The building is composed of one 12 story tower of Type IA construction, with concrete beams and floors supported by concrete columns and infilled with CBS walls. The building is reported to have been built in 1973. There are 190 dwelling units in the building. The entry level contains a lobby, elevators, management office, a meeting room, a gym room and several accessory spaces for maintenance, bathrooms, storage and building utility and equipment spaces.

The residential floors are served by a bank of three elevator cars opening at the convergence of the east and west wing at a central core and sharing a single elevator shaft. Exiting is provided by three exit enclosures. One at the end of the east, the west corridors, and one on the south side of the center core.

There is a partially underground, enclosed parking garage with an open parking level located on the north and east perimeter below the entry level. The sub-grade level is accessed via a stair. There is no elevator serving the lower parking level. The building meets the requirements to be classified as an Option 3 building in accordance with 31.1.1.1(3).

Two items are covered in this report (1) A life safety survey and a professional analysis on the life safety conditions on the building and (2) a set of recommendations called the “Engineered Life Safety System” which upon approval by the Village of Key Biscayne Fire Department, become the required modifications and upgrades to be implemented.