Section 3.4).

In addition to the multifamily component and ground floor commercial space, the Project
includes 6 levels of enclosed parking with vehicular ingress/egress from NE 28 th Street, the secondary
frontage. The Project includes 295 parking spaces on-site and which is located entirely within the
3rd layer from NE 27th Street, thereby giving NE 27th Street the attention and treatment it deserves
beyond the minimum frontage length requirement. The Project provides one (1) 420 sq ft loading
berth and two (2) 200 sq ft loading berths, one of which is to be provided on-street along NE 28 th
Street, as permitted in the NRD-1 boundaries pursuant to Section 3 of Appendix J.

Design Aesthetic and Artistic Integration.

Wynwood Station is designed in a contemporary style and utilizes a combination of

materiality, colors, height, anchors and art along with an extensive amenity program, to deliver a
state of the art, first class residential building that celebrates the artistic fabric of Wynwood.

The Project’s primary façade –NE 27th Street– incorporates a ground level retail program from
end to end, providing an ample mix of glazing and opportunities for artistic interventions, and
sparking engagement with the public and residents. The upper levels are designed in a way that
compliments the overall look of the ground floor retail.

MSA desired to create a story architecturally. The building begins with a prominent anchor,
a wraparound frame structure at the corner of the building not only begins to announce itself but
also breaks the height of the façade starting at a high point. Continuing through the building’s
facade, the use of dark vertical features provides the storyline and visual breaks and textures in the
façade. The use of vertical dark corrugated metal assists in this matter in concert with articulate
painted concrete eyebrows and glazing. Lower in height the vertical elements vary creating an
interesting and ever moving roof line as you approach the middle of the building where a focal point
was important. To contrast with the dark vertical features, the architects have introduced colorful
balconies and wood-colored materials, which help soften the overall feel of the building.

The Project explores art interventions that complement the Project’s architecture on all four
facades of the building. The parking garage is appropriately lined with Habitable liner units on NE
27th Street (south façade) and screened with character rich architectural treatment, pursuant to Miami
21, Section 5.5.4.d, on the east façade along the side yard, and NE 28 th Street (north façade).

Zoning Compliance and Anticipated Waivers for the Project. The proposed Project is in
compliance with all applicable zoning standards, subject to anticipated Waivers, pursuant to Miami
21 and the NRD-1 standards (Appendix J), which are commonly utilized for mixed-use projects in
Wynwood. See Sheet A-2 in the Plans for a list of anticipated Waivers.

The Project calls for 210 dwelling units consistent with the maximum density permitted for
the Property as calculated and identified in Sheet A-2. Notably, the Project provides a substantial
increase in open space, at 20% lot area where 10% is required, much of which is focused in the
interior courtyard and cross-block paseo. The Applicant will be participating in the NRD-1 Public
Benefits Program to access three (3) stories of Bonus Height as permitted, through Section 3.3 of the
NRD-1, Appendix J.

Although the lot area of the Property exceeds 40,000 square feet, the Property has been
under contiguous ownership since prior to effective date of Miami 21 (May 2010); thus, pursuant to
Section 3.3.1 of Miami 21 and Appendix J, the Properties satisfy the criteria for exemption from
maximum lot size restrictions set forth in T5-O.
 The Project is submitted with the following anticipated Waivers pursuant to Miami 21, Sec.
7.1.2.5 and Appendix J.
 30% Waiver for Transit Corridor Reduction, Section 4, Table 2, Appendix J. As is common
with most projects presented in the Wynwood NRD-1, the Project is located within ¼ mile of
a Transit Corridor as defined in Miami 21 and is located more than 500 feet from an ungated
T3 zone, as demonstrated in the diagram included in the Plans (see Sheet A-3).

 Waiver to Allow Parking to Extend into the Second Layer beyond 50% of the Length of the
Frontage, Appendix J, Section 5.1.d.2. To enhance the design of the Project, parking is
extending into the Second Layer beyond 50% of the length of the Frontage. The exterior
façade of the portion of the parking extending into the Second Layer is proposed to be
enhanced with an artistic design, which will be presented before the Wynwood Design
Review Committee.

Design Review Approval for the Project. Located within the Wynwood NRD-1, the Project
will present before the Wynwood Design Review Committee for its review for compatibility pursuant
to the NRD-1 standards in Appendix J of Miami 21. Furthermore, because the Project exceeds 200,000
square feet of floor area, the Project also requires presentation to the Urban Development Review
Board for review consistent with Article 4, Table 12 of Miami 21 and urban design criteria within
Chapter 62 of the City Code.

We look forward to your timely review of the Project.

Sincerely,

Steven J. Wernick

Enclosures

CC: Erin L. Sutherland, Wernick & Co. PLLC